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HomeMy WebLinkAbout21304 Staff Report Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 1 of 23 Application No. 21304 Type Site Plan Project Name Industry Bozeman Summary This site plan application proposes to construct an approximately 80,000 square foot two-story modern office building within the Montana State University Innovation Campus with associated infrastructure improvements pertaining to the parking, open space, stormwater, and landscaping. Zoning B-P Growth Policy Public Institutions Parcel Size 4.89 acres of 41.9 acres Overlay District(s) None Street Address 2425 Technology Boulevard West, Bozeman, MT 59718 Legal Description A portion of Tract C-1A of the Amended Plat of West College Minor Subdivision No. 195B, located in the NW 1/4 and the NE 1/4 of Section 14, Township 2 South, Range 5 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 Montana State University Innovation Campus C/O MSU Alumni Foundation, P.O. Box 172755, Bozeman, MT 59717 Applicant Vince English, 3001 Brighton Blvd, Suite 449, Denver, Colorado 80216 Representative Vince English, 3001 Brighton Blvd, Suite 449, Denver, Colorado 80216 Staff Planner Nakeisha Lyon Engineer Alicia Paz-Solis Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 12/15/2021 to 12/29/2021 12/15/2021 12/15/2021 N/A Advisory Boards Board Date Recommendation Development Review Committee 09/02/2021 Inadequate for Further Review Development Review Committee 12/08/2021 Adequate for Further Review With Applicable Conditions and Code Provisions Administrative Design Review Committee 12/23/2021 Approval of the application with applicable conditions Recommendation Sufficient for approval with conditions and code provisions. Decision Authority Director of Community Development or their designees Date: 01/11/2022 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 2 of 23 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 80,000 square foot two-story office building in the B-P (Business Park) zoning district. Additional associated site improvements include parking spaces, open space, 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 11th day of January 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 Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 3 of 23 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. 2. The infrastructure plans under review by the City of Bozeman which are applicable to this development must be approved prior to or concurrently with this Site Plan approval to ensure the appropriate infrastructure elements are developed and installed for the functionality of this proposed building and site. Applicable conditions of approval associated with the infrastructure plans must be met prior to any further development occurring within the Montana State University Innovation Campus. 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. 4. Please provide an additional 4’ of landscaping in conjunction with the proposed 6’ along College Street in order to meet the 10' minimum buffer of landscaping requirement for the Landscaped Block Frontage provisions (findings from ADR Memo). 5. Street frontage trees, whether large canopy or small ornamental, must be installed in the public right of way along West College Street or an alternative landscape design must be proposed to be approved as a component of this SP application (findings from ADR Memo). a. If planted, large canopy trees must have a mature height no greater than 25’ to 30’ to avoid interference with overhead power lines. If planted, small growing tree species would not interfere with the fiber optic lines buried several feet below the ground. b. Large canopy trees, or small ornamental trees, must be planted at least 3’, preferably 5’, from the Northwestern Energy Gas Main Location. 6. In conformance with BMC 38.520.070, please provide the appropriate screening mechanisms for the rooftop mechanical equipment on the building (findings from ADR Memo). 7. Per Sec. 38.520.040.C.4., provide a pedestrian pathway through the northern section of the parking lot which exceeds the 200 feet spacing maximum (270 feet from pedestrian pathway on West College Street to the internal pedestrian pathway through the parking lot). 8. The roof overhang depicted on the trash enclosure details must be removed to ensure adequate overhang clearance to allow for truck access. This must be addressed during building permit review for this proposed development. 9. BMC 38.270.030 (C.1) - To achieve building permit approvals prior to completion of (identified improvements for the project) the applicant must follow BMC 38.270.030.C.1 options b and c. The following items must be in place prior to building permit approval as can be seen in items (1) through (4) of Section c of the BMC. a. All easement for the infrastructure must executed. b. An irrevocable offer of dedication must be delivered to the engineering department. c. Approval from the fire department (Scott Mueller) to simultaneously construct the infrastructure and private development. This approval must be sent to the engineering department. d. Infrastructure approval must be provided by the city engineering department and the state. 10. BMC 38.270.030.C.1 (c.4) - A certificate of occupancy must not be issued until all on-site and off-site water, sewer, stormwater, and street improvements necessary to serve the site are installed and accepted or approved as applicable by the city. 11. The applicant is advised to coordinate with COB Transportation Engineer, Taylor Lonsdale, regarding the signalization timing piece at the intersection of South 19th Ave and W Garfield Street. Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 4 of 23 12. BMC 38.410.130 - The City acknowledges that the applicant has contacted Griffin Nielsen for a determination of cash-in-lieu of water rights for this site. The applicant must pay the cash-in-lieu of water rights fee prior to Site Plan approval. 13. BMC 38.410.060.B.2 - The applicant must provide a ten (10) foot utility easement (power, gas, communication, etc.) along the developments property frontage prior to Site Plan approval. a. This easement document (separate from NorthWestern Energy requirements) must be provided prior to SP approval. CODE PROVISIONS Code provisions must be addressed prior to building permit approval or concurrent construction as denoted below: 1. General Comment - Sheet CS-300: Please revise grammatical error for the stairs leading to the building along Technology Blvd. 2. General Comment - Sheet ES-100: Please remove general notes numbers 5 and 14 as these are no longer applicable due to the revisions made. 3. Sec. 38.220.080 – A formal cash-in-lieu of water rights calculations has been provided and certified by the Engineering Division. This applicable fee must be paid prior to SP approval. 