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HomeMy WebLinkAbout17412 Staff Report17412 Design Review Board Staff Report for the Costco Addition Planned Unit Development (PUD) Concept Plan Date: Design Review Board, October 11, 2017, at 5:30 pm. Project Description: A Site Plan and Preliminary Planned Unit Development (PUD) application to allow a 24,000 square foot expansion of the existing 126,000 square foot Costco warehouse facility with parking, open space, and related site improvements. The site is located on 18.41 acres zoned B-2 and within the Class 1 I- 90 entryway corridor. Project Location: 2505 Catron Street. The parcels are legally described Lot 1 Minor Subdivision No. 210, Bozeman, Montana, and Tract E-1 Certificate of Survey 1827, located in the Northeast ¼ of S35, T01 S, R05 E, P.M.M., Gallatin County, Montana. Recommendation: That the DRB review and provide comments on the conformance with Entryway Corridor building and site design standards, large scale retail zoning design requirements, and the performance standards required with the Planned Unit Development. Report Date: October 6, 2017 Staff Contact: Tom Rogers, Senior Planner Executive Summary The property owner and applicant made application to expand the existing Costco warehouse. The expansion includes an additional 26,000 square feet of floor area, 150 additional parking spaces, and related site improvements include stormwater retention, landscaping and street improvements. The subject property is within the I-90 Class 1 Entryway Corridor and due to the size of the building triggers the design requirements of large scale retail under section 38.22.180, BMC. Two relaxations are required with the application. First, permission to exceed maximum size of retail stores, section 38.22.180.B, BMC. Secondly, grant approval to construct parking in excess of 125% of the minimum parking requirements. See section 38.25.040.2.b, BMC. The relaxations to exceed maximum parking and retail space requirements may be granted with a Planned Unit Development (PUD). The criteria for granting a PUD are found section 38.20.090.E, BMC. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 2 of 36 Minimum design standards for both the Entryway Corridor and large scale retail apply. Therefore, the application requires a three tier design stnastandard metric for approval. Tier one in a Certificate of Appropriateness (COA) for the Entryway Corridor. Tier tow are the standards for large scale retail. Tier three are the additional requirements associated with the PUD to grant the excess parking and retail store square footage. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The intent of a PUD is to promote maximum flexibility and innovation in development proposals within the City. The applicants can request relaxations from the UDO in exchange for a higher quality of design. The obligation to show a superior outcome is the responsibility of the applicant. The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default B-2 district. The outcome will be a large-scale retail operation designed to: relate to the local community; be supportive of nearby neighborhood development scales, service and amenity needs, and connectivity requirements; and demonstrate innovative, high quality features. In addition, the project is subject to design review for conformance with the adopted Design Objectives Plan (DOP). Upon completion of the subject addition, landscaping and open space provisions, and related existing design refresh, where warranted, the project will be an aesthetically pleasing development in one of the most prominent commercial areas within the I-90 entryway corridor and more contextually, for residents in adjacent neighborhoods The Development Review Committee (DRC) reviewed the application materials on September 13, 2017. Based on its evaluation of the application against the criteria, the Development Review Committee (DRC) found the application insufficient for continued review and detailed additional documentation necessary for review. The Design Review Board (DRB) is scheduled to review the application on October 11, 2017. The Design Review Board is the design review advisory body to the City Commission on this application. The DRB is required to make a recommendation to the City Commission on this application. Unresolved Issues There are no unresolved issues with the application. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 3 of 36 Alternatives 1. Recommend Approval of the application with the recommended conditions with modifications to the recommended conditions and report findings; 2. Recommend Approval of the application with modifications to the recommended conditions and modifications to the report findings; 3. Recommend Denial the application based on the Design Review Board’s findings of non- compliance with the applicable criteria contained within the staff report; or 4. Open and continue the review on the application with the concurrence of the applicant, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS Executive Summary ............................................................................................................. 1 Unresolved Issues ............................................................................................................... 2 Alternatives ......................................................................................................................... 3 SECTION 1 - MAP SERIES........................................................................................................ 4 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES ........................... 17 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................. 17 SECTION 4 – REQUIRED CODE PROVISIONS ...................................................................... 17 SECTION 5 - STAFF ANALYSIS AND FINDINGS .................................................................. 18 Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 18 Applicable Design Standards and Guidelines, Section 38.16.050, BMC ......................... 19 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY ......................................... 33 APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF .................................... 35 APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT .................................................. 35 ATTACHMENTS ..................................................................................................................... 