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Home My WebLink About09-16-19 City Commission Packet Materials - A7. Appeal of the Project Decision for the Aviator Building Site Plan Appeal Report The Aviator Building Application: 19334 Prepared September 4, 2019 Page 1 of 4 Project Name The Aviator Appeal Application No. 19334 Type Appeal Summary Appeal of the Administrative Project Decision for the Aviator Building Site Plan, Application 19004 Zoning B-2 Growth Policy Community Commercial Mixed Use Parcel Size .446 acres Overlay District(s) None Street Address 870 Harmon Stream Blvd, Bozeman, MT 59718 Legal Description Bozeman Gateway PUD Phase 2, S14, T02 S, R03E, Block 3, Lot 16A, Acres .446, Plat J-474-E, City of Bozeman, Gallatin County, Montana Owner/Applicant Mitchell Development Group, LLC, PO Box 738, Great Falls, MT 59403 Representative Morrison Maierle, Inc. (attn: James Ullman), 2880 Technology Blvd. West, Bozeman, MT 59771 Staff Contacts Planner Sarah Rosenberg Engineer Anna Russell Noticing Public Comment Period Site Posted Adjacent Owners Newspaper Legal Ad 8/28/19-9/16/19 8/28/19 8/28/19 9/8/19 and 9/15/19 Appeal Authority City Commission City Commission Room City Hall 121 North Rouse Hearing Date Monday 9/16/19 at 6:00pm City Commission Action At the conclusion of the consideration of the appeal, the City Commission may uphold or overturn the administrative project decision for Site Plan Application 19004. The decision may be overturned or amended upon the finding that such final administrative decision was erroneous. If the Commission overturns the decision, the Commission must make findings in support of the approval of the site plan. Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 491 Appeal Report The Aviator Building Application: 19334 Prepared September 4, 2019 Page 2 of 4 PROJECT SUMMARY This report is based on the application materials submitted and any public comment received to date. This appeal application concerns the administrative project decision to deny site plan application 19004 for the Aviator Building, an application for a commercial development of an approximately 28,818 square foot, three story building within the Bozeman Gateway PUD Subdivision development. The application for appeal was submitted by Morrison-Maierle, Inc. c/o James Ullman on behalf of Mitchell Development Group, LLC, PO Box 738, Great Falls, MT 59403 Appeals of administrative project decisions are governed by 38.250.030, BMC. For a discussion on the procedures during the appeal see below. According to the appeal application materials submitted, the appellant bases the appeal on the cover letter sent to the applicant from staff on July 18, 2019 with the staff report attached signed by the Director of Community Development warranting denial. It appears that the applicant highlights the two items mentioned on the cover letter from staff for their appeal, which are regional appropriateness and mass and scale. The appellant argued that those findings do not warrant the Director’s denial. See attached letter from Jim Ullman dated July 30, 2019. BACKGROUND Site Plan Application Property owner and applicant Mitchell Development Group, LLC, through its representative Morrison-Maierle, Inc., submitted an application for a site plan approval on January 22, 2019. The application proposed the construction of an approximately 28,818 square foot three-story commercial building that would contain retail, restaurant, and office uses along with associated site and infrastructure improvements. The site is part of the Bozeman Gateway PUD Subdivision. Staff Evaluation and Director’s Determination of the Site Plan Application Upon review and adequacy determination of the Development Review Committee, the site plan application went to the Design Review Board on April 10, 2019. At that meeting, the DRB recommended denial. Staff provided the applicant a summary of the DRB of their findings that supported their recommendation of denial. The video of the Design Review Board meeting can be found here. Staff reviewed the site plan in accordance with the Plan Review criteria as outlined by Section 38.230.100, BMC, and developed findings presented in the staff report for the application. The Director of Community Development concurred with the staff report and recommendation. The Director’s July 16, 2019 denial of the site plan application incorporates the findings provided in the July 9, 2019 staff report, including the findings of the Design Review Board and public comment. See Staff Report, Findings of Fact and Appeal Provisions Certificate at pg. 2, Section C. Denial of the site plan application was issued on July 16, 2019 and the applicant was notified of the decision. The site plan application materials, DRB summary, public comment, staff report, and Director’s decision are attached and are part of the administrative record for this appeal. APPEAL OF THE ADMINSTRATIVE DECISION The deadline for submission of an appeal application for this site plan was July 30, 2019. On July 30, 2019, an appeal of the Director’s decision was received by the City Clerk. The appeal is made per Section 38.250.030 BMC, “Administrative project decision appeals.” Staff reviewed the appeal application materials and found the appeal application met submittal requirements required for processing the appeal. The appellant was notified through its agent on August 6, 2019 and that a hearing on the appeal will be held before the City Commission on September 16, 2019. 492 Appeal Report The Aviator Building Application: 19334 Prepared September 4, 2019 Page 3 of 4 APPEAL PUBLIC NOTICE Notice of the appeal hearing was completed in conformance with Article 38.220 BMC, “Applications & Noticing.” Notice was posted on site, mailed to property owners within 200 feet, and published in the newspaper two times on September 8, 2019 and September 15, 2019. The site notice was posted and mailings went out on August 28, 2019 and will be posted until the City Commission hearing on September 16, 2019. APPEAL PUBLIC COMMENT No items of public comment were received by the Department of Community Development at the time of this staff report. Any public comment received by the Department will be forwarded to the City Clerk’s office for Commission consideration. EVALUATION OF THE APPEAL Sec. 38.250.030.A BMC, “Administrative project decision appeals.” “An aggrieved person may appeal the final decision of the administrative review authority in the manner provided in this section. Any appeal of a final administrative decision to approve, approve with conditions or deny an application must be an appeal on the basis of the information available to the administrative review authority including this chapter, all submitted application materials, review and recommendations by administrative staff or advisory bodies, public comment and such other materials as were available. Denial of requests for waiver or alteration of applicable regulations is not a decision subject to appeal of an administrative decision. This section also applies to decisions by the administrative review authority regarding evasion of the Subdivision and Platting Act per section 38.240.360.” APPEAL FROM AN AGGREIVED PERSON For an appeal to be made the appellant, per Section 38.250.030.A BMC, must show that they are an aggrieved person. An aggrieved person is defined in Sec. 38.700.020 BMC as: “A person, as defined in this division 38.700, who has a specific, personal and legal interest in the final decision of an agency, board or commission, as distinguished from a general interest such as is the concern of all members of the community, and which interest would be specifically and personally prejudiced by the decision or benefited by its reversal.” As indicated in the appeal application, the appellant is Mitchell Development Group, LLC, Ted Mitchell, managing member, who owns the property and developer of the Bozeman Gateway PUD and thus has a personal and legal interest in the final decision of the Director of Community Development. BASIS OF THE APPEAL: As described in the appeal application materials, the appellant bases the appeal on the cover letter sent to the applicant from staff on July 18, 2019 with the staff report attached signed by the Director of Community Development warranting denial. Staff sent to the applicant a cover letter advising denial along with the signed staff report. The applicant appears to highlight the two points on the cover letter, which are for regional appropriateness and mass and scale. The basis of denial was based on DRB recommendation, public comment, and an evaluation of the Bozeman Gateway Development Manual, Bozeman Municipal Code Section 38.230.100 Plan Review Criteria, Section 38.520.010 Site Planning and Design Elements, Section 38.520.030 Relationship to adjacent properties, Section 38.530 Building Design Standards, and Section 38.570, Lighting. See attached Staff Report for full analysis of findings. UNRESOLVED ISSUES The appeal asserts that the Director acted incorrectly in reviewing and approving the site plan application. The unresolved issue is whether the Director correctly applied the applicable standards. 493 Appeal Report The Aviator Building Application: 19334 Prepared September 4, 2019 Page 4 of 4 FISCAL EFFECTS None identified. ACTIONS AVAILABLE TO THE COMMISSION: 1. Uphold the denial of site plan application 19004 as established by the Director’s July 16, 2019 decision; 2. Overturn the denial by finding the Director’s original action was erroneous and making alternative findings of the site plan criteria and PUD requirements, and approve site plan 19004. ATTACHMENTS Appeal Application Appeal Letter July 30, 2019 Staff report for Application 19004 with Decision by Director Signature Denial cover letter to applicant Design Review Board Minutes 4/10/19 & DRB meeting summary Application 19004, Narrative, Civil Plan, Architectural Plan, Landscape Plan Public Comment Development Manual of Bozeman Gateway The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 494 A1 DEVELOPMENT REVIEW APPLICATION PROJECT IMAGE PROJECT INFORMATION Project name: Project type(s): Description: Street address: Zip code: Zoning: Gross lot area: Block frontage: Number of buildings: Type and Number of dwellings: Non-residential building size(s): (in stories) Non-residential building height(s): Number of parking spaces: Afordable housing (Y/N): Cash in lieu of parkland (Y/N): VICINITY MAP CITY USE ONLY Submittal date: Application fle number: Planner: DRC required (Y/N): Revision Date: Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18 REQUIRED FORMS: Varies by project type, PLS 495 DEVELOPMENT REVIEW APPLICATION 1. PROPERTY OWNER Name: Full address (with zip code): Phone: Email: 2. APPLICANT Name: Full address (with zip code): Phone: Email: 3. REPRESENTATIVE Name: Full address (with zip code): Phone: Email: 4. SPECIAL DISTRICTS Overlay District: Neighborhood Conservation None Urban Renewal District: Downtown North 7th Avenue Northeast North Park None 5. CERTIFICATIONS AND SIGNATURES This application must be signed by both the applicant(s) and the property owner(s) (if diferent) for all application types before the submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Certifcation of Completion and Compliance – I understand that conditions of approval may be applied to the application and that I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with municipal code provisions. Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved fnal plan may result in delays of occupancy or costs to correct noncompliance. continued on next page Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18 REQUIRED FORMS: Varies by project type, PLS 496 DEVELOPMENT REVIEW APPLICATION Applicant Signature: Printed Name: Owner Signature: Printed Name: Owner Signature: Printed Name: If signing as a corporation or LLC, please provide the title and position of the individual signing on behalf of the corporation/LLC. Attach separate sheets for additional owner signatures. 6. APPLICATION TYPES Check all that apply, use noted forms. 