4. Sec. 38.270.030 - Sheet AS-100: Please ensure architectural site plan is consistent with the submitted infrastructure plans currently under review by the City of Bozeman (i.e. stormwater pond locations are depicted in different location, size, and amount of ponds in comparison to the infrastructure plans). 5. Sec. 38.270.030 - Sheet AS-100: Please provide clarification regarding “future” indication of the pedestrian pathway as this trail along the eastern property boundary must be installed with the development of this site per the infrastructure plans. 6. Sec. 38.270.030 - Sheet CS-300: Parking lot sidewalk connections to the 10’ trail along the eastern portion of the property near the watercourse denotes “future sidewalk connection by others”. 7. Please clarify this call out as this pathway must be installed with the development of this site per the infrastructure plans. 8. Sec. 38.270.030 - Sheet CS-300: Revise clarify the call-out of “future hydrant” to include concurrent construction infrastructure plan number as this hydrant must be installed with the development of this site per the infrastructure plans. 9. Sec. 38.270.030 - Sheet CS-300: Revise clarify the call-out of “future sidewalk” to include concurrent construction infrastructure plan number as this hydrant must be installed with the development of this site per the infrastructure plans. 10. Sec. 38.570.040.B - Sheet ES-101: Illuminance for building entrances must average 5.0 maintained footcandles. The photometric summary denotes all averages over 5.0 footcandles which exceeds this requirement. Please revise the building entrance lighting to address this average footcandle requirement. 11. Sec. 38.270.030 - Sheet LS-103: Please provide clarification regarding “future” indication of the trail connection for the parking lot sidewalk as this connection to the trail along the eastern property boundary must occur with the development of this site per the infrastructure plans. 12. Sec. 38.270.030 - Sheet LS-104: Please provide clarification regarding “future” indication of the trail connection for the parking lot sidewalk as this connection to the trail along the eastern property boundary must occur with the development of this site per the infrastructure plans. 13. Northwestern Energy: Per Sheet LS-111SiteDetails_07152021, shows a walled enclosure around the transformer. As specified in the Screening Wall & Enclosure Criteria, the access gate in front of the transformer needs to be at least Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 5 of 23 12-feet wide and a walk in access entry cannot consist of swinging gates, rolling doors or any other device that requires opening to enter the enclosed area. a. The transformer & switchgear enclosure does not meet NWE requirements as spelled out in comments provided and received by the applicant on 09/02/2021. b. If designing an enclosed area for screening purposes where the meters and the transformer are within the enclosed area, a 12 foot wide access gate needs to be installed to access the transformer with a large line truck or crane. In addition to the 12 foot wide gate, a 30” wide or greater unobstructed, non-gated entryway needs to be provided to allow NWE employees and safety professionals to access for operation, maintenance and emergency needs. i. In place of the of a knockout the location of the gate or entryway could be used as long as there is no foundation to penetrate and it properly lines up with the transformer and gas meter location, utilizing proper utility line separation. 1. Please revise design accordingly. Submittal of a design to the NWE project engineer is required for review and approval. 14. Northwestern Energy: As shown on LS-101LandscapePlan-North_07152021, the landscaping around the gas meter does not show an unobstructed pathway to access the gas meter for inspection, maintenance and for emergency situations. a. NWE policy is to maintain a minimum 30-inches wide by 3-foot clear zone between the front of the meter and landscape screening or wall screening for gas meters, self-contained meter bases and 48-inches for installations requiring electric cabinets. When using a screening wall most commercial applications require the 48-inch clear zone between the front of the meter and the wall. Location of the meter(s) shall allow a 30” wide, easy access to the meters for operation and maintenance. b. The wall location where the gas meter will be located looks to be acceptable if the north elevation plan has not changed. The revised drawing shows the addition of a sidewalk or concrete platform. If there have been changes in this location applicant will need to submit north side building elevation plans showing gas meter location for review and to be approved by NWE. ADVISORY COMMENTS: These comments may be addressed prior to building permit approval or must be addressed in future applications. 1. BMC 38.230.040. DRB review thresholds. a. The Administrative Design Review Board is required based on the proposed 90 or more vehicle spaces and thirty thousand or more square feet of office space, retail commercial space, service commercial space or industrial space. b. This review does not require participation by the applicant. Communication regarding the outcome of this review will be provided. c. Please see any related comments to this review included within this staff report. Refer to the ADR Memo dated January 10, 2021 for more information. 2. BMC 38.560. Signs. 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. Per communications between Community Development Division and the Master Developer, the proposed signage may be permitted at the extent depicted at this time. A comprehensive wayfinding signage plan is required in order to address the directional signage for the overall MSU Innovation Campus Development. Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 6 of 23 The submittal, review, and approval of a Planned Unit Development (PUD) is applicable in order to provide relaxation opportunities for additional signage in excess of the maximum allowed in the BP Zoning District. Staff will continue to work with the Master Developer in order to address this items. 