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HomeMy WebLinkAbout19394 Home2Home Signed Staff ReportBOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020Application No.Project NameSummaryZoningOverlay District(s)Street AddressLegal DescriptionOwnerApplicantRepresentativeStaffNoticingAdvisory BoardsRecommendationDecision Authority19394TypeSite PlanHome2Suites Hotel Site PlanA Site Plan for the construction of a four-story, 103 room hotel and associated siteimprovements.B-2 Growth Regional Commercial and Services Parcel Size 5.53 acresPolicyNone1760 Baxter LaneMinor Subdivision 407C, S01, T02 S, R05 E, Lot 1A, Acres 5.53, PMM, City of Bozeman,Montana.Saccoccia Lands II, LLC, 1234 Springhill School Road, Belgrade, MT 59714JWT Restaurant Group, LLC, 1276 N. 15*h Avenue, Suite 104, Bozeman, MT 59715Springer Group Architects, P.O. 626 E. Cottonwood Street, Suite A, Bozeman, MT 59715Planner Sarah Rosenberg Engineer Griffin NielsenPublic Comment Period Site Posted2/14/2020-2/28/2020 2/14/2020Board DateDRCDRB February 12, 2020ApprovalDirector of Community DevelopmentAdjacent Owners2/14/2020RecommendationNone, Adequacy DeterminationApprovalNewspaper Legal AdNADate ^•/0-2^)2>Full application and file of record: Community Development Department, 20 E. Olive St, Bozeman, MT 59715Page 1 of 14 BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020PROJECT SUMMARYThe subject property is located on a vacant parcel on the corner of Baxter Lane and Sacco Drive. The applicant isseeking to build a 59,881 square foot four-story hotel room. The hotel will contain 103 rooms. The property is within theSaccoccia/Lowes Planned Unit Development.The Design Review Board (DRB) reviewed the project on February 12, 2020 and recommended approval of the project.Public comment commenced on February 14, 2020. No public was received.FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATEA) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, publicnotice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described inthis report was conducted. The applicant proposed to the City a Site Plan (SP) to construct a 59,881 square foot four storyhotel room in the B-2 zoning district. The purposes of the Site Plan review were to consider all relevant evidence relating topublic 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 wereprovided 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 perioddefined by Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC ifcertain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding thisapplication, 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 listedin this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained inthe submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on thisdevelopment^t(^nsure that the Ste Plan complies with all applicable regulations and all applicable criteria of Ch. 38, BMC.On this <° day of ^ff!tc^ 2020, Martin Matsen, Director of Community Development, approved withconditions 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 with and payingan appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decisionas evidenced by the Director's signature, following the procedures of Sec. 38.250.030, BMC.DIRECTOR OF COMMUNITY DEVELOPMENTyyn^.ri »t •I A BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020CONDITIONS OF APPROVALPlease note that these conditions are in addition to any required code provisions identified in this report. Additional conditionsof approval and code corrections are required and will be included with the final report provided to the Director of CommunityDevelopmentRecommended Conditions of Approval:1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditionsof approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the BozemanMunicipal Code or state law.2. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder's officeexecuted Waivers of Right to Protest Creation of Special Improvement Districts (SID's) for the following:a. Street improvements to Baxter Lane including paving, curb/gutter, sidewalk, and storm drainageb. Street improvements to Tschache Lane including paving, curb/gutter, sidewalk, and storm drainagec. Intersection improvements to North 19th Avenue and Baxter Laned. Intersection improvements to North 15th Avenue and Baxter Lanee. Intersection improvements to North 11th Avenue and Baxter Lanef. Intersection improvements to North 7th Avenue and Baxter LaneThe document filed must specify that in the event an SID is not utilized for the completion of these improvements, thedeveloper agrees to participate in an alternate financing method for the completion of said improvements on a fairshare, proportionate basis as determined by square footage of property, taxable valuation of the property, trafficcontribution from the development, or a combination thereof. The applicant must provide a copy of the filed SIDwaiver prior to site plan approval.3. Due to the high groundwater and increased rate of corrosion with in the clay soils all water mains must be zinccoated. This condition may be met if the applicant can demonstrate to the engineering department that the additionalcathodic protection is not required.4. The original owner executed water main easement must be provided prior to final site plan approval.5. The final stormwater report must be reviewed and approved by the engineering department prior the issuance ofbuilding permits. The stormwater report should be submitted with the infrastructure plans.6. BMC: 38.270.030.C. Concurrent construction is approved contingent upon the following being provided:a. City and the Montana State Department of Environmental Quality infrastructure plan approval.b. An executed original Irrevocable Offer of Dedication.c. Written approval from the Bozeman Fire Department for concurrent construction.Paae3of14 BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020<M?^t•?Sas\<*mgAy\mpr'^i•sc^^^%sM^ew-I:iI-s^.rfia1»sSfc£«•<:K^S^'ts--5!Is1fe,»i£'^2»<<'/:K*^r^yv»btns^.(•(uKiKp?1:*Aisa.r.t.{•?;3?Iii^> —^a/r-'. ,.., ;-Hcfcrcc.ttrK;n'*-'-1 Miitfla-l.tI>^t:-:St ?»3»!BC,SBS(nM»!?•"?-<-<"- —d:sa>«te!-»*»=a5BA.\TfcR1:!\.1sr»%SiS3I¥•-1S3'•yy^-^.^•i:^^.',.,...,ft,^,litII(t.5•«•t]^• ••aM».!"tr"^~^..i".a'tt.^^^II,-;t,Ita»*^Sf^--.1f.3^»4.-"^iti1I•;5*^fs.M^?*13;»ya^m^s.^:sMf:^^•^?!WIt•ftE^EK:•i'S.m•^VyW^M^'^ISM^Fs^;;lm"-rs^^,.fAf'<l«1rrfll^.K&l&r.'-lutftw 1^12B^m0"t^;^y;&»•»..^'ISn^s.^.%,.-8t«<.<(>""'f!®(?^r*fl» IT»?Kff^{'«a^x.mSilSiEy'S'k^M^WS'Wi|--^^.'^^^:;. ^;^.»)>••<!n nr-,:w«tl(ir<;%^-^mw^^y'i-M'i®..,'" 5'r?^^%'--.^•"It(>^ AW^,F«I r CT eiiEifrsn•!1n nn •Legendl^;r°">FI^T^iMOS°"""t'>t<Ml.%l«t;•"..:.;1'n •• nlt|t^ < T£<(ftt{^^tf^^^L!RoadsB»f^Alleysrh m?& w?s snatftd by tf^flCrty 'if Bozemanplamng DivisionH»WM7i^'WfV1 inch = 150 fa<tNAHome 2 Suites HotelSite Plan ApplicationApplication 19-394Submitted8/26/2019Figure 1: Current Zoning MapBOZEMANPlanningMTn-..A ~C •I A ill!til sll.ilBitscoII^c^I<~t-zz^1Zlu]Nl0|mlIll/!,(^hlllllllll\/^^x!!1"S!i!"^-(tilluii!!li (3?>. l!i!\II?;I /4-Cj:^=-'=--^r=^S^S^:^z"M'T^iHt:^^sI.^•""(^MKi! ^^rw' ;trr^hi ;_.^._LLt-^t-i£3il.!l !Imphf;im^m4H II(i-ISiIII;i!^li!\WB—-1masms?I,»-sfr-^€' I PloTl;-(-»;0I:\I -^\^K-^fe®7^/A/.AJC3-*"rS5^.—.L--Tju/rrn-h—^11 ifflIsJUIJ!,ttj T!a^rsi^1-,-jHk-Li +!!'(r!-jif'8h-f^! 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T^T^ ? ^ ?^jl ] "-.s"@Vi"^s"THJ\) )rNffWiI \1KU;- ;..— - -JUBW«-^^—.-.ULUKl^.it-®- ^— -'uuafys^tj;1 -?>jl I <?> Iffi0h.d--^•?—^L^JM-•tui.^.si^<^ L^J^-——•"""8-S-®Jca\cL'1L'»^S•:^:.tt^.::i^. i^r.->«-|W|>^*T,^t^^f^^.^-'•^.*iwrt(t*ncr«A<TX>KU*l*I«ff.&^twwn—WAs".EAST ELEVATIONORAWtf SCtL'E?^4 T ^CM D•S'R'i~K^n»x«.»"r^<*t^i .f*«':.w?;fl _ ± - _ LLLk^-;::T^ J_ -s.s.'a;1L^ _ _ r - 1E,'f-^i\A'°ssyr^lr;'"-±^^ - -LLff^t-,11.1^.-J-StW-j—^^i"tfniXMittWHiM %"-:.''y-—^- -U-L'W^L^I'H'A<3fAf I-I0.^-([<-iU*^tili._^._^.«1^^r»«»1f-VKMI.'i' rI's,?;«s;Mn i•SSS&4\.uuai^-^|0o?ti) )i!^h73?J'-\JrI I'—-^-- Ju.£^:a-^1'i^SSt=te;'^L-tt:£^2-~"A••"MX"!':""TI'WIBT)t2;S2ilJ-illM^Utl^^Nt^WfWESTELEVATKWrw" I"* I(A) "ESTELEV;Figure 3-6: Architectural ElevationsPaae7of14 BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020^:f^ *^ ^9^t."»&;y^•^xl?i.r-<.^s,<^I^*^•^ft-rrrrr^»'W»w»*t-t-\^•£t»,i^I1<s•fe.s—•r'^;*}-^^-:^^.