1. Pre-application Consultation 2. Master Site Plan 3. Site Plan 4. Subdivision pre-application 5. Subdivision preliminary plan 6. Subdivision fnal plan 7. Subdivision exemption 8. Condominium Review 9. PUD concept plan 10. PUD preliminary plan 11. PUD fnal plan 12. Annexation and Initial Zoning 13. Administrative Interpretation Appeal 14. Administrative Project Decision Appeal . Commercial Non-residential COA 16. Historic Neighborhood Conservation Overlay COA 17. Informal Review 18. Zoning Deviation/Departure . Zoning or Subdivision Variance . Conditional Use Permit 21. Special Temporary Use Permit 22. Special Use Permit 23. Regulated Activities in Wetlands 24. Zone Map Amendment (non-Annexation) 25. UDC Text Amendment 26. Growth Policy Amendment 27. Modifcation/Plan Amendment . Extension of Approved Plan . Reasonable Accommodation 30. Comprehensive Sign Plan 31. Other: CONTACT US FORM FORM None INF MSP None SP 19 Z/SVAR PA 20 CUP PP STUP FP SUP SE WR CR ZMA PUDC ZTA PUDP GPA PUDFP MOD ANNX 28 EXT AIA 29 RA APA CSP 15 CCOA NCOA Alfred M. Stif Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406.582.2260 fax 406.582.2263 planning@bozeman.net www.bozeman.net Development Review Application A1 Page 3 of 3 Revision Date: 5.16.18 REQUIRED FORMS: Varies by project type, PLS 497 July 30, 2019 Robin Crough, City Clerk City of Bozeman 121 N. Rouse, Suite 201 Bozeman, MT 59715 Re: The Aviator Building Site Plan Application – Appeal to Denial COB#: 19004 MMI#: 3638.009 Dear Robin: This letter is to disagree with and appeal the denial of the Aviator Site Plan Application (19004) by the Director of Community Development. The denial Letter received was dated July 18, 2019. The site involved in this appeal is the Aviator Building Site it includes Lot 16A and a portion of Common Area 7 & 8 in Block 3 of Phase 2 of the Bozeman Gateway Subdivision PUD, situated in the NW ¼ of Section 14, Township 2 South, Range 5 East, Principal Meridian, City of Bozeman, Gallatin County, Montana. The property address is 870 Harmon Stream Blvd. The Aviator Building is a 3-floor mixed-use building with the proposed uses of restaurant, retail and office. The site has exterior patio areas to be used as outdoor public seating areas. On April 10, 2019 the Aviator Building was presented to the Design Review Board (DRB) with recommendation to Approve by Staff following the site plan review for conformance with the Development Review Committee (DRC). On June 11th, Morrison-Maierle responded to the comments made by the DRB after investigating ways to incorporate the DRB comments into the design while maintaining the aesthetic desired by the Applicant. A letter of denial by the Director of Community Development was received on July 18, 2019 for reasons of building character and mass and scale. There is sufficient evidence that the appellant is an aggrieved person as defined in section 38.700.020 of the UDC. The Mitchell Development group has a specific, personal and legal interest in this final decision as the owner and developer of not only the Aviator Building Site but also The Bozeman Gateway PUD. Our responses to the reasons of denial are shown in bold below each associated comment. COMMUNITY DEVELOPMENT DEPARTMENT COMMENTS AND OUR RESPONSES: 1. The proposed building is not compatible with the immediate environment and does not reflect regional appropriateness and traditional elements of Bozeman. Its prominent location along Huffine and the western edge of Bozeman city limits does not reflect what is compatible and sensitive to the region. 498 We disagree with this statement. The building is compatible with both the immediate environment as well as Bozeman’s regional identity. The Bozeman Gateway PUD has continuously pushed for unique and progressive designs the Aviator Building being no exception. The Aviator Building reflects the next iteration of quality design with the PUD having cohesive features that integrate seamlessly with the site and overall Bozeman Gateway community. As Bozeman is constantly evolving, the regional appropriateness and traditional elements are changing as well. With these changes bring a more progressive and contemporary sense of design within the community as seen in the Aviator Building. 2. The mass and scale of the structure is not pedestrian friendly nor does it maintain a human scale in design. The freeform architectural features and recessed entryways do not create an inviting atmosphere along a major corridor or to pedestrian using the area. We disagree with this statement. Like the rest of the Bozeman Gateway PUD, the Aviator Building strives to promote a high level of pedestrian access. The connectivity to the existing north pathway as well as the inviting communal fire pit and public seating areas promote pedestrian friendliness. The function of the building as a high access, multi-tenant building fits with the overall community aspect present in all the Bozeman Gateway buildings. The freeform architectural features assist in the human scale of the building and provide creative articulation of architectural design and building entries. Clear and welcoming entries are achieved on all faces of the building through articulation of material and figure/ground relationships. If you should have any questions regarding the request to appeal the decision of the Director of Community Development and or the above comments don’t hesitate to contact me. Sincerely, ______________________________ James A. Ullman, PE Project Engineer cc: Ted Mitchell, Mitchell Development Group File N:\3638\009\Docs\Site Plans\Building-M-Aviator\Appeal\Appeal Letter.docx 499 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019Application No.Project NameSummaryZoningOverlay District(s)Street AddressLegal DescriptionOwnerApplicantRepresentativeStaffNoticingAdvisory BoardsRecommendationDecision Authority19004TypeSite PlanThe Aviator BuildingA Site Plan application to allow for the construction of a 28,818 square foot commercialbuilding that will contain restaurant, retail, and offices and site improvements within theBozeman Gateway PUD.B-2 Growth Community Commercial Mixed Use Parcel Size .446 acresPolicy DistrictNone870 Harmon Stream Blvd, Bozeman, MT 59718Bozeman Gateway PUD Phase 2, S14, T02 S, ROSE, Block 3, Lot 16A, Acres .446, Plat J-474-EMitchell Development Group, LLC, PO Box 738, Great Falls, MT 59403Mitchell Development Group, LLC, PO Box 738, Great Falls, MT 59403Morrison-Maeirle, PO Box 1113, Bozeman, MT 59771Planner Sarah Rosenberg Engineer Anna RussellPublic Comment Period Site Posted4/5/19-4/22/19 4/5/19Board DateDRC 3/28/19DRB 4/11/19DenialDirector of Community DevelopmentAdjacent Owners4/5/19RecommendationAdequacyDenialNewspaper Legal AdN/ADateTo(^ l6'ft: -2^>(<?Full application and file of record: Community Development Department, 20 E. Olive St, Bozeman, MT 59715sPage 1 of 13500 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019FINDINGS 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 permit the construction of a three storycommercial building in the B-2 (community business) zoning district. The purposes of the Site Plan review were to consider allrelevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposalagainst the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the applicationshould 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 not comply with the requirements of theBMC. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes thefollowing decision.C) The Site Plan has been found to NOT meet the criteria of Ch. 38, BMC. The evidence contained in the submittal materials,advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensyf^ that theSite Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this l6 - day of'^H'ty , 2019, Martin Matsen, Director of Community Development, approved with conditions thisSitePlan forand 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 DEVELOPMENT^y"ny required code provisions identified in this report. Additional conditionsbe included with the final report provided to the Director of CommunityCONDITIONS OF APPROVALPlease note that these conditions are in addition tcof approval and code corrections are requiredDevelopmentRecommended Conditions of Approve1. The applicant is aclvTsed that unmet code provisions, or code provisions that are not specifically listed asconditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of theBozeman lyiufiicipal Code or state law.willCODE PROVISION^1. C^sfi in lieu of parkland was provided in accordance to Bozeman Municipal Code (BMC) section 38.420.030.Page 2 of 13501 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019{^.^^r<» .'IS ': <2LJAt'' ^l^"!f^».»»!yrS»«l^r^»rr!»J2p"am,:fi,"»^"tfi>.(,».^.-fc^9k->»^•?1irh-<<'."F^/^-.t*1•?f•^ffi•^t-^iS^"^Jl>...."*,*'»•"I< I•i»ifc^,—».•«£"%?•y'^'S'"1'-' ^'"<>,.<»...^.•wM-V.':*(^jlggB^-^l^-^^w".^••^^fA.<•-fli 3't7^B!S^m»»«n '»y»rlI'l^Mfe(-.T.I~.'"?3l^Aat^?'^®IEj!'<B2v«fc...*-I'" :Si?! ':""" ^Sf"?^ ^¥!.•?-^^^3'' ^-asfe..', ,^ii '^^' . .1:36i^[:-«S<r^^^>^S^»I^Ni«i@aEt;"%K^^<:^5i'!w7ciirI'1K'.»S.;.i'S^,<.;^-Mo»?,/I's.'<-».?K5,;':t&^^m'1L»g»ndPtanoing Projects setecttonParcelsRoadiABeysCity LimKtI J Zoning Dtstrrcte^K" •*!it»,\sSB^S.,w<^ff^...^^GlfeO^BBSiDinffn map WM croafiBd oy AtCty ofGkUAft'-ariPlanxhg C»y»torif WWWtnli*tS>»nlNAThe Aviator BuildingSPApplication 19-004Submitted 01/08/2019Figure 1: Current Zoning MapBOZEMANPlanningMTPage 3 of 13502 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019\AJN:T•=^:tx-9\0a^®<»^-^GvLi^-^-irii"a ^+•-BB€»^JASF3)^•2^^4a^.&/SF»t?sssCQl»trs\—ittua-®n'-n-?^y-yI t••» t/^^12.(^115^^21» t\t—« t0*0( tt t/^12^/I—^/w? I"-/,^• t^bIS!\\1 —-t;^;^.»^•-^.t.t—» t-iA-4..T1Figure 2: Proposed site planPage 4 of 13503 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019rrtIli^L^;f*lf*^;».&!-—•.<'!•;^ •-I Bi^°s—:ai^:ii:>>'nB%@SE VIEW-2)NE VIEWa~'t<A-s:ff1fim^IS !t-"( !^.tB.K~8-nli@NW VIEW®SW VIEWFigure 3: Conceptual RenderingsPage 5 of 13504 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 20^9ANALYSIS 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 Commercial Mixed UseYesZoningB-2, Community Business DistrictYesComments: The uses of restaurant and retail are allowed within the B-2 zoning district. The property is within theCity's municipal service area. Staff finds that the project does contribute to the goals of the growth policy.2. Conformance to this chapter, including the cessation of any currentviolations 38.200.160Meets Code?Current ViolationsNoneYesComments: There are no current violations on the subject property3. Compliance with regulations required 38.100.080Meets Code?ConflictsYesNoCondominium ownershipNANAComments: Refer to analysis under number 4, 7a-c, and 7d.4. Conformance with Plan Review for applicable permit types as specified inarticle 2 Section 38.230Meets Code?Site PlanNoComments: The Aviator Building is reviewed under the Development Manual for Bozeman Gateway and the BMC,Plan Review Criteria. Further analysis on compatibility with the BMC is detailed in individual sections below.Per the Development Manual for Bozeman Gateway, the proposed project does not meet the following:II. Site Development Standards:A.3.f Impact on the Community "The development should be compatible with and sensitive to theimmediate environment of the site relative to architectural design; scale, bulk, and building height; identifyhistoric character; disposition and orientation of buildings, and visual integrity." Per both the PUDDevelopment Manual and Article 5 of the BMC, development should be compatible with the immediateenvironment and reflect that of the regional appropriateness and traditional elements of Bozeman. TheAviator Building is not compatible or sensitive to the immediate environment nor the regionalappropriateness of Bozeman. Proposed to be situated along Huffine and at the northern most portion of theBozeman Gateway Subdivision, the design of the building is not seen anywhere else in the developmentnor within Bozeman. Within the Bozeman Gateway, many of the existing buildings contain simple lines, roofforms, materials, and design elements seen in Bozeman. For example, the Katharine Building to the east ofthe proposed Aviator Building draws from traditional building materials and the historic character ofBozeman that is appropriate to the region. The Aviator Building includes freeform architectural features arenot seen anywhere else in the city nor within the Bozeman Gateway. The excessive amounts of articulationproduce a cluttered and busy appearanceThe Bozeman Gateway is located on the western edge of Bozeman city limits making it one of the mostPage 6 of 13505 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019noticeable and prominent entryways when arriving in Bozeman city limits. The development andarchitecture of the buildings should reflect what is compatible and sensitive to the region of Bozemanthrough elements such as rectangular forms, traditional building materials, and historical character.IV. Building Design Standards:B.3 Mass and Scale "Tenant buildings and facades shall enhance the pedestrian experience and maintaina human scale in the design." Jhe Aviator Building is located along a pedestrian trail corridor, situatedbetween Huffine and the building, which will have a large influence on the pedestrian experience. Theoverall mass and scale of the proposed structure does not compliment the pedestrian experience as thebuilding creates an overwhelming and dominating appearance. The north elevation faces commonpedestrian open space and the trail corridor. The freeform architectural features which are intended to actas awnings protrude more than 7 feet off the building over retaining walls to create patios. Their scale is notof an appropriate proportion in comparison to the rest of the building. The retaining walls along this side ofthe building are close to 8 feet tall from grade. The proximity of the wall and the awnings create a barrierbetween the streetscape and the building. What is meant to be a pedestrian oriented space and aprominent frontage onto the trail and the street does not enhance the pedestrian experience and maintain ahuman scale. Although the north elevation meets facade transparency requirements, the large retainingwall conceals the windows and the deeply recessed first floor does not produce human scale design and adetached and unwelcoming experience. The building is the largest building, both in square footage and inheight, along the northern portion of the Bozeman Gateway. Although it meets B-2 and the BozemanGateway PUD standards for height, lot coverage, and floor area ratio, the excessive amount of articulationand fenestration increases the overall scale and is not appropriate for the surrounding area. The varyingrooflines, size and proportion of the freeform architectural features and large offsets of windows andprojections create a cluttered and busy appearance, which detracts from a pedestrian friendly experience.Unlike many of the other buildings within the Bozeman Gateway and around Bozeman, the Aviator Buildingdoes not define each of the floor plates and the base, middle and cap. The juxtaposition of proportion,scale, composition, and articulation does not satisfy these requirements of