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HomeMy WebLinkAbout20364 Staff Report Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 1 of 14 Application No. 20364 Type Site Plan Project Name East Frontage Commercial Development Summary This is a site plan for the development of a drive approach, mass grading and filling, stormwater retention and wetland mitigation on 4.39 acres located along East Frontage Road. This development application allows the subject property to be “pad-ready” for potential buyers and developers; therefore, a subsequent site plan application must be submitted for future development of the subject property. Zoning M-1 Growth Policy Industrial Parcel Size 4.39 acres Overlay District(s) None Street Address To Be Determined Legal Description Tract 9 in SE4SE4 of Burrup Annexation, S08, T02 S, R06 E, Acres 4.40, 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 Rob Lateiner, Frontage Road, LLC, P.O. Box 1070, Bozeman, MT 59771 Applicant Rob Lateiner, Virga Capital, LLC, P.O. Box 1070, Bozeman, MT 59771 Representative Brett Megaard, Hyalite Engineers, 2304 N. 7th Ave., Suite L, Bozeman, MT 59715 Staff Planner Nakeisha Lyon Engineers Lance Lehigh, Simon Lindley Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 01/23/2023 to 02/06/2023 01/23/2023 01/20/2023 N/A Advisory Boards Board Date Recommendation Development Review Committee 02/24/2021 Inadequate for Further Review With Applicable Conditions and Code Provisions Development Review Committee 04/07/2021 Inadequate for Further Review With Applicable Conditions and Code Provisions Development Review Committee 12/14/2022 Inadequate for Further Review With Applicable Conditions and Code Provisions Development Review Committee 01/13/2023 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: 02/15/2023 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 2 of 14 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch. 38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant proposed to the City of Bozeman a Site Plan (SP) to permit the development of a drive approach, mass grading and filling, stormwater retention and wetland mitigation on 4.39 acres located along East Frontage Road. This development application allows the subject property to be “pad-ready” for potential buyers and developers; therefore, a subsequent site plan application must be submitted for future development of the subject property.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 16th day of February, 2023, Anna Bentley, Interim 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. DIRECTOR OF COMMUNITY DEVELOPMENT OR HER DESIGNEES Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 3 of 14 CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report: 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. This project must have current MDT approval prior to starting work on the approach. 3. The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on City standard form for the following: a. Street improvements to the Frontage Road between Highland Blvd and Fort Ellis Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Intersection improvements at East Main Street and Haggerty Lane including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. A City standard SID waiver template has been uploaded to the City Documents folder on Project Dox. CODE PROVISIONS Code provisions must be addressed prior to building permit approval or concurrent construction as denoted below: 1. BMC 38.410.060 - Easements: All required easements must be provided on city standard easements templates. Drafts must be prepared for review and approval by the city with site plan submittal. Signed hard copies of the easements must be submitted to the city prior to site plan approval. An easement exhibit signed and stamped by a professional engineer or land surveyor licensed in the State of Montana must be prepared for each easement document. Easement templates have been uploaded to the City Documents folder. (10 foot utility easement) ADVISORY COMMENTS: These comments may be addressed prior to building permit approval or must be addressed in future applications. 1. BMC 38.410.130 - Water Rights - Upon future development, the applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to site plan approval for future development. 2. At this time the City of Bozeman (COB) Department of Transportation and Engineering has not reviewed this site plan for lighting, water and sewer capacity, or traffic impacts. This site plan has only been reviewed for "Phase 1A - initial site grading (pit run fill)." The COB Department of Transportation cannot comment on water, sewer or traffic capacity concerns without clear indication of the proposed development. Once the owner determines a finalized plan for the ultimate development of the site, this project will be subject to further review and conditions during a new site plan application. The future development application must be submitted to all applicable agencies for review. The future site plan must comply with all applicable local, state and federal design standards and laws at the time of filing the future site plan application. If infrastructure improvements are necessary for the future site plan to be in compliance with the most recent local, state and federal design standards and laws, the applicant will be responsible for the construction of those improvements. 3. Please be advised that a subsequent site plan submittal is required for any future development of this subject property. Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 4 of 14 Figure 1: Current Zoning Map Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 5 of 14 Figure 2: Community Plan Designation Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 6 of 14 Figure 3: Overall Site Plan Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 7 of 14 Figure 4: Pad Ready Site Plan Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 8 of 14 Figure 5: Wetland Impacts Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 9 of 14 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: This site plan application is for improvements to create a ‘pad-ready site’, therefore, no specific uses are proposed on the subject property at this time. During subsequent site plan review, the proposed uses will be reviewed for conformance with the uses allowed within the M-1 zoning district. The property is within the City’s municipal service area. The evaluation of if the subject property and proposed uses complies with the goals and objectives of the growth policy will be determined during subsequent site plan submittal. No conflicts between the proposed uses, zoning compliance and the growth policy are identified at this time. 