^*.Ii«t•isia»*;•«^l^*-seSh^.Su;itsq<*^sm>•:i-•is<-<-sayhas&KitS» *K!Figure 7-8: Perspectiven--- c\ -£ A A BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020ANALYSIS AND FINDINGSAnalysis and resulting recommendations 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 recordof the review. The analysis in this report is a summary of the completed review.Plan Review, Section 38.230.100, BMCIn considering applications for plan approval under this title, the Director of Community Development shall consider thefollowing:1. Conformance to and consistency with the City's adopted growth policy38.100,040 BMeets Code?Growth Policy Land Use | Community CommercialZoningB-2, Regional Commercial and ServicesYesYesComments: The use is an allowable use in the B-2 zone district. The property is within the City's municipalservice area. The project is an infill redevelopment providing a mix of uses at urban densities. Staff finds that theproject does contribute to the goals of the growth policy.2. Conformance to this chapter, including the cessation of any currentviolations 38.200.160Current ViolationsNoneMeets Code?YesComments: There are no current violations on the subject property3. Conformance with all other applicable laws, ordinances, and regulations38.100.080Meets Code?ConflictsNoneCondominium ownershipNAYesNAComments: No specific conflicts identified. The Building Division of the Department of CommunityDevelopment will review the requirements of the International Building Code for compliance at the time ofbuilding permit application.4. Conformance with Plan Review for applicable permit types as specified inarticle 2 Section 38.230Site PlanMeets Code?YesComments: The site plan criteria is met with this project. The proposal is compatible and sensitive to theimmediate environment of the site. Architectural design, building mass, building materials and characterare compatible to the immediate environment of the site.5. Conformance with zoning provisions of article 3 38.320.100Meets Code?Permitted uses 38.310HotelForm and intensity standards 38.320YesYesZoningB-2Setbacks(feet)StructuresFrontRearMixed10Parking /LoadingNA10SideAlley5NA5NAYesComments: The proposed setbacks meet all B-2 zone district standards.Relationship to adjacent properties standards 38.520.030 (light and air access andprivacy) and angled setback plane 38.360.030Applicable zone specific or overlay standards 38.330-340NANADana Q nf -I /I BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020Building Height RequirementsLot coverage | 25%38.320.010-.060Allowed100%YesHeight56'Allowed57'YesComments: Properties within the B-2 zone district that have the growth policy land use designation of regionalcommercial and services may increase their height by up to a maximum of 50%.Overlay District Standards (NCOD) 38.340NAComments: NAGeneral land use standards and requirements 38.350YesComments: Project meets all standards of 38.350Applicable supplemental use criteria 38.360YesSupplemental uses/type | Mechanical equipmentYesComments: Rooftop mechanical equipment is screened and incorporated into the roof form. Any groundmounted equipment is screened and landscaped as standards apply.Wireless facilities 38.370NAAffordable Housing 38.380.010NANAAffordable housing planNAComments: NA6a(1). Conformance with the community design provisions of article 4:Transportation facilities and access 38.400Meets Code?Street visionSecondary accessYesYesYesTraffic Impact Study /LOSYesTransportation gridadequate to serve siteYesYesComments: A Trip Generation Analysis was reviewed and approved by Engineering.Street dedicationNADrive access locations and widthsNumber of drive accesses2YesYesStreet easementsYesYesSpecial Improvement DistrictsYesYesComments: Vehicular access complies with code requirements.Parking requirements of 38.540Required parking nonresidential99Reductions nonresidential - PUDProvided parking off streetOn street parking75% ofrequired103NAYescomments: Appropriate parking is provided. 13 bicycle parking spaces are provided.6a(2). Conformance with the community design provisions of article 4:Pedestrian and vehicular ingress and egress 38.400Meets Code?Design of the pedestrian and vehicular circulation systems to assure that pedestriansand vehicles can move safely and easily both within the site and between propertiesand activities within the neighborhood areaYesVehicle accesses to site2YesPedestrian access location(s)YesSite vision trianglesYesFire lanes, curbs, signage and stripingYesn--.