the Bozeman Gateway or theBMC.B.4 Architectural Vocabulary "Each design should complement the overall project design and feel tocreate an aesthetically pleasing and equally inviting atmosphere in order to promote and maintain a spirit ofcommunity and collective quality." The architectural style of this building does not complement the PUD anddoes not reflect Bozeman's regional architecture (more on Bozeman's regional architecture will be coveredbelow in the Article 5 analysis, pg. 10). As stated above, the large freeform architectural features andrecessed entryways do not create an inviting atmosphere along a major corridor and to pedestrians usingthe common open space areas and the trail5. Conformance with zoning provisions of article 3 38.320.100Meets Code?Permitted uses 38.310Commercial (Restaurant, Retail, Office)YesForm and intensity standards 38.320YesZoningB-2Setbacks(feet)StructuresFrontRear1510Parking /LoadingNA0Side50YesAlley00Comments: The proposed setbacks meet all B-2 zone district standards and the Bozeman Gateway PUD.Relationship to adjacent properties standards 38.520.030 (light and air access andprivacy) and angled setback plane 38.360.030NAApplicable zone specific or overlay standards 38.330-340YesPage 7 of 13 •506 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019Building Height RequirementsLot coverage38.320.010-.06067%Allowed100%YesHeight53'-6"Allowed65'YesComments: There are multiple different rooflines proposed. All meet the height standards for the B-2 district and theBozeman Gateway PUD.GeneraNand use^standards and requirements 38.350YesComments: All encroachments are in conformance to standards.YesApplicable supplemental use criteria 38.360NASupplemental uses/typeNANAComments: NAWireless 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 visionYesSecondary accessYesYesTraffic Impact Study /LOSNATransportation gridadequate to serve siteYesYesComments: A TIS was not required for this project.Street dedicationNADrive access locations and widthsNumber of drive accesses1-internal driveYesYesStreet easementsNAYesSpecial Improvement DistrictsNANAComments: An internal drive aisle exists on the property and connects the subject site to hlarmon StreamBoulevard and S 29th Avenue which connects to Huffine Lane.Parking requirements of 38.540Required parking nonresidential123Reductions nonresidential - retailReductions nonresidential - restaurant20%30%Required bicycle parking (10% of required parking)Provided parking off streetOn street parking14126NAYes6a(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^ctiyities within the neighborhood areaYesVehicle accesses to site1Pedestrian access location(s)YesYesSite vision trianglesYesFire lanes, curbs, signage and stripingYesPage 8 of 13507 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019Non-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: Curbing, striping gutters will be installed. Concrete walkways will be installed to provide safer pedestrianconnectivity. 7-foot walkways were required where parking spaces are adjacent to the walkway. Lighting complies withdark sky and lighting requirements. Pedestrians are served by proposed sidewalks on the property that connect toexisting sidewalks to the east and west. The property is also serviced by an existing trail system to the north.Adequate connection and integration of the pedestrian and vehicular transportationsystems to the systems in adjacent development and the general communityYesAccess easementsNANADedication of right-of-way or easements necessary for pedestrian, shared usepathway and similar transportation facilitiesNAComments: Not required for this application.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: NA. No off-street loading berths are required for this use.6b Community design and element provisions 38.410Meets Code?Lot and block standards 38.410.040YesRights of way for pedestrians alternative block delineationYesComments: A north south pedestrian path that was part of the approved PUD will be constructed with this project.This breaks up the parking lot located to the south of the proposed commercial building and will provide adequatepedestrian circulation.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: CIL was approved per the Bozeman Gateway Subdivision Phase 2.Site Surface Drainage and stormwater control 38.410.080YesLocation, design and capacityYesLandscaping per38.410.080.HYesComments: The water and sewer plan was approved by the Engineering DepartmentGrading 38.410.080YesMaximum 1:4 slope requirements metYesComments: The Site Grading and Drainage Plan was approved by the Engineering Department.Page 9 of 13508 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 20196c. Park and recreation requirements 38.420Meets Code?Enhancement of natural environmentNAWildlife habitat or feed ing area preservationNAMaintenance of public park or public open space accessNAPark/Recreational area designNAParklandCash-in-lieu for maximum known density not to exceed12units/acre(ac.).ac. X _ units/ac. X 0.03 ac.= _ ac.YesCash donation in-lieu(CIL)Proposed use of CIL approved, andpaidYesImprovements in-lieuNANAComments: Parkland requirements were addressed at the time of subdivision and are not applicable to thisapplication.7a-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 integrationNoBlock Frontage Standards 38.510YesComments: This project must adhere to Internal Roadway, Mixed, and Trail block frontage standards. Thesubject property does meet the block frontage standards.Location and design of service areas and mechanical equipment 38.520.070YesDesign 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 development 38.520.010NoComments: The Aviator Building does not promote a functional and visual compatibility between developments.The north fa?ade's large freeform architectural features and deeply recessed entries detach the building from theactivities that occur within the common open space and public right of way (trail corridor). The landscaping alongthe north facade includes trees that are directly in front of the retaining walls and large freeform architecturalfeatures. This in turn detracts from a well-integrated design if the purpose of this portion of the building is tocreate a common open space that spills out from the building onto the trail corridor.Relationship to adjacent properties 38.520.030NoComments: There is very little relationship between the adjacent buildings within the Bozeman Gateway as wellas the surrounding developments. The freeform architectural features large scale, and excessive use ofarticulation is not visually compatible between developments.Non-motorized circulation and design 38.520.040YesVehicular circulation and parking 38.520.050YesComments: The building provides adequate circulation on the site as well as provides connectivity to adjacentproperties. There is adequate connectivity to the sidewalks within the subdivision as well as the trail system to thenorth. There is direct connection from the parking lot to the south via a crosswalk and a sidewalk.Building Design Standards 38.530NoComments: The building does not have clear and welcoming building entries, has windows, entries, weatherprotection features, and structural expressions that are out of scale and do not reinforce a human-scaled pattern.What is meant to be a prominent building entrance on the north side is lost with being extremely recessed andout of scale weather protection features. The entrances on the south, east, and west elevations are not clearlyPage 10 of 13509 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019defined and as a multi-tenant building, it could quickly become unclear how to access the right portions of thebuilding.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 38.550.050YesYardAdditional screeningYesNAParking lot screeningInterior parking lot landscapeNAYesOff-street loading spaces screeningStreet frontageYesYesStreet median islandAcceptable landscape materialsNAYesProtection of landscape areasIrrigation: plan, water source, systemtypeYesYesTrees for residential adjacencyNAPerformance points15YesCity rights-of-way and parksNATree planting? for boulevard ROW, drought-resistant seedPublic ROW boulevard stripsNANAIrrigation and maintenance provisions for ROWState ROW landscapingNANAAdditionalNANAFencing and wallsNANAComments: Street frontage landscaping complies withrequirements. A departure was requested from Section38.520.040.D.3 for the relief to include 3' of landscaping between pathways and structures. The applicant requestfor a departure from this based on incorporating facade treatments and other landscape features to provideattractive pathways. The departure was granted. Based on the approved PUD Master Plan, the landscapingmeets requirements set forth by those standards. Any that were not addressed in the PUD were satisfied throughthe BMC standards.Site planning and design required 38.520YesPedestrian area landscaping, including pathways and internal circulation 38.520.040YesInternal roadway landscaping 38.520.050NAOpen 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 38.520.060NATotal requiredNANATotal providedNANAComments: Open space was not required as the parcel is under 1 acre.Page 11 of 13510 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 20197f. Conformance with the project design provisions of Article 5, Lighting 38.570Meets Code?Building-mounted lighting (cutoff and temperature)NoSite lighting (supports, cutoff and temperature)YesMinimum light trespass at property lineYesComments: Site lighting and parking lot lighting meets standards. Only select elevations were included thatdisplay footcandle illumination so it is unclear if standards are met per Section 38.570.040.G.7. It appears thatsome of the lighting choices do not meet cutoff standards. Staff requested further elevations from the applicantbut they were not provided.7g. Conformance with the project design provisions of Article 5, Signage 38.560Meets Code?Allowed (sq. ft)/buildingProposed (sq. ft)400 SF371.5 SFYesComments: The sign along Huffine is 181.25 SF. The sign along the access road is 190.25 SF. The signs meetthe UDC standards as the Bozeman Gateway PUD.8a-c. Conformance with environmental and open space objectives in articles 4-6Meets Code?Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriateYesGradingYesOn-site retention/detentionYesComments: Project meets requirements.Drainage designYesStormwater maintenance plan 38.410.030.AYesStormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetationNAComments: No surface stormwater facilities are proposed.Watercourse and wetland protections and associated wildlife habitatsNAIf the development is adjacent to an existing or approved public park or public open spacearea, have provisions been made in the plan to avoid interfering with public access to anduse 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 parties 38.220Public CommentComments: A public notice period was executed as per Section 38.220.420. Details regarding dates the noticingrequirements were conducted can be found on page 1 of this staff report. Public comment was received inopposition of the project stating that the building is not appropriately designed for the neighborhood and that themassing and articulation is not an appropriate scale.Design Review BoardThe Design Review Board (DRB) reviewed this project on April 10, 2019. Per the PUD, all projects within theBozeman Gateway are required to be reviewed by the DRB. The DRB recommended denial based on Section38.530.030, Building Character, and Section 38.540.040, Building Mass and Scale. Multiple board membersstated that the design is not cohesive with the overall development and does not support the overall sense ofPage 12 of 13511 BOZEMANCommunity DevelopmentMTStaff ReportThe Aviator Building Site PlanApplication 19004July 9, 2019identity or regional appropriateness to Bozeman. They made recommendations to the applicant to incorporatechanges to develop a building that relates more to the surrounding site. The applicant settled on not making anychanges as the comments were not necessarily required for approval and were advisory.11. If the development includes multiple lots that are interdependent for circulation orother means of addressing requirement of this title, whether the lots are either:Configured so that the sale of individual lots will not alter the approved configurationor use of the property or cause the development to become nonconforming OR Arethe subject of reciprocal and perpetual easements or other agreements to which theCity is a party so that the sale of individual lots will not cause one or more elements ofthe development to become nonconforming. 38.410.060Meets Code?Subdivision exemptionNANARequired EasementsNANAReciprocal access andshared parking easementNANAMutual access easement andagreementNANAComments: Not applicable the project is proposed on one lot.12. Phasing of development 38.230.020.B including buildings and infrastructureMeets Code?PhasingNo# of phases1YesComments: One phase is proposed.Page 13 of 13512 July 18, 2019 Morrison‐Maeirle c/o Jim Ullman PO Box 1113 Bozeman, MT 59771 RE: The Aviator Site Plan, Application 19004 Dear Mr. Ullman: The Department of Community Development has reviewed the Site Plan application for the construction of a 28,818 square foot commercial building in the Bozeman Gateway PUD. Please be advised that the application has been denied by the Community Development Department per the Director of Community Development due to the following reasons: 1. The proposed building is not compatible with the immediate environment and does not reflect regional appropriateness and traditional elements of Bozeman. Its prominent location along Huffine and the western edge of Bozeman city limits does not reflect what is compatible and sensitive to the region. 