3. Per Sec. 38.530.050.E, The ADR Committee found it evident that there is a conflict between this southern entrance and the eastern entrance in the perspective of which entrance is primary. The ADR denotes that at a minimum the primary entrance off Technology Boulevard meet the Mixed (Landscaped) Block Frontage Standards, however, the entrance could be articulated in a manner to further meet the intent of this Section to offer a more clearly defined and proportionally scaled entrance to the building that is distinctive from other entrances to the building. 4. The ADR Committee found it evident that the proposed building does not adequately engage with West College Street. The proposed building and associated details and amenities located on the subject property could further provide a design that integrates with West College Street even if Technology Boulevard is the primary block frontage engagement. The parking lot to the north between the building and West College Street hinders this connectivity. 5. The ADR Committee found it evident that the proposed internal pedestrian pathway design is lacking connectivity throughout the parking lot as well as along West College Street, and Technology Boulevard. Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 7 of 23 Figure 1: Zoning Map Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 8 of 23 Figure 2: Future Land Use Map Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 9 of 23 Figure 3: Aerial Map Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 10 of 23 Figure 4: Proposed Site Plan Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 11 of 23 Figure 5: Proposed North Landscaping Plan Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 12 of 23 Figure 6: Proposed South Landscaping Plan Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 13 of 23 Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 14 of 23 Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 15 of 23 Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 16 of 23 Figures 7 - 10: Elevations Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 17 of 23 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 Public Institutions Yes Zoning B-P (Business Park 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 B-P 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 Comments: N/A Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 18 of 23 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Offices (Professional and business offices only) Yes Form and intensity standards 38.320 Zoning: B-P Setbacks (feet) Structures Parking / Loading Yes Front Block Frontage: 10 feet (Mixed) Block Frontage: 10 feet (Mixed) Rear 20 feet N/A Side 15 feet N/A Alley N/A N/A Comments: The proposed setbacks meet all B-P zone district standards with a 25’ front setback off Technology Boulevard, 20’ rear or front setback off West College Street, and 15’ setbacks on the west and east sides of the subject property boundaries. Additionally, there is a 50’ wetland setback and 50’ watercourse setback along the eastern portion of the subject property. The subject property boundaries are a component of leased space within the overall lot. Setbacks are applicable to each leased space within the overall lot based on the 17-027 Montana Innovation Campus Master Site Plan Approval and related phasing and conceptual plans. The parking and loading areas are subject to the Mixed 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 Technology Boulevard (Sec.38.510.020.F.6). A 10’ minimum buffer is required between the street and off street parking areas along West College Street, which is in conformance with Sec. 38.550. There is an 8’ pathway/sidewalk easement and 10’ gas pipeline and communications easement running west-east along the northern property boundary of the leased space. There is a 12’ pedestrian path and sewer access easement running north-south to the east to accommodate a 10’ concrete pathway along the watercourse for Catron Creek. The proposed development indicates secondary access to the northwest of the remaining site. There are 10’ utility easements along the western and southern property boundaries of the leased space. Lot coverage 24% Allowed 60% Yes Building height 30” building height (ground to low wall) 4’ above roof mechanical equipment screening 34’ total height Allowed 42 feet if roof pitch is < 3:12 48 feet if roof pitch is 3:12 or > Yes, 2 stories with flat roof up to 34’ Comments: The peak of the flat roof is at approximately 30” in height with some sections of the building having above roof deck mechanical equipment screening at 4’ feet. The overall height of the building with the inclusion of the mechanical screening is 34”. 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 Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 19 of 23 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: A traffic impact study was submitted, reviewed, and deemed sufficient during this SP application by the City’s Engineering Department. Sidewalks 38.400.080 Yes Comments: Existing City standard sidewalks are along West College Street on the northern portion of the property. Proposed City standard sidewalks are throughout the site for pedestrian connectivity with connections to the existing sidewalk along West College Street, the proposed sidewalk along Technology Boulevard and the 10’ concrete trail along the eastern portion of the subject property boundary. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access is provided off Technology Boulevard which is proposed for development during concurrent construction for this subject property. 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. The proposed 10’ concrete trail running adjacent to Catron Creek along the eastern property boundary is a proposed trail on the PROST plan. 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 master site plan process associated with the overall Montana State University Innovation Campus which was waived since this is a commercial subdivision. 