- AF\ ^t A A BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020Non-automotive transportation and circulation systems, design features to enhanceconvenience and safety across parking lots and streets, including, but not limited topaving patterns, grade differences, landscaping and lightingYesCrosswalksYesCurb rampsYesPedestrian lightingYesComments: The site has adequate pedestrian circulation from both Baxter Lane and Sacco Drive. Internalsidewalks and crosswalks provide ample pedestrian circulation.Adequate connection and integration of the pedestrian and vehicular transportationsystems to the systems in adjacent development and the general communityYesAccess easementsYesYesDedication of right-of-way or easements necessary for pedestrian, shared usepathway and similar transportation facilitiesYesComments: A pedestrian access easement is provided through the open space on the southern portion ofthe property. A mutual access easement exists for the property.6a(3) Loading and Unloading areasMeets Code?Loading and unloading area requirements 38.540.080NALoading and unloadingNANAFirst Berth (min. 70 feetlength, 12 feet in width and14 feet in height)NANAAdditional Berths (min. 45feet length)NANAComments: NA6b Community design and element provisions 38.410Meets Code?Lot and block standards 38.410.040YesRights of way for pedestrians alternative block delineationYesComments: The lot meets length and width standards.Provisions for utilities including efficient public services and utilities 38.410.050-060YesMunicipal infrastructure requirementsYesEasements (City and public utility rights-of-way etc.)YesWater, sewer, and stormwaterYesOther utilities (electric, natural gas, communications)YesCIL of waterYesComments: Appropriate utilities and services are provided on this projectSite Surface Drainage and stormwater control 38.410.080YesLocation, design and capacityYesLandscaping per38.410.080.HYesComments: The stormwater design meets Engineering standardsGrading 38.410.080YesMaximum 1:4 slope requirements metNAComments: The grading plan meets Engineering standards.6c. Park and recreation requirements 38.420Meets Code?Enhancement of natural environmentNAWildlife habitat or feeding area preservationNAPanp 11 nf14 BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020Maintenance of public park or public open space accessNAPark/Recreational area designNAParklandNANANACash donation in-lieu(CIL)NANAImprovements in-lieuNANAComments: Parkland is not required as the is no residential component7a-c. Conformance with the project design provisions of Article 5,Compatibility, Design and ArrangementMeets Code?Compatibility with, and sensitivity to, the immediate environment of the site and theadjacent neighborhoods and other approved development relative to architecturaldesign, building mass, neighborhood identity, landscaping, historical character,orientation of buildings on the site and visual integrationYesBlock Frontage Standards 38.510YesComments: Block frontage standards for this project is Mixed along Sacco Drive and Baxter Lane. Thesite meets mixed block frontage standards with emphasis on landscape block frontage standards.Structured parking facility development standards 38.510.030.MNAComments: NASite Planning and Design Elements 38.520YesDesign and arrangement of the elements of the plan (e.g., buildings, circulation, openspace and landscaping, etc.) so that activities are integrated with the organizationalscheme of the community, neighborhood, and other approved development and producean efficient, functionally organized and cohesive developmentYesRelationship to adjacent properties 38.520.030YesNon-motorized circulation and design 38.520.040YesVehicular circulation and parking 38.520.050YesComments: There is appropriate pedestrian and vehicular circulation to the property. It is well connected tothe adjacent future properties.Design and arrangement of elements of the plan (e.g., buildings circulation, openspace and landscaping, etc.) in harmony with the existing natural topography, naturalwater bodies and water courses, existing vegetation, and to contribute to the overallaesthetic quality of the site configurationYesComments: There is adequate landscaping throughout the site and common open space areas.Building Design 38.530YesComments: The proposed structure meets the standards of Building Design. There is appropriate facadearticulation and an effective use of durable materials.7d. Conformance