2. The mass and scale of the structure is not pedestrian friendly nor does it maintain a human scale in design. The freeform architectural features and recessed entryways do not create an inviting atmosphere along a major corridor or to pedestrian using the area. Following review of the application, staff forwarded recommendation of application approval to the Community Development Director who is responsible for the final decision. Based on final review of the application, it has been determined that the proposal does not meet the requirements of the Unified Development Code. You have the right to appeal this decision of the Community Development Director pursuant to the provisions of the Bozeman Municipal Code. Please note that this decision is subject to appeal by other aggrieved parties as defined by Sec. 38.700.020 of the Bozeman Municipal Code. Such appeals must be filed pursuant to the provisions of Sec. 38.250.030 of the Bozeman Municipal Code. An appeal must be filed within 10 working days following the date of this decision. If a valid appeal is filed, no further action on the project may proceed until a decision on the appeal is made by the City Commission, and the Community Development Department and Building Division will not be able to approve any building permits or to perform any inspections related to this application. If you have questions, or if the Department of Community Development can be of further assistance, please do not hesitate to contact me at 582‐2297 or srosenberg@bozeman.net 513 Respectfully, Sarah Rosenberg, AICP Associate Planner Department of Community Development C: Mitchell Development Group, LLC, PO Box 738, Great Falls, MT 59403 Encl: Final Staff Report 514 Design Review Board Wednesday, April 10th, 2019 at 5:30 pm City Hall, Commission Room | 121 N. Rouse Ave. A. Call meeting to order and Roll Call Present Were:  Mayor Cyndy Andrus (Commission Liaison)  Christopher Keil  Scott Freimuth  Charles Franklin (Vice Chair)  Mark Hufstetler (Chair)  Brady Ernst  Sarah Rosenberg (City Staff) B. Changes to the Agenda C. Minutes  3.27.19 Minutes (PDF)  3.27.19 Meeting Video 05:49:57 PM (00:00:44) MOTION to approve minutes from March 27th, 2019 meeting: Christopher Keil 05:50:01 PM (00:00:48) MOTION SECONDED: Scott Freimuth 05:50:04 PM (00:00:51) VOTE: All in Favor – Motion Carries Unanimously 05:50:38 PM (00:01:25) D. Public Comment Please state your name and address in an audible tone of voice for the record. This is the time for individuals to comment on matters falling within the purview of the Committee. There will also be an opportunity in conjunction with each action item for comments pertaining to that item. Please limit your comments to three minutes. E. Action Items 1. 05:50:27 PM (00:01:14) 19004 The Aviator Building SP (Rosenberg) A Site Plan application to allow for the construction of a 28,818 square foot commercial building that will contain restaurant, retail, and offices and site improvements within the Bozeman Gateway PUD. The project is located at 870 Harmon Stream Blvd., Bozeman, MT 59718.  19004 Staff Report  19004 Application Materials  19004 Plans & Elevations 05:50:36 PM (00:01:23) Bozeman City Planner Sarah Rosenberg presented the site plan. 515 05:54:23 PM (00:05:10) Sarah Rosenberg, site plan applicant Jim Ullman of Morrison-Maierle, and Matt Faure of Faure Halverson Architects answered design questions for the board members. 05:54:28 PM (00:05:15) Mr. Ullman and Mr. Faure answered Mr. Freimuth’s questions about the inspiration for the aviation theme, whether it pertained to tenant industries, and about material qualities and performance of design elements. 06:01:11 PM (00:11:58) Mr. Ullman answered Mr. Ernst’s questions about further development and garbage pickup, as well as design elements including the fiberglass wings, rooftop helicopter, and the viewing tower. Following, he responded to the questions of what functions those elements serve and how they cohere with the Master Plan for the PUD. 06:16:33 PM (00:27:20) Mr. Faure addressed Mr. Franklin’s questions regarding the curvature features and other organizing principles of the design. 06:19:39 PM (00:30:26) Mr. Ullman responded to Mr. Hufstetler’s questions regarding the building’s visual prominence after dark and its size compared to other buildings in the PUD. Mr. Faure replied to questions about a master sign plan and the overall cohesion of the building with other designs in the PUD. Ms. Rosenberg addressed questions regarding how the design meets PUD specifics, how those specifics are evaluated, and whether the rooftop helicopter would be considered signage. 06:32:06 PM (00:42:53) Mr. Faure answered Mayor Andrus’ question about how the building and materials will age. Following, Ms. Rosenberg, Mr. Ullman, and Mr. Faure responded to board members’ further questions about how the design relates to the surrounding buildings. 06:41:09 PM (00:51:56) MOTION to deny project for not meeting the intent of Article 38.530.30 (building character): Scott Freimuth 06:41:47 PM (00:52:34) MOTION SECONDED: Christopher Keil 06:41:50 PM (00:52:37) MOTION REVISED: Mayor Andrus requested that the motion be framed as a positive rather than as a denial and to see from there if it was seconded. Mr. Freimuth revised his motion to fit that framework. 06:42:24 PM (00:53:11) MOTION to approve project 19004: Scott Freimuth 06:42:47 PM (00:53:34) MOTION SECONDED: Christopher Keil 06:42:51 PM (00:53:38) Mr. Hufstetler opened up the meeting for board discussion on the motion. Mr. Freimuth expanded on his concerns about the design as Article 38.530.30 pertains to it. Mr. Ernst spoke about his concerns that the plan takes the aviation motif too far and echoed Mr. Freimuth’s considerations. Mr. Keil approved of the architecture in general, but felt that the “swoops” detracted from the look and create conflict with the intent of Article 38.530.040B, while Mr. Hufstetler liked the swoops, but echoed the concerns 516 of other board members about the cohesion of the design, internally, in relationship to surrounding buildings, and in the community, especially as the location marks the western entry point to Bozeman. 07:01:10 PM (01:11:57) VOTE: Motion Fails Unanimously 2. 07:01:43 PM (01:12:30) 18567 Enterprise Apartments SP (Rogers) A site plan application for a three-story, 60-unit apartment building consisting of 21 one-bedroom units and 39 two-bedroom units. The application provides 109 parking spaces and is located at 300 Enterprise Blvd., Bozeman MT.  18567 Staff Report  18567 Development Review Application (A1)  18567 Plans & Elevations 07:02:16 PM (01:13:03) Bozeman Senior Planner Tom Rogers presented the site plan. Members of the applicant team, Grant Syth of Bridger Builders (developer) and Daniel Gehman of Humphreys and Partner Architects, followed with a presentation on the project. 07:16:19 PM (01:27:06) Mr. Hufstetler opened up the meeting to questions from board members. Mr. Freimuth asked Mr. Gehman to expand on the purpose of the common lounge space and Mr. Keil asked how requirements for residential open space were being met. 07:18:19 PM (01:29:06) With no additional questions from the board forthcoming, Mr. Hufstetler opened the meeting to public comment. No comments were offered, so the board members were asked to present a motion. 07:19:17 PM (01:30:04) MOTION to recommend approval to the Director of Community Development: Charles Franklin 07:19:37 PM (01:30:24) MOTION SECONDED: Scott Freimuth 07:21:26 PM (01:32:13) VOTE: All in Favor – Motion Carries Unanimously 3. 07:21:52 PM (01:32:39) 18559 Text Amendment to Revise Standards for Buildings Facing Multiple Frontages and Associated Components: Ordinance No. 2019 (Rogers)  18559 Memo  Draft Ordinance 2019 07:22:11 PM (01:32:58) (Five-minute recess) 07:27:41 PM (01:38:28) Meeting resumed. Mr. Rogers presented the proposed text amendments to Ordinance No. 2019. 517 07:34:24 PM (01:45:11) The start of Article 5, referring to ground depth standards, currently only speaks to retail space depth. The proposed change would broaden that to “commercial space depth.” There are also proposed clarifications regarding the block frontage standards for setback requirements for apartments versus single-family dwellings. 07:35:42 PM (01:46:29) Changes were proposed to the language regarding properties with multiple block frontages (either more than one building on a site or a building facing multiple streets). Mr. Rogers explained why these cases can be more complex in terms of vehicle access and building entrances. 07:40:07 PM (01:50:54) The meeting was opened up for board member discussion and questions for Mr. Rogers. 07:49:16 PM (02:00:03) Mr. Freimuth suggested some clarifications to the proposed language. Board member discussion focused on the live zoning map as a primary resource. 08:00:36 PM (02:11:23) Mr. Freimuth asked for a definition of “primary façade” and other terms, and offered some areas for clarification. 08:10:32 PM (02:21:19) The meeting was opened for public comment. Architect Ben Lloyd spoke to encourage simplicity and inclusion in developing the municipal code. 08:14:24 PM (02:25:11) The board members continued to discuss the proposed changes and the public commentary. 08:31:48 PM (02:42:35) Mr. Freimuth suggested that in special cases where storefront frontage is required, it be called out specifically in the text. F. FYI/Discussion 1. Future Agenda Items G. 08:47:23 PM (02:58:10) Adjournment For more information, please contact Brian Krueger at bkrueger@bozeman.net This board generally meets the second and fourth Wednesday of the month at 5:30pm Committee meetings are open to all members of the public. If you have a disability and require assistance, please contact our ADA coordinator, Mike Gray at 406-582-3232 (TDD 582-2301). 518 Page 1 of 3 April 11, 2019 Morrison-Maeirle c/o Jim Ullman PO Box 1113 Bozeman, MT 59771 RE: Aviator Building DRB Summary, Application 19004 This letter is a summary of the comments made by the Design Review Board (DRB) meeting that took place on April 10, 2019. A motion was made by the DRB to recommend denial of the project based on the findings of Section 38.530.030, Building Character and Section 38.530.040, Building Mass and Scale. Section 38.530.030 – Building Character A. Intent. a. To promote regionally appropriate architecture that is based on human scaled design details, durable high quality materials, sustainable design measures, and that responds uniquely to the site's context. b. To emphasize high quality design in Bozeman's built environment. c. To avoid generic, corporate architectural designs that are not readily reusable or convert to another use that lessens the character and identity of Bozeman. For example, some franchise convenience uses have very specific architectural features (such as a distinctive roofline design that functions as a sign) that reinforce their identity. B. Building character standards and guidelines. Section 38.540.040 – Building Mass & Scale A. Intent a. To articulate building elements in order to achieve an appropriate perceived scale and add visual interest. b. To create clear and welcoming entries. The following are comments made by the DRB. These comments are not necessarily required for approval of the project, however, staff recommends that the team looks into how these comments could be addressed and incorporated into the design. Please provide comments to how they will or will not be addressed. If the design is to change, provide updated drawings with the response submittal. 519 Page 2 of 3 1. The aviation motif appears to be tacked on and not cohesive to the overall design. The architectural design/aviation motif of the building does not support the overall sense of identity or regional appropriateness to Bozeman. 2. There is little relationship to the surrounding site context and seems disconnected from Bozeman especially since it is located at one of the entry ways of the city. The building needs to relate more to the surrounding site and context. 3. The juxtaposition of too many design eras merged together is not successful and does not display a cohesive design to the site or to the PUD. 4. The swoops detract from human scaled design details and well-articulated architecture. There was suggestion to remove the swoops. The clear and welcoming entries are not achieved based on the overall mass and scale of the building. 5. There are concerns with the choice of materials, how the cement and fiberglass will age (UV damage), and the finish of each of them. Viewing of the DRB meeting can be viewed here. Code Correction: Upon further review of the lighting plan, it appears that it does not conform to standards. This needs to be resolved and submitted prior to the staff report going to the director for determination: 1. Section 38.570.040.B: The building entrances do not average 5.0 maintained footcandles. 2. Section 38.570.040.G.1: All outdoor lighting must be aimed, located, designed, fitted, and maintained as to not present a hazard to drivers or pedestrians. The lighting surrounding the fire pit is excessive and could present a hazard. 3. Section 38.570.040.G.3: All lighting must be turned off between 11:00pm and 6:00am with the exception that such lighting may remain illuminated only while the establishment is actually open for business. 