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 4 of 36 SECTION 1 - MAP SERIES Zoning Classification 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 5 of 36 Growth policy designation 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 7 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 8 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 9 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 10 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 11 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 12 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 13 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 14 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 15 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 16 of 36 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 17 of 36 SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES a. Section 38.22.180.B, BMC, exceed maximum retail store size. Maximum allowed is 75,000 square feet. b. Section 25.040.2b, BMC, exceed maximum allowable parking. Maximum allowed is 125% of required parking. SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Recommended Conditions of Approval: 1. Conditions of approval have not been finalized, pending application revisions. SECTION 4 – REQUIRED CODE PROVISIONS 1. Sheet DD11-06 titled “Concept Site Plan” appears to meet the requirements of SP1. However, the application is for site plan approval and therefore, must be named appropriately. Please revise sheet DD11-06 or civil site plan sheet 5 to include all necessary information and labeled correctly. 2. As required by site plan checklist No. 26 bicycle parking details are required. No detail for required bike parking was provided with the submittal. Please provide bike parking detail and note minimum design standards are found in Chapter 5 of the Greater Bozeman Area Transportation Plan, 2007 Update. 3. Pursuant to section 38.23.100.A.2.c a watercourse setback of 50 feet is required. Please show the setback and differentiate between Zone 1 and Zone 2 as described in the section 38.23.100.A.2.e. Please note that stormwater treatment facilities are not permitted in Zone 1 of a watercourse setback. 4. SP1 checklist item No. 59 requires samples of proposed materials board and the DRC CPUD letter. No materials were provided with the application. Please prepare and submit examples of the building materials. The “Materials Board” sheet does not provide sufficient detail to determine whether or not the materials met the standard of the Design Objectives Plan. In addition, the board does not include the material type, window details, etc. 5. All bike rack location must be conveniently located and is encouraged to be covered. No direct pedestrian is proved between the bike racks and the entrance of the building. As deigned customers must walk behind/in front of the automotive tire center. 6. As required by section 38.25.040.5 at least 10 percent of the total parking required must be provided. Based on the plans staff is unable to determine whether or not is standard is met. Please provide an accounting showing conformance. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 18 of 36 7. The storm retention system will require fencing. Standard galvanized chain link fencing does not the standards of the Design Objectives Plan. Black coated chain link is acceptable. 8. All cross walks traversing vehicular circulation routs must be constructed of scored concrete with clearly defined markings. Painted crosswalks do not meet the standards of the DOP, 38.19.100.A4, or 38.20.090.E. Please revised the site plan to show adequate pedestrian facilities. In particular the walkway on the northwest and southwest corners of the site. 9. Pursuant to section 38.24.080 sidewalk are required along all public and private streets. Pedestrian connection from site to the terminus of the existing alongside Valley Center Drive walkway must be constructed with this development. Please see applications 16405 October 17, 2016 and No. 17181 dated May 10, 2017. Non- pervious surfaces are not permitted within a watercourse setback (see section 38.23.100.A.2.c). The connection must be constructed a suitable all-weather surface (approved by the City Engineering Department) or relocated outside of any watercourse setback area. See also Engineering comment No. 5. 10. Pursuant to section 38.23.100.A.2.f, BMC a watercourse planting plan is required. No plan included with application. 11. Pursuant to section 38.23.160 all outdoor storage of materials, supplies, merchandise or other similar matter not on display for direct sale, rental or lease must be screened from view. No storage locations shown on plan. 12. Pursuant to section 38.22.180.D all large scale retail development shall include a renewal plan that will afford maximum opportunity, consistent with the sound needs of the municipality as a whole, for the rehabilitation or redevelopment of the structure in the event of closure or relocation by the original occupant. No renewal plan was submitted with the application. Please prepare and submit the plan. SECTION 5 - STAFF 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. Applicable Plan Review Criteria, Section 38.19.100, BMC. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: Plan review criteria have not been completed, pending submittal revisions and additional documentation. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 19 of 36 Applicable Design Standards and Guidelines, Section 38.16.050, BMC The property under consideration is located within an area designated as the Neighborhood Conservation Overlay District. The site is not located within a historic district. The building proposed for demolition does not have a historic inventory form. Administrative Design Review staff has reviewed the application against Section 38.16.050 and the Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District and find that the plan is in compliance with the requirements and guidelines. The project is in conformance with the following required guidelines: Introduction, Subchapter 2 Guidelines for All Properties and Subchapter 4-B Guidelines for the B-3 Commercial Character Area, and Appendix. Two conditions are recommended related to the COA approval in order to confirm important design elements as the project moves to a full design and construction documents: Staff recommends the following design related conditions:  Prior to building permit approval the applicant must provide one full size residential window proposed for the building to confirm conformance with the color and materials palette.  Prior to building permit approval the applicant must provide one minimum 12” by 12” sample of the full section of storefront glass proposed for the building to confirm conformance with the color and materials palette. PUD Comments A. In general, a number of the proposed PUD performance enhancements are design requirements of the Entryway Corridor and design and site development requirements found in section 38.22.180, BMC. Any requested deviations from base zoning requirements must be a design superior to minimum standards. B. Open space performance points, see section 38.20.090.E.2.a(7)(b). In order to qualify as additional open space the areas being provided must meet the standards of this section. Based on the proposed plan portions of the open space are either within required setbacks or do not include a public access easement.  