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 master site plan process associated with the overall Montana State University Innovation Campus. Midblock crossings such as the 10’ concrete asphalt trail along the eastern boundary of the subject property as well as a 10’ concrete asphalt trail proposed to the western boundary of the overall Montana State University Innovation Campus have been included to address midblock crossings via pedestrian alternatives rather than streets.. 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 Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 20 of 23 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 were previously approved as a component of the master site plan (17-027), however, any changes are under review by the City Engineering as part of the infrastructure plans applicable to this development. A combination of site grading, curb and gutter, and subsurface on‐site retention structures located in parking areas and on the overall Montana State Innovation Campus will manage stormwater runoff from the subject property. Landscaping for the subject site and overall Montana State Innovation Campus will be reviewed prior to occupancy as a component of the infrastructure plans. A watercourse setback planting plan will be a condition of approval as it will be included as a component of the infrastructure plans. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report. Watercourse setback 38.410.100 Yes Watercourse setback planting plan 38.410.100.2.f Yes 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 master site plan process associated with the overall Montana State University Innovation Campus. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed (Landscaped) – West College Street Mixed (Landscaped) – Technology Boulevard Yes Departure criteria N/A N/A Comments: The proposed SP meets the requirements denoted within the “Mixed” block frontage provisions in BMC 38.510 for West College Street and Technology Boulevard. Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 21 of 23 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes with reduction 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.2 286 Reductions nonresidential 38.540.050.A.2.c 12 Provided off-street 274 Provided on-street N/A Bicycle parking 38.540.050.A.4 30 required, 54 provided for reduction 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 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 10’ concrete trail along Catron Creek to the east and the City standard sidewalks existing along West College Street and proposed along Technology Boulevard. 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 master site plan process for the Montana State University Innovation Campus. On-site open space 38.520.060 Yes Total required 2.0% 4,265 sf Total provided 3.0% 6,676 sf Comments: Usable commercial open space is required for this proposed development equaling at least two percent of the site area. This has been met in conformance with the provisions of this section of the BMC. 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 Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 22 of 23 Comments: Parking meets minimum requirements with for office (except medical and dental) use of 1 space per 250 square feet of floor area. Sec. 38.540.050.A.2.c(6) denotes that a request for a reduction of up to ten percent of the required parking spaces for non-residential uses may be submitted if a) in addition to the minimum otherwise required by this chapter, two covered bicycle parking spaces are provided for each automobile space not provided; and b) for each ten or fraction of ten automobile parking stalls reduced, a non-residential shower, changing area, and five clothing lockers are provided on-site. The applicant has submitted this request and has included 24 covered bicycle parking spaces on the subject property in order to pursue a reduction in parking by four (4) percent which is approximately 12 parking spaces. The building includes the necessary showers, changing areas, and clothing lockers to support this reduction opportunity. 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. The eastern portion of the building features an area for food trucks to park and operate on the subject property in conformance with the provisions of Sec. 28.03. of the BMC. 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, with condition 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 with the exception of street frontage requirements. The street frontage along Technology Boulevard has a 10’ utility easement running west-east along the southern property boundary, and West College Street has an 8’ pathway/sidewalk easement and 10’ gas pipeline and communications easement (totaling 18’) running west-east along the northern property boundary of the leased space which contain overhead power lines and underground gas and fiber optic lines. With consideration of these easements and their contents, the applicant can and must provide street frontage trees (large canopy or ornamental) along West College Street with certain mature height and distance requirements. Additionally, the applicant can only provide limited street frontage trees (2 proposed out of the 4 required) along Technology Boulevard due to the sanitary sewer utilities underground and fire hydrant location which require a minimum spacing of 10’. Staff is in support of the limited street frontage along Technology Boulevard. Applicable conditions of approval and code provisions for street frontage trees along West College Street are included within this staff report. 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 237 sf proposed Yes Comments: A maximum 250 square feet per lot is allowed in the B-P district. 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 will be reviewed and approved as part of a separate signage and building permit. Further signage may be applied for and accommodated through a Planned Unit Development and Comprehensive Signage Plan. Staff Report Industry Bozeman Site Plan Review Application 21304 January 11, 2022 Page 23 of 23 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 master site plan process. Any changes have been indicated as part of the infrastructure plan submittal concurrently applied for with this application. 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 December 15, 2021 to December 29, 2021 following adequacy of this SP application. The property posting and mailing to adjacent owners occurred on December 15, 2021. No public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? 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.