4. Section 38.570.040.G.7: Floodlights, spotlights or any other similar lighting may not be used to illuminate buildings or other site features. The lighting of the helicopter is prohibited. The maximum illumination on any vertical surface or angular roof surface may not exceed 5.0 averaged maintained footcandles. The lighting on the south of the building and near the fire pit does not meet this standard. 5. Section 38.570.060.A: The light source may not protrude below the edge of the light fixture and may not be visible from adjacent streets or properties. Fixtures must meet IESNA “full-cutoff” criteria. Fixtures must be equipped with shielding devices. 520 Page 3 of 3 If you have any questions or concerns, please do not hesitate to contact me at 406- 582-2297. Respectfully, Sarah Rosenberg, Associate Planner C: Mitchell Development Group, LLC, PO Box 738, Great Falls, MT 59403 521 December 26th, 2018 Brian Krueger, Associate Planner City of Bozeman Department of Planning and Community Development P.O. Box 1230 Bozeman, MT 59771-1230 Re: Site M – The Aviator Building Site Plan Application MMI#: 3638.009 Dear Mr. Krueger: The following Site Plan application is for the development of the Aviator Building to be located on Lot 16A in Block 3 of Phase 2 of The Bozeman Gateway. The property includes 0.45 acres all zoned B-2. The building will be a mixed-use building with proposed uses of Restaurant, Retail and Office. Outdoor patio areas will be used as outdoor and public seating areas. The building will be 3 floors, have an approximate gross floor area of 28,818SF and will provide 126 parking spaces. The parking will be provided by the existing parking lots to the east (CA 3A) and west (CA 4A) of the proposed building. Parking will also be provided to the south of the building in (CA 7) and (CA 8). The remainder of CA 7 and CA 8 will be constructed with the Aviator Building. The site will not have any materials adverse effect upon the abutting property. The site does not have any special requirements to protect the public health, safety and general welfare. This project went through the City of Bozeman’s concept review process in October of 2018. Attached are 2 full size (24x36) copies, one 11x17 copy and two digital copies of the Aviator Building Site Plan Application. SITE PLAN CHECKLIST SP1 FORM – Items Not Applicable GENERAL INFORMATION 8. d. The project does not include open space 8. e. The project does not include city parkland 8. f. The project does not include public lands SITE PLAN GENERAL 15. There is no residential component with this application SITE PLAN DETAILS 17. The City limit boundary and Gallatin County’s Bozeman Area Zoning Jurisdiction is greater than 200’ from the project 28. (a, b, c, d) There are no ponds, streams, irrigation ditches, watercourse, water bodies, wetlands, or floodplains located on this parcel. 31. There are no significant rock outcroppings. 36. Spoils storage is not proposed. Excess material will be hauled off the site during construction. You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) 522 40. The project does not include any unique natural features, significant wildlife areas, vegetative cover, or existing trees and shrubs 41. There are no historical, archeological or cultural site within 100’ of the project site. PARKLAND AND AFFORDABLE HOUSING 43.-48. This is not a residential property therefore Parkland/Affordable Housing is not applicable. LANDSCAPE PLAN 61. There are no existing watercourses or existing drainage features at the site. The project location is outside of the 100-year floodplain. 65. Street vision triangles are not required as a part of the proposed site plan 68. This project does not include off street parking and loading areas 69. This project does not require street frontage landscaping 70. This project does not include landscape buffer strips. 71. This project does not include landscape screening or fencing. 73. This project does not include proposed seating, lighting, planters, sculptures and water features WATER AND WATER RIGHTS 79. There are no wells proposed for the property. DEVIATIONS 80.-81. There are no building construction deviations included in this application. 82. The project is not located in a Neighborhood Conservation Overlay district. DEPATURES 83. There are no departures proposed from the Bozeman Municipal Code. You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) 523 If you should have any questions regarding this site plan check list narrative for the Aviator Building Site Plan Application, don’t hesitate to contact me. Sincerely, _____________________________ James A. Ullman, PE Project Engineer cc: Matt Faure, Faure/Halvorsen Architects Ted Mitchell, Mitchell Development Group File You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) 524 WW SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW WWWWSS SS SSSSSSSSSS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWW WWWOPEN SPACE 6WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW WWWW W W W W W W W W W W W W W W WWWWWWWSDSDSDSDSDSDSDSD SD AVIATOR BUILDING F A U R E H A L V O R S E N A R C H I T E C T SA1 .1SITE PLAN1525 W10'10'BUILDINGSET BACKLINE25'OPEN SPACE 6LOT 14ACOMMON AREA 3ALOT 16ACOMMON AREA 4ALOT 17ACOMMON AREA 7COMMON AREA 8info0.25 AC.10,857 SqF t 160 ROW©2880 Technology Blvd. W.Bozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702SHEET NUMBERPROJECT NUMBERDRAWING NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:Q.A. REVIEWDATE:BY:COPYRIGHT MORRISON-MAIERLE, INC.,2019VERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!REVISIONSDATEDESCRIPTIONNO.BYN:\3638\009\ACAD\Site Plans\Building-M-Aviator\Sheets\3638009-C300-Overall-Site-Plan.dwg Plotted by james (jim) a. ullman on Feb/27/2019engineerssurveyorsplannersscientists3638.009C300BOZEMANMONTANAJAUKDJJAU10/20181DRC REVISIONS2/27/2019CMS870 HARMON STREAM BLVD.SITE PLANSITE M - AVIATOR BUILDINGBOZEMAN GATEWAY PUD1.ALL IMPROVEMENTS ON THIS PROJECT SHALL BE COMPLETED IN ACCORDANCE WITH THE MONTANAPUBLIC WORKS STANDARD SPECIFICATIONS, 6TH EDITION DATED APRIL 2010 (MPWSS); THE CITY OFBOZEMAN MODIFICATIONS TO THE MPWSS; AND THE PROJECT SPECIFICATIONS.2.THE CONTRACTOR SHALL RESTORE ALL ROADWAY SURFACES TO EQUAL OR BETTER CONDITIONTHAN EXISTED PRIOR TO EXCAVATION AS DETERMINED BY AGENCY, OWNER, AND/OR ENGINEER.3.ASPHALT, CONCRETE CURB, AND SIDEWALK SHALL BE SAW CUT OR NEAT CUT AS APPROVED BYAGENCY AND/OR ENGINEER.4.ALL TEXT AND FEATURES SHOWN SHADED ARE EXISTING. SEE SHEET C100 FOR MORE COMPLETEDEPICTION OF EXISTING CONDITIONS.5.BASE COURSE AND SUBGRADE SHALL BE COMPACTED TO A MINIMUM OF 95% OF THE MAXIMUM DRYDENSITY AS DETERMINED BY ASTM D 698.6.CONSTRUCTION JOINTS SHALL BE PLACED AT TEN FOOT (10') INTERVALS ALONG TANGENT CURBSECTIONS AND A MINIMUM OF 5.25' WITHIN THE RADIUS OF ANY CURVES, HAVING A MINIMUM DEPTHOF THREE-QUARTER INCHES (3/4") AND WIDTH OF ONE-EIGHTH INCH (1/8").7.ONE-HALF INCH (1/2") EXPANSION JOINT MATERIAL SHALL BE PLACED AT ALL PC'S, PT'S, CURBRETURNS, AND AT NOT MORE THAN 300' INTERVALS. THE EXPANSION JOINT MATERIAL SHALLEXTEND THROUGH THE FULL DEPTH OF CURB AND GUTTER.8.NO CURB AND GUTTER SHALL BE PLACED WITHOUT A FINAL FORM INSPECTION BY THE OWNER,THEIR AUTHORIZED REPRESENTATIVE, AND/OR THE CITY OF BOZEMAN (AS REQUIRED).9.CONCRETE SHALL BE CLASS M-4000.10.EXTEND CRUSHED BASE COURSE BEYOND THE BACK OF CURB A MINIMUM DISTANCE OF NINEINCHES (9"). MINIMUM THICKNESS OF CRUSHED BASE COURSE BENEATH CURB AND GUTTER SHALLBE SIX INCHES (6").GENERAL NOTES:Know what'sbelow.before you dig.CallR11x17 HORIZONTAL SCALE: 1" = 60'GRAPHIC SCALE0(IN FEET)153015301 INCH = 30 FTTHIS SITE HAS BEEN DESIGNED TO BE ACCESSIBLE TOINDIVIDUALS WITH DISABILITIES IN ACCORDANCE WITHTHE AMERICANS WITH DISABILITIES ACT.LEGEND6" STAMPED COLORED CONCRETEEXISTING PAVED AREASNOW STORAGE LOCATIONLIMITS OF CONSTRUCTIONAREA TO BE PAVED WITH THIS PROJECTBIKERACKSTRASHENCLOSURE2 DISABLED ACCESSIBLE STALLSBIKERACKSDISABLED ACCESSIBLE STALL12/26/20182 DISABLED ACCESSIBLE STALLSBUILDING SETBACK LINE50' STRAIGHT APPROACHFROM TRASH ENCLOSURE526 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SDSD SD SD SD SDSDSDSDSDSDSDH.P.41.5040.7040.7040.5540.7040.5540.7040.5340.2640.9540.8844.8945.0143.3343.4544.5944.6744.6444.6444.6444.6444.7444.7444.5042.5742.7544.0744.1944.2745.0542.9044.0044.7844.4444.1844.2344.3645.07±44.9745.0344.7945.1044.8844.6945.22±45.6445.7291.5245.6245.6045.5545.4545.7645.7145.4044.8244.7244.8444.8444.7844.7044.6844.6044.8444.7444.4844.4444.9244.924.23%45.6445.5845.01TBC=44.97TBC=45.0347.9247.82TBC=45.29TBC=45.172.99%1.21%3.11%45.121.14%45.0644.991.30%43.2643.3643.542.00 %40.7141.304.60%1.30%44.6740.3640.170.82%FL=40.59L.P.40.215.00%42.5742.751. 3 0%44.4044.2744.204.26%5.00%1.70%1.52% 4 1 4 2 4 3 44434245 414141 . 5 41 43 42 42 45.545 45454 4 . 5 45.545 4 0 43 TOP: 40.50BOTTOM: 39.00484148404842484048414841484248 4 2 4843 48444845 484542.0044 40 . 5 41 . 5 40.5TBC = 4 5. 3 2 EG=4 4.8246.1145.7745.6341.604 0 . 5 H.P.41.5040.7040.7040.5540.7040.5540.7040.5340.2640.9540.8844.8945.0143.3343.4544.5944.6744.6444.6444.6444.6444.7444.7444.5042.5742.7544.0744.1944.2745.0542.9044.0044.7844.4444.1844.2344.3645.07±44.9745.0344.7945.1044.8844.6945.22±45.6445.7291.5245.6245.6045.5545.4545.7645.7145.4044.8244.7244.8444.8444.7844.7044.6844.6044.8444.7444.4844.4444.9244.924.23%45.6445.5845.01TBC=44.97TBC=45.0347.9247.82TBC=45.29TBC=45.172.99%1.21%3.11%45.121.14%45.0644.991.30%43.2643.3643.542.00 %40.7141.304.60%1.30%44.6740.3640.170.82%FL=40.59L.P.40.215.00%42.5742.751. 3 0%44.4044.2744.204.26%5.00%1.70%1.52% 4 1 4 2 4 3 44434245 414141 . 5 41 43 42 42 45.545 45454 4 . 5 45.545 4 0 43 TOP: 40.50BOTTOM: 39.00484148404842484048414841484248 4 2 4843 48444845 484542.0044 40 . 5 41 . 5 40.5TBC = 4 5. 3 2 EG=4 4.8246.1145.7745.6341.604 0 . 5 46©2880 Technology Blvd. W.Bozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702SHEET NUMBERPROJECT NUMBERDRAWING NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:Q.A. REVIEWDATE:BY:COPYRIGHT MORRISON-MAIERLE, INC.,2018VERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!REVISIONSDATEDESCRIPTIONNO.BYN:\3638\009\ACAD\Site Plans\Building-M-Aviator\Sheets\3638009-C400-Site Grading and Drainage-Plan.dwg Plotted by james (jim) a. ullman onDec/22/2018engineerssurveyorsplannersscientists3638.009C400BOZEMANMONTANAJAUKDJJAU10/2018870 HARMON STREAM BLVD.SITE GRADING AND DRAINAGE PLANSITE M - AVIATOR BUILDINGBOZEMAN GATEWAY PUD11x17 HORIZONTAL SCALE: 1" = 20'GRAPHIC SCALE0(IN FEET)5105101 INCH = 10 FTTCATCH CURBSPILL CURBTRANSITIONCURB (T)TOP BACK OF CURB ELEVATIONTBCEDGE OF GUTTER ELEVATIONEGLEGENDRETAINING WALLRIDGE LINEFLOW LINEPROPOSED CONTOUR (WHOLE)PROPOSED CONTOUR (HALF)XXXX.5GRIND EXISTINGCURB TO FLUSHCURB WITH TBCELEVATIONS ASSHOWNGRIND EXISTINGCURB TO FLUSHCURB WITH TBCELEVATIONS ASSHOWNGRIND EXISTINGCURB TO FLUSHCURB WITH TBCELEVATIONS ASSHOWNWEST END OF STEP (514"RISER):TOP OF RISER = 45.31BOTTOM OF RISER = 44.87EAST END OF STEP (514"RISER):TOP OF RISER = 45.21BOTTOM OF RISER = 44.77CONNECT TOEXISTING 12" PVCSTORM DRAIN12" INV. = XX.XXSTEPS: 3 - 6"RISERSWITH 2 - 12"TREADSAT 2.00%BENCH SEATS:4 - 11 12" RISERS, WITH 3 - 24" SEATS@ 1.50%STEPS (TYP. BOTH SIDES):8 - 5 34" RISERS, WITH 7 - 12"TREADS @ 1.50%TOP OFSLAB=43.601.5' RISER / DROP TO FIRE PITAREA (SLOPE FIRE PIT @ 2.00%TO CENTER)MATCH EXISTING HIGHPOINT AT SAWCUTLINEBUILDING F.F. = 4844.94EXISTING CATCHCURBMAINTENANCE ACCESS:5 L.F. TOP OF WALL =FINISHED GRADE ELEVATIONMAINTENANCE ACCESS:5 L.F. TOP OF WALL =FINISHED GRADE ELEVATION12/26/2018GRADING LIMITSGRADING LIMITSOPEN SPACE 6SAWCUTLINEEXISTINGSPILL CURBMAINTENANCE ACCESS:5 L.F. TOP OF WALL =FINISHED GRADE ELEVATIONCO 527 SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW WWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD 41424344434541414143424245454545404345464747484949SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDDESIGNED BYDRAWN BYCHECKED BYDATEPROJECT NO.FILE NO.SHEETPROJECT TITLESHEET TITLE (C) 2018 PEAKS TO PLAINS DESIGN, P.C. LANDSCAPE ARCHITECTURE/PLANNING/CIVIL ENGINEERING 404 NORTH 31ST STREET, SUITE 405 BILLINGS, MONTANA 59101 (406) 294-9499 - (406) 294-9670 FAX WWW.PEAKSTOPLAINS.COM PEAKS TO PLAINS DESIGNPC 18057_L2.DWGL2.11805712/19/18JJRGNLGNL& COMMON AREA 7 OPEN SPACE 6 SITE M - THE AVIATOR BUILDING LANDSCAPE PLAN LANDSCAPE PLAN1SCALE: 1" = 20'COMMONAREA 4ACOMMONAREA 7SITE MTHE AVIATORBUILDINGOPENSPACE 6EX. BURIED FIBEREASEMENTCOMMONAREA 3ACOMMONAREA 8SNOWSTORAGE, TYP.P.U.D. LOTS KEY2SCALE: 1" = 50'(2) TGR(5) JHH(2) GSK(6) RMB(2) TGR(1) GSK(3) JBS(5) CKF(1) GSK(8) HBO(13) SMY(1) GSK(1) GSK(9) CKF(5) SMYEX. TRASHENCLOSURESSIDEWALK(18) GGI(5) HBOSNOWSTORAGE, TYP.EX. TREEEX. TREE &SHRUBSEX. TREE(1) SISSIDEWALKSIDEWALKSIDEWALKSIDEWALKSIDEWALKSIDEWALKPATHWAYPATHWAYLEGAL DESCRIPTIONADDRESS: 870 HARMON STREAM BOULEVARDBLOCK 3 OF PHASE 2 OF BOZEMAN GATEWAY SUBDIVISION P.U.D.LOT 16A AND COMMON AREA 7SITUATED IN THE NW1/4 OF SECTION 14, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPALMERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANAZONED: B-2ADJACENT ZONING: B-2PROPERTY OWNER/DEVELOPERMITCHELL DEVELOPMENT GROUPPO BOX 738GREAT FALLS, MT 59771(406) 868-2200SITE M - CODE COMPLIANCELANDSCAPING PERFORMANCE STANDARDS - 15 POINTS REQUIRED PER SEC. 38.550.060 TABLE 38.550.060-1CATEGORYPOTENTIAL POINTSCLAIMED POINTS38.550.060.B(1): DROUGHT TOLERANT SPECIES FOR >75% OFTREES AND SHRUBS5 POINTS538.550.060.B(2): 5 POINTS PER 50-LINEAR FEET OF SETBACKCONTAINING PLANTS FROM COLUMNS A & B IN TABLE38.550.060-25 POINTS538.550.060.C(3): 2 POINTS PER 1% OF INCREMENT OF LOT AREACOVERED BY PUBLICLY ACCESSIBLE SPECIAL PEDESTRIANFACILITIES & FEATURES SUCH AS PLAZAS,COURTYARDS...RECREATION FACILITIES, UP TO 8 POINTSMAXIMUM.1019 SF (SPECIAL PED. FACILITY) /19440 SF (LOT) = 5.2%10 POINTS ( 8 MAX).8TOTAL18COMMON AREA 7 CODE