To meet the standard of section 38.20.090.E.2.a(7)(b)(ii) a public access easement must be provided. Staff was unable to locate a draft easement in the submittal documentation. Please prepare a public access easement and provide the City for review.  Pursuant to section 38.20.090.E.2.a(7)(b)(ii) the gross project area is 18.411 acres. No lands are being dedicated and transferred to the public. Examination of the submittal information staff is unable to corroborate the proposed open space being provided. Architectural plan DD11-06 appears to represent all architectural plans although each sheet contains different information. Please revive the architectural naming protocol and provide a summary of provided open space and how the area 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 20 of 36 is calculated. B. Requesting four (4) performance points for an enhanced pedestrian wayfinding system as allowed by section 38.20.090.E.2.a(7)(h). Staff is unable to determine that the pedestrian circulation system is above minimum standards and not simply an extension of the existing system. In fact, examination of the pedestrian circulation system show significant gaps in access from distal parking areas to the entrance of the building, for example. C. Overflow parking must be designed to minimize stormwater runoff. LID integration is required to meet the standards of the DOP. In addition, parking areas large than one- acre the parking area must be divided into a series of separate lots (see Chapter 2, Section J of the DOP). Parking area separation should delineated by landscape buffers a minimum of 15 feet wide including a sidewalk and 12 feet without a sidewalk. This is a minimum standard, any requested PUD performance points must show a superior design. D. Full pedestrian connections are required. Pedestrian connection from site to existing walkway must be constructed with this development. Please see Code Correction No. 9 above. E. Streetscape improvements. Streetscape improvement must exceed minimum standards including street furniture, pedestrian lighting, low-impact development techniques, on- street parking standards, crosswalks, landscape and planting, way-finding, public art or other design elements. Such elements must be installed as part of the street infrastructure. There appears to be limited improvements meeting this standard within the road right-of-way. F. Pursuant to section 38.26.E.1 a minimum of one large canopy tree for each 50 feet of total street frontage is required for street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or driveways shall be landscaped. The landscape plans do not show sufficient street trees to meet this standard. G. Parking lot screening. As required by section 38.26.C.2.a(2) all parking lots located between the principal building and a public street must be screened. The submitted landscape plan do not meet this standard, see landscape sheet L1.1,L1.2, and L1.3. H. Residential parking screening requirement. Pursuant to section 38.26.C.2.a(1) all parking lots with residential adjacency must be screened. The submitted landscape plan do not meet this standard, see landscape sheet L1.2 and L1.3. Please revise the appropriate plans sets. I. The project area is within a Class I Entryway Corridor and the North 19th Corridor planning area. Therefore additional streetscape requirements are required. In addition, parking lot screening is required. J. Decorative rock is proposed between the proposed parking area and the vegetative landscape strip. K. Bollards should be used to limit parking in entryway plaza and retain it functional use as a pedestrian node. Consider adding amenities to allow greater enjoyment of the area for uses such as an exterior seating area for the café. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 21 of 36 Entryway Corridor Design Requirements (CCOA) Referencing correspondence from the Costco Informal application 16405 and the Concept Planned Unit Development (CPUD) 17181 staff respectfully details the following deficiencies in the proposed building and site design elements and how they relate the design requirements of the Entryway Corridor and the North 19th Corridor Plan. Please refer to the Bozeman Design Objectives Plan, 2005 for a complete list of design criteria. 1. The design does not overcome the burden of proof showing the design is not based in corporate identity architecture. No building elevations were provided with the preliminary PUD submittal for the staff or the DRB to provide meaningful feedback on. 2. Street level interest has not been addressed. Large expanses of uninterrupted wall are proposed. Only limited consideration of transparency has been integrated into the building design. 3. Building mass and scale design requirements have not been met. Provide vertical and horizontal modulation of the addition’s bulk to reduce the perceived mass and address large-scale retail requirements. Buildings shall employ all of the following design techniques (see DOP, Chapter 3.E.2): a. Change materials or color with each module, b. Change in the height of a wall plane or building module. Change in height shall be at least 20 percent of the vertical height of a wall or building module, c. Change in roof form, d. Change in the arrangement of windows and other façade articulation features. 4. Roof form. To offset the existing flat roof design, provide articulation of the roof form and details, and high quality roofing material. The primary roof form should help reduce the perceived scale of the building. Pursuant to Chapter 3.F of the DOP all roof forms shall have no less than two of the following features: a. A flat roof with parapet, b. A cornice or molding to define the top of a parapet, c. Overhanging eaves, d. Sloping roofs with a minimum pitch of 6:12, e. Multiple roof planes. 5. Building details and materials. Incorporate a diversity of colors, material types, and textural details on the exterior walls that demonstrate compatibility with the local context. While existing primary use of EIFS for the exterior is acceptable, higher quality accent finishes are strongly encouraged and a new, contrasting material may be appropriate for the building addition, including for the purpose of reducing perceived massing. For example, Costco has experience with brick, masonry, and wood and recycled metal material external skins. 6. The adaptability plan may influence the final design of the building. Please see Code Corrections No. 12 above for additional information. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 22 of 36 7. In conclusion, the images and strategies detailed in the comments based on the Informal and Concept Planned Unit development application details the aforementioned issues and, challenges and opportunities. We look forward to working with you and the design team to move the project forward in an expedited manner. The following discussion is from the Concept Planned Unit Development review staff report to the DRB dated May 19, 2017 and is still relevant. Please note that elevations were not provided with the Concept Plan submittal. 