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. If the subsequent site plan proposed condominium ownership, the applicant will be required to submit a condominium review application to determine conformance with the BMC and State Statue. No specific conflicts have been identified at this time. Additional steps will be required including but not limited to the approval of a subsequent site plan and 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 upon review and approval of a subsequent site plan for vertical development. 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 & 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 with the inclusion of applicable conditions of approval and code provisions applicable which must be met prior to final site plan approval, concurrent construction, if applicable, or otherwise as indicated accordingly for each listed condition or code provision. The SP is not proposed to be a phased project. Any development on the subject property beyond the improvements denoted in this application must be reviewed and approved in a separate site plan submittal. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 N/A Comments: N/A 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 10 of 14 Permitted uses 38.310 N/A N/A Form and intensity standards 38.320 Zoning: M-1 Setbacks (feet) Structures Parking / Loading N/A Front N/A N/A Rear N/A N/A Side N/A N/A Alley N/A N/A Comments: The proposed uses to occur on the subject property and the applicable form and intensity standards for the subject property will be reviewed under subsequent site plan application. A 10’ public utility easement is required as denoted in code provision #1 and must be executed prior to final site plan approval. A 20 feet public sewer easement is provided along the eastern property boundary. Per advisory comment #2, further easements and other improvements to the subject property may be applicable upon the subsequent site plan application which will include a propose use(s). Lot coverage N/A N/A N/A N/A Building height N/A N/A N/A N/A Comments: No buildings or lot coverage is proposed at this time. Applicable zone specific or overlay standards 38.330-40 N/A Comments: N/A General land use standards and requirements 38.350 N/A Comments: N/A Applicable supplemental use criteria 38.360 N/A Supplemental uses/type N/A N/A Comments: N/A 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 N/A Street and road dedication 38.400.020 N/A Access easements N/A Level of Service 38.400.060 N/A Transportation grid adequate to serve site N/A Comments: Peak trip generations and/or a traffic impact study may be required during subsequent site plan review. Sidewalks 38.400.080 Yes Comments: There are no existing City standard sidewalks. The site plan does not propose City standard sidewalks. During subsequent site plan review, City standard sidewalks may be required to be installed along Frontage Road. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping Yes Comments: Vehicular access will be provided off Frontage Road. This approach must be approved by the Montana Department of Transportation as Frontage Road is within their jurisdiction. Condition of Approval #2 denotes that formal approval of this approach must be provided prior to final approval of this application. Fire lanes, curbing, striping, signage and gutters will be reviewed by the Fire Department and Engineering Department during subsequent site plan submittal. The subject property is not located within any Special Improvement Districts (SIDs). Applicable waivers of Right to Protest Creation of SIDs are required to be recorded against the subject property per Condition of Approval #3. Street vision triangle 38.400.100 Yes Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 11 of 14 Transportation pathways 38.400.110 N/A Pedestrian access easements for shared use pathways and similar transportation facilities N/A 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. Lot and block standards 38.410.030-040 N/A 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 preliminary platting process associated with this subject property. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area N/A Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water N/A 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. Additional requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Any applicable conditions and code provisions related to the above-mentioned requirements are included in this staff report (Code Provision #1, Advisory Comment #2). Applicable cash in lieu of water rights (CILWR) will be determined formally by the Engineering Department during subsequent site plan submittal. CILWR must be paid to the City of Bozeman prior to the approval of the subsequent site plan application in which proposes a specific use and development of building(s), landscaping, parking, open space, and other improvements for the usability of the subject property. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal infrastructure requirements have been reviewed by the Engineering Department, Water/Sewer Division, and Northwestern Energy for functionality and compliance with adopted standards. Additional requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan N/A Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H N/A Comments: Requirements of BMC 38.410 such as grading and drainage and stormwater provisions have been reviewed by the Engineering Department and Stormwater Department for functionality and compliance with adopted standards. Additional requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. 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 Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 12 of 14 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 does not trigger parkland dedication at this time. Dependent on the future use of the subject property, the provisions of Sec. 38.420 may be applicable to subsequent site plan application. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification N/A N/A Departure criteria N/A N/A Comments: The block frontage classification and associated requirements are not applicable at this time. No departures have been requested with this site plan submittal. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. 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 N/A 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 N/A Comments: The design and arrangement of elements such as vehicular and pedestrian circulation, non-motorized circulation and design systems, and relationships to adjacent properties are not applicable to this SP application. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. 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 38.420.050 N/A Internal roadway design 38.520.050.D N/A Comments: Requirements of BMC 38.520 such as design of vehicular circulation systems and internal roadway design are not applicable to this SP application. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. On-site open space 38.520.060 N/A Total required N/A N/A Total provided N/A N/A Comments: Requirements of BMC 38.520.060 such as usable commercial open space are not applicable to this SP application. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. Location and design of service areas and mechanical equipment 38.520.070 N/A Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 13 of 14 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 N/A 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 N/A Reductions nonresidential 38.540.050.A.2.c N/A Provided off-street N/A Provided on-street N/A Bicycle parking 38.540.050.A.4 N/A Comments: The parking standards in Sec. 38.540 are not applicable to this SP application. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. 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: The loading and uploading area requirements within Sec. 38.540 are not applicable to this SP application. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 N/A Drought tolerant species 75% required N/A Parking lot landscaping N/A Additional screening N/A Street frontage N/A Street median island N/A Acceptable landscape materials N/A Protection of landscape areas N/A Irrigation: plan, water source, system type N/A Residential adjacency N/A Comments: Requirements of BMC 38.550 for landscaping have been reviewed for conformance and satisfied within this SP application. The landscaping requirements within Sec. 38.550 are not applicable to this SP application. The site is proposed to be a “pad-ready” site in which the applicant must impact the non-jurisdictional wetlands located on the majority of the Comments: Requirements of the location and design of service areas, and mechanical equipment are not applicable to this SP application. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. 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 N/A Building massing and articulation 38.530.040 N/A Building details, materials, and blank wall treatments 38.530.050-070 N/A Comments: The building design standards within Sec. 38.530 are not applicable to this SP application. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. Staff Report East Frontage Commercial Development Site Plan Application 20364 February 16, 2023 Page 14 of 14 subject property for mass grading and underground infrastructure, a noxious weed management and revegetation plan submitted and approved by the Gallatin County Weed Control District was required. Additional landscaping requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. 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 N/A Proposed SF/building N/A N/A Comments: A maximum 250 square feet per lot is allowed in the M-1 district. The placement, size, and details regarding signage were not included nor reviewed for conformance with BMC 38.560 within this SP application. All signage will be reviewed and approved as part of a separate signage and building permit. 7g. Conformance with Article 5 – Lighting (38.570) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 N/A Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B N/A Comments: Lighting standards as denoted in Sec. 38.570 are not applicable to this SP application. These requirements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 N/A Wetland regulations 38.610 Yes Comments: Requirements of BMC 38.600 and 38.610 for floodplain and wetland regulations were reviewed for conformance and satisfied as part of this site plan application. No impacts to surface waters and floodplains were identified. Based on the wetlands review by the City’s wetlands consultant, the subject property contains several non-jurisdictional wetlands in which the applicant must provide adequate mitigation. The subject property is approximately 4.40 acres in which 4.01 acres are delineated wetlands. About 3.80 acres of the wetlands acreage will be impacted with the remainder to be isolated fragments. Sec. 38.610.090.A.14. denotes that the property owner must mitigate infringement upon, or negative, indirect or direct, impacts on locally-regulated wetlands, watercourse or buffers. In order to perform regulated activities as denoted in Sec. 38.610.060.A., a wetlands mitigation agreement was executed between the City of Bozeman and the property owner in which $48,600 was provided to the City of Bozeman as compensation for the proposed impacts to the non-jurisdictional wetlands. The intent of the monetary compensation is to provide funds to maintain and enhance wetlands located on lands within the City of Bozeman at the City’s discretion. 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 from January 23, 2023 to February 6, 2023. The property posting occurred on January 23, 2023, and mailing to adjacent owners occurred on January 20, 2023. No public comments were received. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions N/A Required easements Yes Comments: Required easements have been reviewed and addressed by the Engineering Department, Northwestern Energy, and Water/Sewer Division. Any applicable conditions and code provisions related to required easements are included in this staff report. Further easements may be applicable to subsequent site plan applications once a use is determined and proposed on the subject property. Staff will evaluate any future site plan applications to determine conformance with these standards upon time of submittal.