COMPLIANCE*PARKING LOT LANDSCAPING PER SEC. 38.550.050CATEGORYREQUIREDPROVIDED(C) 2B: 1 LARGE CANOPY TREE OR 3 SMALLTREES FOR EACH 9 PARKING SPACES37 PARKING SPACES = 5 TREEUNITS6 TREE UNITS(C)2E: 20 SF OF LANDSCAPE AREA FOR EACHPARKING SPACE37 PARKING SPACES = 740 SFOF LANDSCAPE AREA1,040 SF OF LANDSCAPEAREA*THE EASTERN SECTION OF COMMON AREA 7 WAS COMPLETED/INSTALLED AS PART OF THE KOHL'S PARKINGEXPANSION DEVELOPMENT UNDER APPLICATION Z-11221. THE CALCULATIONS PROVIDED ARE FOR THEREMAINING, UNDEVELOPED SEGMENT OF COMMON AREA 7.PLANT SCHEDULEMATUREDROUGHTTOLERANTSYMBOLQUANTITYBOTANICAL NAMECOMMON NAMESIZEROOTNOTESHEIGHTWIDTHDECIDUOUS TREESGSK8GLEDITSIA TRIACANTHOS 'SKYCOLE'SKYLINE HONEYLOCUST2" CAL.B&B35-45'25-35'YTGR5TILIA CORDATA 'GREENSPIRE'LITTLE LEAF LINDEN2" CAL.B&B30-40'25-30'YSIS1SYRINGA RETICULATA 'IVORY SILK'IVORY SILK JAPANESE LILAC TREE2" CAL.B&B20-25'20-25'CONIFEROUS TREESJBA5JUNIPERUS VIRGINIANA 'BLUE ARROW'BLUE ARROW JUNIPER#15CONTAINER12-15'2-4'YDECIDUOUS SHRUBSCFI11CORNUS STOLONIFERA 'FARROW'ARCTIC FIRE DOGWOOD#5CONTAINER3-4'3-4'YPJK12POTENTILLA FRUTICOSA 'JACKMANII'JACKMAN POTENTILLA#5CONTAINER3-4'3-4'YPOL10PHYSOCARPUS OPULIFOLIUS 'DONNA MAY'LITTLE DEVIL NINEBARK#5CONTAINER3-4'3-4'YRMB9ROSA 'MORDEN BLUSH'MORDEN BLUSH SHRUB ROSE#5CONTAINER2-3'2-3'YSMK3SYRINGA PATULA 'MISS KIM'MISS KIM LILAC#5CONTAINER3-5'3-5'YCONIFEROUS SHRUBSJBS3JUNIPERUS SQUAMATA 'BLUE STAR'BLUE STAR JUNIPER#5CONTAINER3-5'3-5'YJCC3JUNIPERUS SABINA 'MONNA'CALGARY CARPET JUNIPER#5CONTAINER6-12"5-6'YJHH5JUNIPERUS HORIZONTALIS 'HUGHES'HUGHES JUNIPER#5CONTAINER1-2'6-8'YTHM10THUJA OCCIDENTALIS 'HETZ MIGET'HETZ MIGET ARBORVITAE#5CONTAINER2-3'2-3'PERENNIALSAPV28AEGOPODIUM PODAGRARIA 'VARIEGATUM'SNOW-ON-THE-MOUNTAIN#1CONTAINER24" O.C. SPACING10-15"1-2'YBES24RUDBECKIA HIRTABLACK-EYED SUSAN#1CONTAINER24" O.C. SPACING2-3'1-2'YBJF27BRUNNERA MACROPHYLLA 'JACK FROST'JACK FROST BUGLOSS#1CONTAINER18" O.C. SPACING12-15"12-18"CKF44CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER'KARL FORESTER FEATHER REED GRASS#1CONTAINER5-6'1-2'YEPM31ECHINACEA PURPUREA 'MAGNUS'PURPLE CONEFLOWER#1CONTAINER24" O.C. SPACING24-36"24"YFBF21FESTUCA OVINA GLAUCA 'ELIJAH BLUE'ELIJAH BLUE FESCUE#1CONTAINER6-12"6-12"YGGI42GAILLARDIA X GRANDIFLORA 'GOBLIN'GOBLIN BLANKETFLOWER#1CONTAINER18" O.C. SPACING12-18"12-18"YHAM5HOSTA UNDULATE 'ABLOMARGINATA'VARIEGATED HOSTA#1CONTAINER36" O.C. SPACING12-18"24-36"HBO18HELICTOTRICHON SEMPERVIRENSBLUE OAT GRASS#1CONTAINER24-40"18-24"YLGL13LAMIUM MACULATUM 'PURPLE DRAGON'PURPLE DRAGON DEAD NETTLE#1CONTAINER18" O.C.6-12"12-18"YMSF10MISCANTHUS SINENSIS PURPURASCENS'FLAME GRASS#1CONTAINER3-4'2-3'YSMY52SALVIA NEMOROSA 'MAY NIGHT'MAY NIGHT MEADOW SAGE#1CONTAINER24" O.C. SPACING18-24"18-24"YNON-VEGETATIVE FEATURESN/A42-3' DIA. GRANITE BOULDER(15) BJF(5) MSF(12) BJF(5) MSF(3) APV(10) APV(4) SMY(7) EPM (8) SMY(1) JBA(3) CFI(1) TGR(22) SMY(11) EPM(10) CKF(8) APVSITE MTHE AVIATORBUILDING(1) GSK(5) POL(7) GGI(5) THM(5) CKF(5) CKF(5) THM(5) POL(5) CKF(5) HAM(13) LGL(5) HBO(7) FBF(5) CFI(5) CKF(3) PJK(3) RMB(3) PJK(1) JBA(1) JBA(1) JBA(1) JBASNOW STORAGEAREAS, TYP.LEGENDSODDYED & STAMPED CONC., SEENOTE #1DECOMPOSED GRANITE, SEECIVIL DETAIL2-3' DIA. GRANITE BOULDERSNOW STORAGE AREANEW BIKE RACK, SEE DETAIL 7,SHEET C700EX. CONTOURSPROPOSED MAJOR CONTOURPROPOSED MINOR CONTOUR(15) BES(9) BES(6) PJK(13) EPM(17) GGI(3) CFI(9) SMY(7) APV(5) FBFDECOMPOSEDGRANITECOMMON AREA 3APREVIOUSLY APPROVED BY CITY UNDER APPLICATION Z-14183COMMON AREA 4APREVIOUSLY APPROVED BY CITY UNDER APPLICATION Z-12316COMMON AREA 8PREVIOUSLY APPROVED BY CITY UNDER APPLICATION Z-14259OPEN SPACE 6PREVIOUSLY APPROVED BY CITY AS PART OF PHASE 2 P.U.D.BIKE RACK, TYP.3' DIA.BOULDER, TYP.1 NON-CANOPY TREE &6 DECIDUOUS SHRUBS,PER TABLE 38.550.060-2L2.21L2.23L2.27L2.24(1) GSKL2.26L2.25(5) CKFL2.24L2.22DYED & STAMPEDCONCRETE, MATCHTO COLOR &PATTERN AT KOHL'SPARKING ISLANDALUMINUMEDGING,TYP.L2.28ALUMINUMEDGING, TYP.EASTERN AREA OF COMMON AREA 7PREVIOUSLY APPROVED UNDERAPPLICATION Z-11221.(3) JCC(3) SMKMATCH & TIE INTOEX. EDGINGROCKMULCHEX. PROPERTYBOUNDARY, TYP.NOTES1.DYED & STAMPED CONCRETE IS TO MATCH THE COLOR & PATTERN ATKOHL'S PARKING ISLAND4545528 ARCHITECTURE/PLANNING/DEVELOPMENT/INTERIORS1425 WEST MAIN ST. SUITE A -BOZEMAN, MONTANA 59715TELEPHONE:(406) 587-1204 EMAIL: FHA@FAUREHALVORSEN.COM2016 FHA. It is unlawful to use any or all of these document without the expressed written consecnt of Faure Halvorsen Architects PC.A R C H I T E C T SF A U R E H A L V O R S E NDATE: 12/19/2018 5:50:16 PMG2.1TED MITCHELL, BOZEMAN GATEWAY SUBDIVISION PUDAVIATOR BUILDING870 HARMON STREAM BLVD.BOZEMAN, MT 59718 2018SITE M3D VIEWSJOB NO: 18-102SE VIEW1NE VIEW2NW VIEW3SW VIEW4529 ALUMINUM STOREFRONT SYSTEM, BLACK26 GAUGE METAL PARAPET CAP, MATCH FINISH TO SIDING26 GAUGE METAL PARAPET CAP, BLACKFIBERGLASS, WHITE w/ SMOOTH FINISHBRICK VENEER2" CHANNEL REVEALSPRAY APPLIED CONCRETE, WHITEGLASS PANEL RAILINGAWNING, BLACKSTEEL ROD AWNING SUPPORTS, BLACKDRI-DESIGN METAL PANEL SYSTEM, LIGHT GRAYHORIZONTAL STANDING SEEM METAL SIDING, BLACKENED STEEL BI-FOLD DOORMETAL TRIM, BLACKWINDOW SYSTEM w/ ANGLE AND RADIUS, BLACKEPDM MEMBRANE ROOFING, WHITEMECHANICAL LOUVERSGRAVEL ROOF TOPPINGCONCRETE PAVERSGLASS AWNINGALUMINUM CURTAIN WALL SYSTEM, BLACKALUMINUM STOREFRONT SYSTEM, BLACK26 GAUGE METAL PARAPET CAP, MATCH FINISH TO SIDING26 GAUGE METAL PARAPET CAP, BLACKFIBERGLASS, WHITE w/ SMOOTH FINISHBRICK VENEER2" CHANNEL REVEALSPRAY APPLIED CONCRETE, WHITEGLASS PANEL RAILINGDRI-DESIGN METAL PANEL SYSTEM, LIGHT GRAYHORIZONTAL STANDING SEEM METAL SIDING, BLACKENED STEEL GLASS OVERHEAD DOORBI-FOLD DOOREPDM MEMBRANE ROOFING, WHITEGRAVEL ROOF TOPPINGCONCRETE PAVERSEXISTING BIKE PATHBICYCLE PARKINGCABLE RAILING w/ GATE, BLACKSTAMPED CONCRETEFIRE PITMETAL SIDING, BLACKARCHITECTURE/PLANNING/DEVELOPMENT/INTERIORS1425 WEST MAIN ST. SUITE A -BOZEMAN, MONTANA 59715TELEPHONE:(406) 587-1204 EMAIL: FHA@FAUREHALVORSEN.COM2016 FHA. It is unlawful to use any or all of these document without the expressed written consecnt of Faure Halvorsen Architects PC.A R C H I T E C T SF A U R E H A L V O R S E NDATE: 12/19/2018 5:51:43 PMG3.1TED MITCHELL, BOZEMAN GATEWAY SUBDIVISION PUDAVIATOR BUILDING870 HARMON STREAM BLVD.BOZEMAN, MT 59718 2018SITE MMATERIAL PALETTEJOB NO: 18-102SE ISOMETRIC1NW ISOMETRIC2DRI-DESIGN METAL PANEL SYSTEM, LIGHT GRAYBRICK VENEER w/ 2" CHANNEL PROFILE REVEAL RANDOM WIDTH HORIZONTAL STANDING SEAM METAL SIDING, BLACKENED STEELSPRAY APPLIED CONCRETE, SMOOTH WHITEFIBERGLASS, WHITE w/ SMOOTH-SEMI REFLECTIVE FINISHBI-FOLDING HANGAR STYLE DOORSALUMINUM STOREFRONT / CURTAIN WALL SYSTEM, BLACKGLASS OVERHEAD DOORSCABLE RAILING SYSTEM w/ GATE, BLACKGLASS PANEL RAILING SYSTEMSTAMPED CONCRETE, PER PUD STANDARDCONCRETE PAVERSMATERIAL PALETTE530 8' - 0" 4' - 0" 4' - 0" A3.1 1 A A4.1 B C D C E D F F 1 A4.2 T.O. TOWER 4898' - 5 1/4" GLASS PANEL RAILING 26 GAUGE METAL PARAPET CAP, BLACK DRI-DESIGN METAL PANEL SYSTEM, LIGHT GRAY T.O. VIEWING DECK 4887' - 11 1/4" T.O. ROOF 4879' - 11 1/4" T.O. THIRD LEVEL 4876' - 11 1/4" 26 GAUGE METAL PARAPET CAP, MATCH FINISH TO SIDING HORIZONTAL STANDING SEEM METAL SIDING, BLACKENED STEEL ALUMINUM STOREFRONT SYSTEM, BLACK EXTERIOR LIGHTING (SEE ELECTRICAL) GLASS OVERHEAD DOOR BI-FOLD DOOR STEEL ROD AWNING SUPPORTS, BLACK AWNING, BLACK STEEL WINDOW SHADING DEVICE T.O. SECOND LEVEL 4860' - 11 1/4" BRICK VENEER FIBERGLASS, WHITE w/ SMOOTH FINISH UTILITIES - SCREEN WITH LANDSCAPING GAS AND ELECTRIC METERS 2" CHANNEL REVEAL CABLE RAILING/ GATE, BLACK T.O. MAIN LEVEL 4844' - 11 1/4" SPRAY APPLIED CONCRETE, WHITE EAST ELEVATION 1/8" = 1'-0" 8 7 6 5 4 T.O. TOWER 4898' - 5 1/4" METAL SIDING, BLACKENED STEEL METAL TRIM, BLACK T.O. VIEWING DECK 4887' - 11 1/4" GLAZING SYSTEM w/ ANGLE AND RADIUS, BLACK GLASS PANEL RAILING T.O. ROOF 4879' - 11 1/4" T.O. THIRD LEVEL 4876' - 11 1/4" 26 GAUGE METAL PARAPET CAP, MATCH FINISH TO SIDING DRI-DESIGN METAL PANEL SYSTEM, LIGHT GRAY HORIZONTAL STANDING SEEM METAL SIDING, BLACKENED STEEL FIBERGLASS, WHITE w/ SMOOTH FINISH METAL SIDING, BLACK T.O. SECOND LEVEL 4860' - 11 1/4" GLASS OVERHEAD DOOR ALUMINUM STOREFRONT SYSTEM, BLACK LANDSCAPED BLOCK FRONTAGE: 64% FACADE TRANSPARENCY BETWEEN 4' 0" AND 10' 0" STEEL WINDOW SHADING DEVICE EXTERIOR LIGHTING (SEE ELECTRICAL) BRICK VENEER T.O. MAIN LEVEL 4844' - 11 1/4" 2" CHANNEL REVEAL SPRAY APPLIED CONCRETE, WHITE NORTH ELEVATION 1/8" = 1'-0" SITE M JOB NO: 18-102 DATE: 12/19/2018 5:43:01 PM EXTERIOR ELEVATIONS 53' - 6" 53' - 6" 3' - 0" 6' - 0" F A U R E H A L V O R S E N A R C H I T E C T S ARCHITECTURE/PLANNING/DEVELOPMENT/INTERIORS 1425 WEST MAIN ST. SUITE A - BOZEMAN, MONTANA 59715 TELEPHONE:(406) 587-1204 EMAIL: FHA@FAUREHALVORSEN.COM AVIATOR BUILDING TED MITCHELL, BOZEMAN GATEWAY SUBDIVISION PUD 2016 FHA. It is unlawful to use any or all of these document without the expressed written consecnt of Faure Halvorsen Architects PC. 870 HARMON STREAM BLVD.BOZEMAN, MT 59718 2018 1 2 531 A3.2 2 1 2 A4.2 1 3 A4.3 4 2 A4.3 5 6 7 8 9 T.O. TOWER 4898' - 5 1/4" GLASS PANEL RAILING 26 GAUGE METAL PARAPET CAP, BLACK T.O. VIEWING DECK 4887' - 11 1/4" METAL TRIM, BLACK DRI-DESIGN METAL PANEL SYSTEM, LIGHT GRAY 26 GAUGE METAL PARAPET CAP, MATCH FINISH TO SIDING T.O. ROOF 4879' - 11 1/4" T.O. THIRD LEVEL 4876' - 11 1/4" HORIZONTAL STANDING SEEM METAL SIDING, BLACKENED STEEL BRICK VENEER ALUMINUM STOREFRONT SYSTEM, BLACK 2" CHANNEL REVEAL EXTERIOR LIGHTING (SEE ELECTRICAL) METAL SIDING, BLACK T.O. SECOND LEVEL 4860' - 11 1/4" FIBERGLASS, WHITE w/ SMOOTH FINISH STEEL ROD AWNING SUPPORTS, BLACK STOREFRONT BLOCK FRONTAGE: 76% FACADE TRANSPARENCY BETWEEN 30" AND 10' 0" T.O. MAIN LEVEL 4844' - 11 1/4" AWNING, BLACK GLASS AWNING ALUMINUM CURTAIN WALL SYSTEM, BLACK SPRAY APPLIED CONCRETE, WHITE LANDSCAPING CURB, BLACK SOUTH ELEVATION 1/8" = 1'-0" 1 F A4.2 F D E C D 1 C A4.1 B A T.O. TOWER 4898' - 5 1/4" 26 GAUGE METAL PARAPET CAP, BLACK GLASS PANEL RAILING T.O. VIEWING DECK 4887' - 11 1/4" DRI-DESIGN METAL PANEL SYSTEM, LIGHT GRAY 26 GAUGE METAL PARAPET CAP, MATCH FINISH TO SIDING T.O. ROOF 4879' - 11 1/4" T.O. THIRD LEVEL 4876' - 11 1/4" BI-FOLD DOOR HORIZONTAL STANDING SEEM METAL SIDING, BLACKENED STEEL FIBERGLASS, WHITE w/ SMOOTH FINISH 26 GAUGE METAL PARAPET CAP, BLACK T.O. SECOND LEVEL 4860' - 11 1/4" ALUMINUM STOREFRONT SYSTEM, BLACK STEEL ROD AWNING SUPPORTS, BLACK AWNING, BLACK EXTERIOR LIGHTING (SEE ELECTRICAL) STEEL WINDOW SHADING DEVICE BRICK VENEER 2" CHANNEL REVEAL T.O. MAIN LEVEL 4844' - 11 1/4" SPRAY APPLIED CONCRETE, WHITE WEST ELEVATION 1/8" = 1'-0" SITE M JOB NO: 18-102 DATE: 12/19/2018 5:43:37 PM EXTERIOR ELEVATIONS 53' - 6" 53' - 6" 10' - 0" 2' - 6" 7' - 6" 2' - 0" 11' - 6" 10' - 0" F A U R E H A L V O R S E N A R C H I T E C T S ARCHITECTURE/PLANNING/DEVELOPMENT/INTERIORS 1425 WEST MAIN ST. SUITE A - BOZEMAN, MONTANA 59715 TELEPHONE:(406) 587-1204 EMAIL: FHA@FAUREHALVORSEN.COM AVIATOR BUILDING TED MITCHELL, BOZEMAN GATEWAY SUBDIVISION PUD 2016 FHA. It is unlawful to use any or all of these document without the expressed written consecnt of Faure Halvorsen Architects PC. 870 HARMON STREAM BLVD.BOZEMAN, MT 59718 2018 2 1 532 T.O. TOWER 4898' - 5 1/4" G H J K L GLASS PANEL RAILING 26 GAUGE METAL PARAPET CAP, BLACK DRI-DESIGN METAL PANEL SYSTEM, LIGHT GRAY T.O. VIEWING DECK 4887' - 11 1/4" 26 GAUGE METAL PARAPET CAP, MATCH FINISH TO SIDING HORIZONTAL STANDING SEEM METAL SIDING, BLACKENED STEEL T.O. ROOF 4879' - 11 1/4" T.O. THIRD LEVEL 4876' - 11 1/4" ALUMINUM STOREFRONT SYSTEM, BLACK BI-FOLD DOOR GLASS OVERHEAD DOOR STEEL ROD AWNING SUPPORTS, BLACK AWNING, BLACK T.O. SECOND LEVEL 4860' - 11 1/4" STEEL WINDOW SHADING DEVICE BRICK VENEER FIBERGLASS, WHITE w/ SMOOTH FINISH EXTERIOR LIGHTING (SEE ELECTRICAL) UTILITIES - SCREEN WITH LANDSCAPING T.O. MAIN LEVEL 4844' - 11 1/4" GAS AND ELECTRIC METERS 2" CHANNEL REVEAL CABLE RAILING/ GATE, BLACK SPRAY APPLIED CONCRETE, WHITE NORTH EAST ELEVATION 1/8" = 1'-0" A3.3 SITE M JOB NO: 18-102 DATE: 12/19/2018 5:43:57 PM EXTERIOR ELEVATIONS 53' - 6" F A U R E H A L V O R S E N A R C H I T E C T S ARCHITECTURE/PLANNING/DEVELOPMENT/INTERIORS 1425 WEST MAIN ST. SUITE A - BOZEMAN, MONTANA 59715 TELEPHONE:(406) 587-1204 EMAIL: FHA@FAUREHALVORSEN.COM AVIATOR BUILDING TED MITCHELL, BOZEMAN GATEWAY SUBDIVISION PUD 2016 FHA. It is unlawful to use any or all of these document without the expressed written consecnt of Faure Halvorsen Architects PC. 870 HARMON STREAM BLVD.BOZEMAN, MT 59718 2018 1 533 1 Robin Crough From:Nicole Stine <n.colestine@gmail.com> Sent:Saturday, April 27, 2019 1:09 PM To:Agenda Subject:Aviator Building - Bozeman Resident Concern Categories:Public Comment Hello City Officials, My name is Nicole Stine and I am a concerned Bozeman resident living at 217 W Koch St, 59715. Additionally, I work as a Designer at an Architecture firm here in Bozeman. I feel passionately that the Aviator Building that was reviewed by the Design Review Board on 4/10/2019 is not appropriately designed for the neighborhood context and entry corridor it is planned to be located in. This building is slated to be be built in one of the most prominent entry corridors in Bozeman, which welcomes people that have a huge impact on our economy. Some of these people are visitors and this building will be one of the first prominent buildings they will see as they enter Bozeman. Based on my notes below on lack of contextuality and inappropriate scale, this building is not fit for that prominent role. In addition to my point about the building prominence in an important entry corridor into Bozeman, the following sections from the City of Bozeman Unified Devleopment Code have been overlooked and make this design unfit to be approved. Sec. 38.530.030 - Building Character  The first item in this section addresses the intent of a building character, which this building design does not comply with. As a start, the history of Bozeman is not based in aviation so the "theme" of this building seems to be a bit misplaced. The "cloud like" forms arbitrarily located around the building described in the elevation as "Fiberglass, White w/ smooth" seem to be related to the aviation theme, but have no contextual significance to Bozeman. Additionally, their scale is completely out of proportion with a "human scaled design detail".  