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. The purpose of the Concept PUD is for discussion of the applicant’s proposal with the designated review committees in order to identify any requirements and applicable standards and policies, as well as offering the applicant the opportunity to identify major problems that may exist and identify solutions prior to making formal application. Staff has evaluated the project and offers the following comments for the DRB’s consideration. Relaxations: The subject application requests two relaxations for the PPUD, which are deviations from development standards. The first relaxation requested for Sec.38.22.180.B.1 – Large-scale retail, limitations on size of retail stores, the requirement is that no retail building, utilized by a single tenant, shall exceed 75,000 square feet. This relaxation request is appropriate however the conceptual proposal does not fully address the requirements, as explained under the Large-scale retail comments provided in the prior section. With the proposed addition, the existing structure must address current code and DOP conformance. Refer to the Building Design and Large- scale retail sections below. This relaxation will be considered by the review authority. For the second relaxation, parking, staff recommended that additional outdoor public amenities and green space be provided in lieu of parking on site. In addition, parking area landscaping design must be into conformance with current code and DOP requirements, such that the current and proposed configurations may not accommodate the quantity of stalls identified in the CPUD. Refer to the Parking section below. This relaxation will be considered by the review authority. The two relevant requested relaxations are generally found to be acceptable as proposed in the application materials, and upon demonstration in the PPUD that all requirements are 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 23 of 36 met, including satisfaction of the code corrections and advisory comments provided in this staff report and ensuing reviews. Final decision is the purview of the review authority. Performance Points: With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property based on its location in the I-90 entryway corridor. The CPUD narrative identifies another corridor that would require 30 points and the PPUD must correct the information. Points can be met using any combination of on-site and off-site open space or other options listed in the code. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. This PUD proposes to meet the performance point requirement through combination of the following elements:  Additional open space;  Inclusion of a low impact development plan;  Integrated and coordinated way-finding measures;  Streetscape improvements;  Sustainable design and construction; and  On-site recycling transfer station. The proposed PUD performance elements must be designed to meet code requirements and be consistent with the Design Objectives Plan. The Preliminary PUD must specify details for how the performance points are being met. Building Design: Architectural quality will be an important element of PUD submittal. The PUD is subject to the Design Objectives Plan for Entryway Corridors (DOP). The applicants should review the development proposal against relevant sections of the DOP. The conceptual plan as proposed does not provide enough information to demonstrate conformance to the guidelines in regards to architectural design and diversity. City standards strictly discourage corporate identity architecture. The community has several examples of franchises which have successfully met corporate brand standards while also providing a diversity of designs within the city through variation in site- and neighborhood-context oriented details related to height, form, materials, landscaping, and compatibility with the architecture of nearby developments. Staff is supportive of the additional massing with the condition that it must demonstrate higher quality design. Examples of opportunities to meet this requirement include: 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 24 of 36 - Roof form. To offset the existing flat roof design, provide articulation of the roof form and details, and high quality roofing material. - Innovation. Consider utilization of roof space for a photovoltaic or green roof installation. - Massing. Provide vertical and horizontal modulation of the addition’s bulk to reduce the perceived mass and address large-scale retail requirements. - Transparency. Provide upper-level windows on the addition and as a retrofit to the existing entrance area. - Building details and materials. Incorporate a diversity of colors, material types, and textural details on the exterior walls that demonstrate compatibility with the local context. While existing primary use of EIFS for the exterior is acceptable, higher quality accent finishes are strongly encouraged and a new, contrasting material may be appropriate for the building addition, including for the purpose of reducing perceived massing. For example Costco has experience with brick, masonry, and wood and recycled metal material external skins. - Frontage and entrances. Strongly recommended to include fenestration features along the second story for street-level interest as well as interior daylighting. The subject site should meet double frontage design guidelines; while the primary frontage and building access will continue to face Catron Street, with the addition and completion of Catamount Street, the ‘rear’ side of the building creates frontage along the I-90 entryway corridor. Where within allowable height standards, the applicant should consider designs for the addition and for remodeling of the existing primary entrance at the southeastern front of the building that blend the new and existing elements with coordinated design. As the attached examples illustrate, potential opportunities for enhanced design quality include: pitched roof elements; columns or masonry canopy supports; a raised second story retrofit with windows above the existing building entrance; and a common-theme link between the front and rear of the building such as via open post and beam steel supports with accent lighting extending along the eastern elevation of the building between the two corners, - Screening. All mechanical equipment locations and screening methods and specification details must be shown on the final plans and elevations. Overall, the PPUD application should demonstrate employment of high quality and/or natural materials, apply innovative and sustainable design techniques that exceed code requirements and current Costco prototype design, and establish a relationship between the main Costco building, Costco addition and other buildings in the area. A final material samples and color board will be required. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 25 of 36 Large-scale retail: The applicant requests relaxation of standards for large-scale retail size. While this request may be considered by the review authority, other aspects of large- scale development code must still demonstrate conformance in the PPUD. Code provisions identified during DRC review and related to report sections on building design and connectivity include: 1. Sec.38.22.180. – Large-scale retail. A requires large scale retail developments to ensure compatibility of uses; to prevent urban blight and decay; and to enhance the health, safety and general welfare of the residents living within the city. The subject proposal is a compatible use for its zoning and growth policy designation. The PPUD must clearly demonstrate that community design quality and values, well-being and function will be enhanced through the expansion of a large-scale retail building by addressing staff comments in this memo and the attached staff report, particularly as relates to: accessibility and connectivity; landscaping, open space and amenity provisions that offset the expanded building and parking scale, create buffering from adjacent uses, and support public health and social interactions; reinforcing and establishing a strong and attractive double frontage presence toward both the Catron and Catamount/I-90 pedestrian and vehicular traffic areas; and innovations for durability, efficiency, and on- site water management. 2. Sec.38.22.180. – Large-scale retail. C.5 requires such a project to meet the City’s design criteria and development standards contained in Article 17 of Chapter 38, as relates to entryway corridor overlay district locations, and including the general design objectives and guidelines contained in the City’s Design Objectives Plan. Said design criteria and development standards shall be exceeded through design practices such as additional architectural detailing, exceptional landscape design, improved public spaces, use of renewable energy and/or recycled construction materials, and provisions for alternative modes of transportation. The review authority shall determine whether established design criteria and development standards have been exceeded based on a recommendation from the Design Review Board. 3. Sec.38.22.180. – Large-scale retail. C.6 requires adaptability for reuse/compartmentalization for future multi-tenant reuse, compartmentalized building systems, adaptable facades, multiple entrances, site design that complements multiple entrances, and modulation or division of the exterior and interior designs to define separate future uses. The PPUD should show how this requirement will be met. 4. Sec.28.22.180. A rehabilitation or redevelopment plan must be provided and approved by the review authority. Public Areas and Open Space: The DOP encourages additional green space and open space on site, and additional open space is proposed by the applicant as an element of required PUD performance. The current proposal does not provide a landscaping plan or clearly identity open space/public plaza areas and associated amenities. Green space must be 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 26 of 36 highly landscaped, employ indigenous species and establish a sense of visual continuity in the site landscape design. Consideration should be given to identifying a general theme for the entrances to the buildings and open spaces with site furniture (seating, etc.) integrated into the landscape, landscape features, public art, and lighting. Consideration should be given to shade structures or shade casting elements within the open space areas. Accenting key pedestrian crossings and connections is an important element of these public areas. Landscape features, outdoor furniture, lighting, seating areas, and outdoor waiting areas should also be integral elements of these areas. For project-specific recommendations: 1. The applicant is strongly encouraged to design an outdoor seating/dining area located near a primary entrance or natural area that would support the tendency for people, whether employees or patrons, to want to congregate and be outside during nice weather and as an extension of the existing indoor dining area. Specifically, there is an opportunity for open space activation in the northeast area of the northern parcel. This location should be connected with a parking area pedestrian facility from the northeast corner of the building and the shared use path to support both parking area and open space/trail access. 2. As also relates to connectivity requirements, the eastern elevation of the existing and new structure lacks pedestrian facilities. The area adjacent to the eastern foundation should be designed for ground-level activation, including: a sidewalk; tree grate(s); bench(es); articulation of the wall area through the addition of cantilevered trusses or similar building details that enhance ground-level interest and which may provide weather protection; and planted containers. 3. The existing open space plaza area along the primary entrance currently exists of hardscape that would benefit from features that soften the transition between the parking and building areas and which welcome members with a ‘front porch’ aesthetic similar to some newer Costco designs, like the facility in New Orleans. 4. The existing employee break area to the west of the building should also be considered for improvements. Parking: Adequate parking appears to be provided however the applicant would like to add 180 new parking stalls, for a total of 738 stalls on site, which exceeds the City’s maximum provisions allowed by over 230 spaces if based upon the approximately 150,000 net square footage of usable building space proposed for the PUD. This is in direct conflict with the DOP guideline page 30 J.1 to “Minimize the number of cars parked on site”, and the parking design in general does not meet DOP guidelines for parking lot landscaping design. Staff recommends that additional outdoor public and green space be provided in lieu of parking on site or that proposed outdoor spaces and other PUD performance features offset the additional parking provisions through superior design quality. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 27 of 36 A parking calculation approach was not provided with the CPUD and it is unclear it Table 38.25.040 was applied using both the retail and warehouse or only the retail service establishment requirements. A detailed calculation approach that affirms the necessity of the requested parking provision relaxation is required with the PPUD. In terms of the proposed PUD parking configuration, handicap accessible parking is required. An accessible path to an accessible building entrance from the parking areas must be provided. The addition of new parking requires commensurate provision of ADA parking stalls. Design of such stalls in the existing lot does not appear to meet current code. The applicant is recommended to consult with the Building Division to establish requirements for updating existing conditions and meeting accessible space minimums for the project on the whole. In addition, the PPUD must eliminate compact parking spaces that are dispersed, as such spaces are required to be adjoined. As relates to comments concerning site circulation, all parking facilities must be supported with pedestrian crosswalks and pathways that achieve the path of least resistance in accessing the building entrance from each parking area. New pedestrian amenities provided from the main entrance of the warehouse building into the parking areas must be designed to slow traffic and create a safe pedestrian environment. Examples of the types of appropriate improvements anticipated are: pigmented and scored concrete crosswalks, colored and scored concrete plaza, bollards, additional pedestrian scale lighting, seating areas, raised landscaping beds, and other improvement that would make the main building entrance more friendly and safe for pedestrians. Bicycle racks are required and should be numerous based on the location’s proximity to fast-growing residential neighborhoods. Racks must be placed near key building entrances or open spaces. Covered bicycle parking is highly recommended in key locations. Connectivity: The vehicular circulation and access system is acceptable as proposed. The proposed completion of the street network provides for connectivity and continuity of streets. Vehicular access will be from the existing western and eastern corner drive accesses along Catron and a new access in the northeast area, from Catamount. The new access will help to alleviate current congestion issues with traffic at the Catron accesses. The applicant must provide a street easement to the City for the necessary Catamount Street improvements. The easement must extend from E. Valley Center Road to the current western property boundary of Costco. The easement must extend 50-feet from the 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 28 of 36 centerline of Catamount Street consistent with a minor arterial street standard, and be provided as a condition of annexation. Internal site circulation for multimodal connectivity is not acceptable as proposed. Pedestrian ingress and egress will is currently proposed to be provided by to the site by the existing sidewalks along Catron Street, trail systems along the western and eastern site boundaries, and new sidewalk along Catamount Street. Requirements and recommended improvements to the proposed design are as follows. 1. In general. The PUD must provide dedicated hard surface connectivity for pedestrians, such as elevated sidewalks with curbs, and including ADA accessibility, throughout the property. Link all parking areas to the primary entrance and ensure accessibility to open spaces and pathways both on- and off-property. 2. In general. Paths must be designed in accordance with the City’s Transportation and PROST Plans. A snapshot image of existing plan delineations is provided below. 3. In general. Pedestrian facilities should be integrated into parking lot landscaping; this is preferred to facilities that are curbed next to the landscaping. 4. In general. Surfacing of shared use pathways cannot be asphalt. They must be pervious pavers or moved out of water course (wc) setbacks. Such paths cannot be in zone 1 of a WC setback no matter what. 5. In general. The PPUD must provide ADA-compliant ramps and distinct pedestrian crossings at grade, such as with the material currently installed in front of the primary building entrance, across areas where raised sidewalks are not feasible (e.g., in front of the tire center) and across drive aisles where connections are established as follows. 6. Northwest section. The PPUD must continue the shared-use path to Catamount, which is shown in the CPUD. The application must address Parks Division comments provided with DRC review regarding the location of a shared use path on the northwest portion of the site in addition to or in lieu of completing the western path to Catamount and identify the location for the proposed pedestrian facility in this location. 7. East: Continue the gravel trail to Catamount. North and East. A continuous hardscape sidewalk between the building and parking is required along the entire northern and eastern elevations of the structure to facilitate access for pedestrians circulating from each parking section and pedestrian facility connection in the northern portion of the site to the building entrance in the southeast. At minimum, the sidewalk design must connect to: a. the northwest corner of the site via the shared use path connection, which also must be extended to Catamount Street; b. the north access sidewalk along Catamount; and c. the northeast corner of the site via the shared use path connection (aligned to use the shortest distance between them). 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 29 of 36 8. North. The pedestrian facility provided at the new northern vehicle entrance should be detached from the curb and provide a boulevard planting strip with associated landscaping. 9. South. A continuous hardscape path must be provided directly between the building’s entrance area and connect with the sidewalk adjacent to the southern portion of the site. In addition to providing connectivity, this requirement relates to the COA requirement to reduce the massing of parking fields. 10. Note that while 6b and 8 in the above comments are shown on the CPUD, their design should be adjusted to address other comments in this memo. Water Resources and Drainage: The stormwater design should localize the treatment and conveyance of stormwater. Staff recommends Low Impact Development (LID) principles for best practices for integrating stormwater design into the landscape as an amenity. This proposal will utilize the existing stormwater system on site as well as inclusion of an LID plan to support PUD performance points. As related components, the CPUD proposes to replace the existing storm pond with a two-cell storm pond with a natural edge and LID features. The CPUD also states that significant vegetation will be installed throughout the northern extents of the property to accommodate the building addition, parking lot, storm ponds and wetland enhancements .Wetland impacts will be mitigated by participating in a wetland mitigation bank located in the upper Missouri watershed, permitted and in compliance with the US Army Corp of Engineers. The existing watercourse on the north side of the existing warehouse will be realigned and permitted by the Corp of Engineers and Gallatin Conservation District. The realignment will consist of constructing 490 linear feet of new, naturally-meandering channel which will be revegetated with desirable wetland and upland plant species. Per the Design Objectives Plan, surface water and natural area elements should be designed as a site amenity integrated with accessible green space and landscaping. In addition, Costco has experience designing and installing bioswales, rain gardens and similar on-site natural systems and is encouraged to utilize related techniques for this project. Refer to the attached samples. Additional code provisions and corrections associated with water resources and stormwater management are as follows: 1. The project is located within the Bozeman Solvent Site, and groundwater under the project is contaminated with perchloroethylene (PCE). The existing irrigation well on the property must be removed from service and irrigation water must be provided from the City’s potable water system. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 30 of 36 2. Per Sec.38.23.010.C. – General Standards, code allows a 4:1 maximum slope for all areas on site. This requirement and stormwater drainage and retention needs on the east side of the new parking area, specifically, may not be met by the proposed design. 3. Per Sec.38.23.100.A.2. Setback planting, a watercourse setback planting plan is required to be shown on the landscaping plan, and plantings must support trail construction requirements for bank stability, etc. per Sec.38.23.100 and related Engineering requirements. 4. As the watercourse along the northern project boundary will be relocated, the applicant must provide a flood hazard evaluation per Bozeman Municipal Code (BMC) 38.39.010. The applicant is advised to contact the City’s Floodplain Administrator to discuss evaluation requirements. 5. Per Sec.38.23.100. – Watercourse setback, Zone 1 and Zone 2 watercourse setbacks must be delineated. No structures, fill material (other than that required for exempt uses), parking lot or other impervious surfaces or similar improvements can be located within required WC setbacks. See Exceptions, under (e) to determine what is allowed in the setback area. 6. Sec.23.180 states: the transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. The applicant must contact the City Engineering Department for an analysis of CIL of water rights and pay CIL of water rights due prior to final PUD approval. 7. Stormwater detention or retention pond volume may only include volume above the seasonal high groundwater level to meet the City of Bozeman Design Standards and Specifications Policy Requirements. 8. The applicant’s geotechnical report recommended the use of building perimeter drains and radial pavement drains. These drains may not be routed to the proposed stormwater facilities unless capacity is designed in those facilities for the drains. 9. Sec.38.25.020.M, BMC states: Snow removal storage areas shall be provided sufficient to store snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow to be deposited on public rights-of-way, shall not include areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage landscaping. Adequate snow storage areas must be designated outside the sight triangle but on the subject property (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office). Landscaping: At the concept level, the application does not delineate in detail the amount of landscape features that are intended. Each landscaping provision type and associated requirement it contributes to must be readily distinguished in the PPUD application and design guidelines, if established. The existing and proposed conditions must cumulatively demonstrate superior conformance and performance for landscaping provisions. The 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 31 of 36 landscape plan should provide at least 23 performance points, as based on residential adjacency. Key code provisions including those identified with DRC review include: 1. A watercourse setback planting plan is required. 2. Stormwater facilities are encouraged to be integrated with landscaping as site amenities. 3. Street trees in the right-of-way boulevard strip are required along Catamount Street. 4. Landscaping adjacent to pedestrian walks through the parking area should retain a minimum 8 foot wide planting area to accommodate the planting and protection of trees within the parking areas. 5. A minimum or two trees should be included in every landscape island in the parking area. 6. Additional trees should be provided along the perimeter of the parking areas and along open spaces on a regular spacing of one every fifty feet. 7. Per Chapter 2.J. – Parking (page 31), DOP, a large parking area must be divided into a series of smaller lots to reduce the visual impacts. Landscape buffers that separate parking lots should be 15’ minimum width with a sidewalk and 12’ minimum width without a sidewalk. The proposed update to the existing parking field to the south an improvement to existing conditions and connectivity but must be designed to meet this requirement. A second location for parking aisle landscape buffering is recommended in the eastern or northern parking area; staff supports locating this element directly to the east of the proposed addition’s northeastern corner, where pedestrian circulation can connect the building to the shared use path along Valley Center Road and serve as safe pedestrian circulation from the parking spaces located farthest from the building’s entrance. 8. Per Sec. 38.26.050.C.2.e, BMC –Parking lot landscaping. Any parking lot providing 15 or more parking spaces shall have a minimum of 20 square feet of landscape area within the parking lot for each off-street parking space in the lot provided as follows: (1) The interior parking lot landscaping shall be designed to facilitate, control and denote proper vehicular circulation patterns; (2) Internal parking lot landscaping provided shall be proportionately dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 100 feet, with landscaped areas provided in an appropriate scale to the size of the parking lot; and (3) The minimum width and/or length of any parking lot landscaped area shall be eight feet. The proposed parking aisle immediately north of the addition does not comply with (2). The Preliminary Plan should exhibit commonalities of theme and design. The Preliminary PUD must include a master landscape plan for the development along with finer detail plans for plazas or other planting areas where additional densities of plantings should be 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 32 of 36 provided: at the primary vehicular and pedestrian access locations and the plaza/open space areas. The landscape plan should focus on trees as noted above related to the parking areas and to assist in placemaking around the areas where customers and visitors are most likely to pass through or congregate: plazas, building entrances, and primary pedestrian routes. Landscaped roof area may contribute to PUD performance or mandatory landscaping performance points. In addition, there are opportunities for non-vegetative features to contribute to performance; for example, up to five points pursuant to Sec.38.26.060 may be proposed for each one percent increment of lot area covered by publicly accessible special pedestrian facilities and features such as plazas, courtyards, covered walkways, fountains, ponds, seating areas, and outdoor recreation facilities. A strong common site furniture and outdoor plaza design