with the project design provisions of Article 5, Landscapingincluding the enhancement of buildings, appearance of vehicular use, openspace and pedestrian area and the preservation of replacement of naturalvegetationMeets Code?Submittal requirements for landscape plans 38.220.100YesMandatory landscaping 38.550.050YesYardYesAdditional screeningParking lot screeningnterior parking lot landscapeYesYesYes BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020Off-street loading spaces screeningStreet frontageNAYesStreet median islandAcceptable landscape maten'alsNAYesProtection of landscape areasIrrigation: plan, water source, system_type_YesYesTrees for residential adjacencyNAPerformance points13YesCity rights-of-way and parksTree plantings for boulevard ROW, drought-resistant seedPublic ROW boulevard stripsYesYesIrrigation and maintenance provisions for ROWState ROW landscapingYesNAYesAdditionalNANAFencing and wallsNANAComments: Landscaping complies with standards.Site planning and design required 38.520YesPedestrian area landscaping, including pathways and internal circulation 38.520.040YesInternal roadway landscaping 38.520.050YesOpen space landscaping 38.520.060YesService area and mechanical equipment landscaping and screening 38.520.070YesOpen spaceYesComments: Project meets requirements.7e. Conformance with the project design provisions of Article 5, Open SpaceMeets Code?Open Space Section 38.520.060YesTotal required2789 SF + PUD requirementsYesTotal provided34,231 SFYesComments: The PUD requires 30% of the entire development have open space. This is provided in theform of common open space areas and a patio.7f. Conformance with the project design provisions of Article 5, Lighting38.570Meets Code?Building-mounted lighting (cutoff and temperature)NASite lighting (supports, cutoff and temperature)NAMinimum light trespass at property lineNAComments: Lighting is still under review.7g. Conformance with the project design provisions of Article 5, Signage38.560Meets Code?Allowed (sq. ft)/buildingProposed (sq. ft)NANANAComments: No signage is proposed at this time. A sign permit is required for any signage.8a-c. Conformance with environmental and open space objectives in articles 4-6Meets Code?Enhancement of natural environment: Integrated stormwater, LID, removal ofinappropriate fillYesDn/i•IQ nf -I <1 BOZEMANCommunity DevelopmentMTStaff ReportHome2Suites Hotel Site Plan ReviewApplication 19394March 9, 2020GradingYesOn-site retention/detentionYesComments: Reviewed and approved by the Engineering DepartmentDrainage designYesStormwater maintenance plan 38.410.030.AYesStormwater feature: landscaping amenity, native species, curvilinear, 75% livevegetationYesComments: Reviewed and approved by the Engineering DepartmentWatercourse and wetland protections and associated wildlife habitatsNAIf the development is adjacent to an existing or approved public park or public openspace area, have provisions been made in the plan to avoid interfering with publicaccess to and use of that areaNAComments: NA9. Conformance with the natural resource protection provisions of articles 4-6Meets Code?Watercourse setback 38.410.100NAWatercourse setback planting planNAFloodplain regulations 38.600NAWetland regulations 38.610NAComments: NA10. Other related matters, including relevant comment from affected parties38.220Meets Code?Public CommentYesComments: Public notice was conducted. No public comment was received.11. If the development includes multiple lots that are interdependent forcirculation or other means of addressing requirement of this title, whether thelots are either: Configured so that the sale of individual lots will not alter theapproved configuration or use of the property or cause the development tobecome nonconforming OR Are the subject of reciprocal and perpetualeasements or other agreements to which the City is a party so that the sale ofindividual lots will not cause one or more elements of the development tobecome nonconforming. 38.410.060Meets Code?Subdivision exemptionNANARequired EasementsNANAReciprocal access andshared parking easementNANAMutual access easement andagreementNANAComments: NA12. Phasing of development 38.230.020.B including buildings andinfrastructureMeets Code?PhasingNo# of phases1YesCiomments: One phase is proposed.