While the helicopter that is proposed to permanently live on the roof of the building will add interest, it is does not respond to the site's context nor is it regionally appropriate. Sec. 38.530.040 - Building massing & Articulation  While the "cloud like" swoops on every elevation of this building may add visual interest, it will be for the wrong reasons as they are distracting to the building's design. Additionally, their scale is not an appropriate scale in comparison to the rest of the building. Sec. 38.520.010 - Purpose 534 2  In addition to this design not being contextual to Bozeman's history or traditions, it does not fit into the surrounding site plan. The section above highlights Bozeman's goals to make sure new development is compatible with existing developments. The design shown at the Aviator Building has very little relation to the surrounding buildings and will standout for all the wrong reasons. It would seem this design is not intentional given that it does not fit in with the context of Bozeman or the development it is planned to live within. In conclusion, I would recommend the City Council reclaim this project and propose a redesign to comply with the items highlighted above due to its prominence at a critical entry corridor from the west side of Bozeman. In the last 2 years I have prepared multiple site plan applications for projects in Bozeman under the updated UDC and understand how time consuming this process can be for the owner and Architect, however in this case this building is not fit for this site as it is currently designed and should be reconsidered. The visual attributes of this building design will only provide a negative lasting impression of the character of the city for residents and visitors alike that enter Bozeman from the West. As I mentioned before, I do understand this process of design approval with the City very well and in this case want to make sure this design is not just pushed through, as it will have a significant impact on one of Bozeman's most critical entryway corridors. I am happy to answer any additional questions based on my comments above. I will be watching the agendas to make sure I am available to attend the City Council meeting if this project were to be reclaimed to share my concerns with the involved parties. Thank you for your time, Nicole Stine Bozeman Resident n.colestine@gmail.com 535 REVISED: 06-06-08 REVISED: 08-10-10 REVISED: 03-07-12 REVISED: 01-29-14 536 05-15-06 Developer: Mitchell Development Group, LLC Ted Mitchell PO Box 738 Great Falls, MT 59403 (406) 761-4400 Architecture and Land Planning: Callison Randy Stone, AIA 1445 Ross Avenue, Suite 2600 Dallas, TX 75202 (214) 446-0950 Civil Engineer: Morrison-Maierle, Inc. James Ullman 901 Technology Blvd. Bozeman, MT 59718 (406) 587-0721 Landscape Architect: Peaks to Plains Design, P.C. Jolene Rieck 208 N. Broadway, Suite 350 Billings, MT 59101 (406) 294-9499 537 05-15-06 Table of Contents I. Introduction 1 A. Project Overview 3 B. Lifestyle Center Defined 7 C. Main Street Defined 9 D. Project Phasing 11 E. Permitted Uses and Terminology 13 II. Site Development Standards 15 A.Site Design 17 1. Professional Competence 17 2. Site Analysis 18 3. Impact on the Community 19 4. Site Layout 19 5. Site Maintenance 20 B.Traffic Flow and Parking 23 1. Site Access 23 2. Vehicular Bridges 25 3. Bicycle Traffic 27 4. Walkways 28 5. Parking Lots 30 6. Snow Clearing 31 7. Service Facilities and Mechanical 31 Equipment Concealment C.Civic Spaces 33 1. Main Street 33 2. Town Center Plaza 35 3. Paving Materials 37 4. Public Art and Fountains 38 5. Courtyards and Usable Open Space 39 538 05-15-06 D. Green Space 41 1. Open Space 41 2. Entry Corridor 42 3. Pedestrian and Bike Circulation 43 4. View Sheds 45 E. Site Lighting and Signage 49 1. Site Lighting 49 2. Site Signage 50 F. Utilities, Grading and Drainage 53 1. Utilities 53 2. Grading and Drainage 54 III. Landscape Design Standards 57 A.Overview 59 B.Vegetation 63 1. Tree and Shrub Species 63 2. Planting Beds 66 3. Lawns 67 C. Hardscape 69 1. Pedestrian Load Bridges 69 2. Site Furniture 69 3. Picnic Tables 70 4. Boulders 70 5. Asphalt Trials 71 6. Gravel Trials 71 7. Plaza Space 72 8. Planters 73 D. Storm Water Facilities 75 E. Maintenance 77 1. Irrigation 77 2. Vegetation 79 3. Hardscape 82539 05-15-06 IV. Building Design Standards 83 A.Overview 85 B.Building Exterior 89 1. Building Planning 89 2. Building Heights 92 3. Mass and Scale 94 4. Architectural Vocabulary 96 5. Materials 97 6. Retail Transparency 100 7. Building Entrances 101 8. Projecting Design Elements 103 C. Building Interior 105 1. Retail Display and Entry Zone Criteria 105 2. Interior Finishes 106 3. Floor Finishes 107 4. Ceilings 108 5. Interior Walls 109 6. Security 110 D. Building Lighting 113 1. Exterior Façade Lighting 113 2. Interior Retail Lighting 115 3. Exit Signs and Emergency Lights 116 E. Building Signage 117 1. General Signage Criteria 117 2. Signage Size and Quantity 118 3. Landlord Approval 119 4. Permitted Signage Types 120 5. Signage Not Permitted 123 540 05-15-06 V. Review Procedures 125 A.Gateway Review Board 127 B.Sketch Review 131 1. Sketch Submission 131 2. Sketch Submission Document Approval 131 3. Sketch Submission Document Requirements 131 C. Preliminary Review 135 1. Preliminary Submission 135 2. Preliminary Submission Document Approval 135 3. Preliminary Submission Document Requirements 135 D. Final Review 139 1. Final Submission 139 2. Final Submission Document Approval 139 3. Final Submission Document Requirements 140 4. City of Bozeman Final Review 142 E. Building Signage 143 VI. Appendix 145 The Bozeman Gateway Master Plan OS1 Landscape Plan Open Space 1OS2-5 Landscape Plan Open Space 2 through 5 OS6 Landscape Plan Open Space 2 & 3 OS&-10 Landscape Plan Open Space 7 through 10 541 05-15-06 I.Introduction542 05-15-06 REVISED: 08-10-10 543 05-15-06 REVISED: 08-10-10 REVISED: 1-14-29 I. Introduction A.Project Overview Bozeman Gateway signals a new age in regional shopping center design. Detailed in the locally prevalent craftsman style and modeled after historic community retail centers, Bozeman Gateway will be the premier shopping destination in the area. The project brings the state of Montana its first lifestyle center, showcasing a unique environment for shopping, dining, working, living, and entertainment. The Bozeman Gateway, situated at the southwest corner of College Street and Huffine Lane, encompasses a 72-acre parcel, which is planned as a mixed-use development and lifestyle center. In addition the development will include freestanding office buildings and a hotel/conference complex on the eastern quadrant of the project, while along the western boundary, a streetscape convenience retail/ service phase is anticipated adjacent to Fowler Avenue. 544 05-15-06 I. Introduction A.Project Overview To further emphasize the streetscape concept, a mixture of attractive restaurants, a bank, and specialty users are planned along Huffine Lane which will be placed amongst a series of appealing ponds and wetlands. As a part of the initial construction of the Bozeman Gateway, the developers have, at their expense, constructed both Garfield Street from South 19th and Fowler Avenue south from Huffine Lane. Simultaneously, a traffic signal will be installed at Fowler Avenue and Huffine Lane while improvements, per the direction of the Montana Department of Transportation (MDT), will be made at the intersection of College Street and Huffine Lane. The installation of Fowler Avenue and Garfield Street will not only provide four-sided access to the development, but will further serve to reduce existing congestion at the intersections of Huffine Lane and West College Street, South 19th Avenue and West College Street and South 19th Avenue and Huffine Lane by supplying an alternative route to motorists. It is the vision of Mitchell Development Group to provide a commercial development designed to emulate the spirit of a small town shopping street. Tenants ranging in size from the hundreds to the tens of thousands of square feet will come together in a pedestrian scaled main street atmosphere. All elements of design will be held to the highest of standards, creating a quality civic space and a memorable identity for the entire project. Each individual Tenant will be able to express themselves on their exterior façade or building. The building’s exteriors should be exciting and dramatic, full of life and personality, adding to the variety and visual interest of the streetscape. 545 05-15-06 A.Project Overview These creative statements should blend in and enhance the overall project’s craftsman composition through scale, materials and architectural styling, adding to the development as a whole. I. Introduction Perspective at Huffine Lane and Fowler Avenue 546 05-15-06 I. Introduction A.Project Overview It is the goal of this Development Manual to set high standards for the planning, design and construction of Bozeman Gateway. All entities, from individual Tenants, to the Owner, to the City of Bozeman, will use this document as a set of guidelines for creating a quality development that the community can be proud of. Any unmet code provisions, or code provisions that are not specifically listed, does not, in any way, create a waiver or other relaxation of lawful requirements of the Bozeman Municipal Code or state law The renderings, plans and diagrams contained throughout this Development Manual are based on preliminary schematic design of the project. While they exhibit the project’s overall design intentthey by no means present final site conditions, landscaping or building location and architecture. Photos throughout this document are used only to visually emphasis points within the text. 547 05-15-06 REVISED: 06-06-08 REVISED: 8-10-10 REVISED: 01-29-14 I. Introduction B. Lifestyle Center Defined The lifestyle center format integrates retail/commercial, office, restaurant, and entertainment uses by escaping the typical “strip” center concept. The customary strip center configuration is reversed by utilizing a “main street” approach and facing the primary building entrances to a common interior route. This interior features pedestrian-friendly open-air squares and plazas. While vehicular access and angled parking are provided along the main interior street, the emphasis is on pedestrian activities. In addition, this particular lifestyle presentation will be enhanced by a number of water features in the form of ponds, streams, fountains and natural wetlands. The idea of a single main entrance facade is abandoned in the lifestyle center. The main portion of customer parking and vehicular circulation will be provided on the periphery of the lifestyle development, integrating the extensive landscaping and pedestrian/bike paths to the core of the center. Shoppers do not simply leave their cars directly in front of a retailer and walk directly into a store. Instead, customers will in some way experience most if not all of the site. It is for this reason that all exterior facades of the buildings are to be architecturally improved so to provide the best possible curb appeal in all directions.548 05-15-06 I.Introduction B. Lifestyle Center Defined To further enhance the concept, Mitchell Development Group has incorporated an extensive trail system for not only pedestrians, but for bicyclists to enjoy as well. These trails are abundant with amenities such as resting/sitting areas, pic-nicking areas and bicycle parking. The project as a whole hopes to provide patrons the opportunity to enjoy the outdoor experience through-out all four seasons of the year. Bozeman Gateway will slow life down a bit, encouraging the social interaction of family and friends. The success of a lifestyle center fundamentally depends on it’s ability to be a good pedestrian place. It is important to make pedestrians feel comfortable to shop, providing interesting things for them to see, generating pedestrian activity. The goal is to have people enjoy themselves and return with friends. 549 05-15-06 REVISED: 8-10-10 REVISED: 01-29-14 I.Introduction C. Main Street Defined Pedestrian activity creates a subconscious reinforcement that it’s okay to be there. That it’s a place where one should be. When people are visible from the street, curious passersby are more likely to park, get out of their cars, and find out why everyone is there. Being “where the action is” can be irresistible for many people. The solution for adding pedestrian activity to a project is to orient buildings so that they take advantage of the traditional main street model. A traditional main street is generally composed of mixed use. Retail is always the primary function of the first level. Upper levels can include service-oriented retail, professional offices, or even residential. The diverse retail establishments on the ground floor attract the most pedestrian circulation, promoting the community atmosphere, while the architectural style and roof lines create an urban architectural theme. Creating a collective identity among individual shops will draw customers. 