for the PUD should be established. Public art is highly recommended in all plaza areas, edges of open spaces and near building entrances. Lighting: As with landscape features and site furniture, lighting of open space and major entrances into the development and individual buildings should implement a common theme that supports the concept of the PUD. A unified high quality lighting design is demonstrated by the Gig Harbor Costco in the attached examples. Sections 18.42.150 requires a lighting plan for all on-site lighting including the parking lot, service canopy, building exterior, signage (if applicable), and wayfinding. All existing and proposed lighting must conform to code requirements and be full cut-off. Conforming existing lighting does not require replacement. Cut sheets for all existing and new fixtures are required. The DOP indicates that a warm light similar to daylight is appropriate; best practice in Bozeman for site lighting is a color temperature no greater than 30,000. Costco actively pursues high-efficiency LED lighting fixtures and LED lighting is highly recommended in all areas. The parking lot should be properly illuminated, but not become an intrusive element in the neighborhood during the evening hours. A hierarchy of lighting types are recommended to direct pedestrians in the evening hours. A security lighting plan should be developed to provide an adequate level of light after business hours without lighting the entire development. The applicant is strongly encouraged to provide site-wide ground-level nighttime or lighting sensor-based lighting accents, such as shielded bollard fixtures, along pedestrian connections and entrance points. The DOP on page 55 D.1 states that indirect lighting is preferred for signage. Staff recommends that the applicant use gooseneck style or another type of indirect light. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 33 of 36 Signage: Because this project contains additional square footage of frontage area, the Preliminary PUD should include an update of the signage plan which is required by code, especially if new signage will accompany the addition and/or the primary sign over the southeast entrance is updated in form or height in conjunction with remodeling. Signs should be an integral part of the overall architectural design. Section 18.52.060 outlines the amount of permitted signage for the property. Costco received a variance with the original construction of the store to exceed the required signage allowed on site. The applicant may not increase the amount of signage on site. A Sign Permit shall be reviewed and approved by the Planning Office prior to the installation of any replacement signage. Way-finding measures are proposed to meet PUD performance points and must meet associated code requirements for signage, where applicable. Utilities and service areas: The concept plan did not include clear trash enclosure equipment specifications or equipment screening details. Trash enclosures need to demonstrate current code conformance and affirm that the existing locations on the site are organized in a manner to assist garbage pickup. An on-site recycling transfer station is proposed to meet PUD performance points. All rooftop, ground, and wall-mounted mechanical equipment must be screened. Also, all trash and recycling dumpsters require an enclosure with the location subject to review and approval by the City Sanitation Division. Existing trash enclosure design for the development should be updated to a more robust and architectural element. Loading and unloading for this use are currently active from the Catron street frontage and along the western side of the building. Underground fueling facility storage tanks and associated concrete curbing and enclosures must be identified in the PPUD plans and shown to be located outside of landscaping areas, existing or proposed. The applicant will need to provide any utility easements for service lines that cross this property if any in order to ensure efficient public services and facilities. Current utilities and services are provided to the site and will be extended to the building addition. APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The property is zoned B-2 (community business). The intent of the B-2 community business district is to provide for a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterials. Please note that this lot is not part of the Gallatin Center Development (Target, Ross, Bob Ward’s, etc.) The following land uses and zoning are adjacent to the subject site: 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 34 of 36 North: Comfort Suites hotel, zoned B-2 (Community Business District) South: Gallatin Center PUD, zoned B-2 (Community Business District) East: Holiday Inn Express, zoned B-2 (Community Business District) West: Vacant land, primarily Cattail Creek Subdivision, zoned R-O (Residential Office District). Adopted Growth Policy Designation: The Future Land Use map of the Bozeman 2020 Community Plan identifies two designations for the subject area. The existing Costco property is designated as “Regional Commercial and Services.” This classification provides opportunities for activities that serve a multi county region, such as retail, education, health services, public administration, and tourism. The proposed area to be annexed to the existing property is designated as “Community Commercial Mixed Use”. This classification states that activities within this land use category are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are anticipated, appropriately designed for an urban character. Placed in proximity to significant streets and intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential areas are expected in close proximity. Including residential units on sites within this category, typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile. The Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10-15 acre size range and are intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 35 of 36 They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development. The properties located directly north, south, and east are designated as “Community Commercial Mixed Use”, and “Regional Commercial and Services”. The vacant land to the west is designated as “Residential.” APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF Owners: Cutthroat Partners, LLC, 300 East Griffin Drive, Bozeman, MT 59715 and Costco Wholesale Corporation, 999 Lake Drive, Issaquah, WA 98029 Applicant: Peter Kahn, Costco Wholesale Corporation, 999 Lake Drive, Issaquah, WA 98029 Representatives: Steve Bullock, MG2, 1101 2nd Avenue, Seattle, WA 98101 and Clint Little, DOWL, 2090 Stadium Drive, Bozeman, MT 59715 Report By: Tom Rogers, Senior Planner APPENDIX C –PLANNED UNIT DEVELOPMENT INTENT Sec. 38.20.010. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 17412 DRB Staff Report for the Costco Addition Planned Unit Development (PUD) Page 36 of 36 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715.