550 05-15-06 REVISED:8-10-10 I.Introduction C. Main Street Defined Main street will convey vehicular traffic, but more importantly it will have wide sidewalks and planting strips to promote a high level of pedestrian activity as well. Primary shop entrances will be located on main street through recessed doors. Street-side parking will be convenient, but minimal so as not to interfere with the active pedestrian quality. For the purposes of this Development Manual, “main street” refers to any street with building facades that are immediately adjacent to primary pedestrian and vehicular access points within the lifestyle center area.15’ Minimum Width of Walk in Front of Buildingsin the Lifestyle Center 10’ Minimum Width of Walk in Front of Buildingsin Convenience Centerand Office/Professional 551 05-15-06 REVISED: 06-06-08 REVISED: 01-29-14 I.Introduction D. Project Phasing Bozeman Gateway is proposed to be constructed in five phases six phases (revised 06-06-08). Generally, the development plan calls for construction of approximately one phase per year through 2013. The phase numbering does not necessarily present the order in which the phases will be developed. The actual order of construction will depend on the demand for the various types of uses offered. Phase boundaries may also be modified to account for fluctuation in the demand to the different types of uses of locations. The landscape features and trail improvements along the West Main Street entryway corridor that front onto US 191/Huffine Lane and West Garfield Street shall be installed with Phase 1 of The Bozeman Gateway Subdivision PUD. 552 05-15-06 REVISED: 06-06-08 I.Introduction E. Permitted Uses and Terminology The Bozeman 2020 Community Plan supports uses consistent with those allowed by B-2 zoning for the entire Bozeman Gateway project. This zone is described by the Unified Development Ordinance as, “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 streets.” Typical uses within this designation are a “broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities.” This usage will provide a natural extension of the Huffine Lane commercial corridor allowing uses that are very consistent with the character of the surrounding area, enhancing and preserving the nature of the district. The following uses will NOT be permitted: a.Any public or private nuisance.b.Any noise or sound that is objectionable due to intermittence, beat, frequency, shrillness or loudness. c.Any smell that is offensive or objectionable due to its nature or intensity. d.Any excessive quantity of dust, dirt, or fly ash. This prohibition shall not preclude the sale of soils, fertilizers, or other garden materials or building materials in containers if incident to the operation or a home improvement or other similar store.e.Any fire, explosion, or other damaging or dangerous hazard, including the storage, display, or sale of explosives or fireworks. f.Any heavy assembly (Modification #17574, Approved 12-29-17), heavy manufacturing (Modification #17574, Approved 12-29-17),distillation (revised 06-06-08), refining, smelting, agriculture or mining operations. 553 05-15-06 I.Introduction E. Permitted Uses and Terminology g.Any mobile home or trailer court, junk yard, or stock yard, or animal raising excluding pet shops. h.Any drilling for and/or removal of subsurface substances. i.Any dumping of garbage or refuse, other than in enclosed, covered receptables intended for that purpose. j.Any automobile body and fender repair work.k.Any flea market or swap meet, “second hand” or “surplus” store excluding national or regional operators such as “Goodwill”. l.Any store in which a substantial portion of the inventory consists of pornography, sexual products, and similar “adult” goods, publications, movies, or videos. m.Any other uses that the GRB deems offensive. The Bozeman Gateway Development Manual defines the following as: GRB –Gateway Review Board, as described under Section V. Review Procedures Landlord –Mitchell Development Group, LLC Tenant –Any building occupant, ground lessees, parcel purchaser, property owner. 554 05-15-06 II. Site Development Standards555 05-15-06II. Site Development Standards A.Site Design 1.Professional Competence All design and/or consulting work for any full or partial site development is to be done by, or under, the supervision of an licensed Architect, Landscape Architect, and/or Site Planner. Section Through Green Space at Ponds 556 05-15-06 II. Site Development Standards A.Site Design 2. Site Analysis Before any plot of land within the Bozeman Gateway Project is developed, the following site aspects will be analyzed as for both the site itself and as a contribution to the project as a whole. a.A basic understanding of the lay of the land to determine the site’s uniqueness b.A philosophy on how one would either preserve, enhance, or advantageously use existing conditions c.A determination whether the site itself has any redeeming qualities that should be retained and/or reinforced d.How the community or environment can be used to enhance the site development and building design e.Climatic information, soils reports, geologic hazards, flood plain information, topographic and legal survey planf.Land use survey of proposed sites and adjacent sites g.Site utilities services information, location, size and capacity h.Topography i.Site Drainage j.Orientationk.Traffic data affecting access to the site with respect to bikes, pedestrians, cars, service vehicles and fire fighting equipment l.Transit routes that service the site m.External site noise impact n.Visibility views from the siteo.Considerations regarding long term planning impacts with respect to adjacent land development, roads and public transit 557 05-15-06II. Site Development Standards A.Site Design 3. Impact on the Community To integrate the project with the surrounding neighborhood the following steps should be taken; a.If residential, the surrounding neighborhood should be buffered from noise created by automobiles and light from site lighting and automobiles.b.Orient service areas away from public view. Develop service traffic routes as to minimize conflict with automobile traffic. c.Without reducing the ability of the buildings to function properly, the site should be developed to emphasize the provision of open space and minimize the intrusion of the building design. d.Orient the areas of the buildings which have more potential for visual interest towards public and main streets. e.Use a planted earth berm or a dense evergreen buffer for site edges where visual screening is needed, for example, between incompatible facilities and land use areas or between parking areas and a building or street. f.The development should be compatible with and sensitive to the immediate environment of the site relative to architectural design; scale, bulk, and building height; identify historical character; disposition and orientation of buildings, and visual integrity. 4. Site Layout The following basic site design standards should be implemented: a.Design the site layout simultaneously with that of the building to insure optimum compatibility. Take into account all services and other areas scheduled for future building expansion of future connections to other buildings and proposals. 558 05-15-06 II. Site Development Standards A.Site Design b.Use hard and soft landscaping to create desirable space organization, privacy, enclosure, exposure or emphasis of certain site aspects. Coordinate the character and massing of grading, trees, shrubs, and site structures with that of the building and adjacent property. c.Take into account climatic factors, orientation, prevailing winds, snow drifting and the micro-climate. d.Provide proper access and clearances to suit Fire Authority requirements. e.The site landscaping should be developed in a manner which will allow visual and active enjoyment by the building personnel. f.Locate any building loading docks and dumpsters off-street and out-of- sight of main roads and building entrances. Employ proper screening of such services. g.Create outdoor open spaces between buildings that relate buildings together and convey and appropriate scale, character and quality for their intended use. 5. Site Maintenance The following maintenance issues should be incorporated into the site design process: a. Design to assure easy economical maintenance to suit an equipment oriented maintenance program. 559 05-15-06II. Site Development Standards A.Site Design b.Arrange grading to insure positive drainage. A maximum slope of 3:1, or 33% will only be permitted where absolutely necessary to transition grade from the building to surrounding hardscape. The maximum slope around water features shall not exceed 4:1, or 25%.c.Where possible arrange planting and screening to inhibit snow drifting that may occur across walkways, roads and parking areas. d.Arrange parking areas to allow maneuvering of snow plows. e.Allow sufficient room for tractor power mowers and snow removers to maneuver. Keep grass areas large and simple with no awkward inaccessible corners.f.Provide proper access for maintenance, repair, and delivery vehicles. Sidewalk paving will extend to the Tenant’s lease line. Section at Harmon Stream Boulevard 560 05-15-06 REVISED: 01-29-14 II. Site Development Standards B.Traffic Flow and Parking 1. Site Access a.Traffic flow into and on each parcel should be apparent and require a minimum of directional signage. b.Out Parcels shall be connected with the main center, and each other, as to facilitate the movement of vehicles with the development. c.It is of particular importance and in the best interests of all concerned that traffic flow smoothly and without interruption . All access points will allow logical distances from intersections.d.Commercial and retail drive-thrus and associated appurtenances (speaker phones, signage, ATM, canopies, etc.) shall not front onto the entryway corridor or corner-side of the building and will not impact the building facade of the satellite structures along the streetscape. Drive-thrus and associated appurtenances facing Garfield Street and Fowler Ave will be discouraged, however, they will be considered based on their design merit. Bank with Properly Oriented Drive-Thru561 05-15-06 II. Site Development Standards B.Traffic Flow and Parking e.Drive-thru facilities must allow for sufficient vehicle stacking distance and bail out lane. These facilities must be adequately removed from parcel access points. f.Driveway openings should minimize conflict with traffic on public streets. g.All internal two-way access shall be via maximum 30’-0” wide curbed driveways. This width is measured from face of curb to face of curb.h. One-way access, when required, shall be via maximum 16’-0” wide curbed driveways. i.Curb cuts onto public streets shall meet all requirements of local ordinance. j.Road construction shall be designed to accommodate AASHTO WB-50 classified vehicles where applicable. Entry Bridge Section562 05-15-06 REVISED: 01-29-14 II. Site Development Standards B.Traffic Flow and Parking 2. Vehicular Bridges The Bozeman Gateway will have a number of bridges allowing vehicular and pedestrian traffic cross the streams that occur within the green spaces. More importantly, these bridges will become signature design elements throughout the project. The following further describes them: a. The largest bridge will be located along Harmon Stream Boulevard just before reaching Huffine lane. It will act as a gateway identifying the main entrance to the project. b. The 7 other bridges throughout the project will be similar in design while smaller in scale. 563 05-15-06 REVISED: 06-06-08 REVISED: 01-29-14 II. Site Development Standards B.Traffic Flow and Parking c.The bridges will allow vehicles to travel over water courses while helping to break up the site and provide a sense of arrival for users. The bridges will slowly arch changing the elevation of the road approximately 1’ 6” to 3’ 0” above the road on either side of the bridge depending upon the length of each bridge. These small changes in elevation will help break up the site providing a sense of arrival for users. (revised 06-06-08) d.The bridges will act as traffic calming devices slowing vehicles. The changes in elevation at bridges will act as a traffic calming device slowing vehicles. (revised 06-06-08)e.A paved walk will be provided on one or both sides of all bridges for pedestrian access. While the bridges will likely be made of precast concrete, they will incorporate stone and ornamental metal work becoming an aesthetic element in the landscape. g.Bridges will be lit by pedestrian scale post-top light fixtures. Other Bridge 564 05-15-06 REVISED: 01-29-14 II. Site Development Standards B.Traffic Flow and Parking 2. Bicycle Traffic It is a focus of Bozeman Gateway to make transportation via bicycle on, to, and through the project just as accessible, convenient, and safe as by automobile. a.Approximately 2 miles of extensive trail system will run throughout the designated green spaces. b.All major roads will have a minimum of 5’-0” wide bike lanes running in both directions. These lanes will be striped and indicated as such. c.10’-0” wide asphalt and 6’-0” wide gravel bike trails will be provided throughout the green space. d. Ample bike racks will be placed throughout the project, conveniently accessing all clusters of buildings. e. Bozeman Gateway’s network of bicycle paths will link with and promote the Greater Bozeman Area’s Transportation Plan. Bike Trail with Way Finding Signage and Light Bollards 565 05-15-06 REVISED: 06-06-08 REVISED: 01-29-14 II. Site Development Standards B.Traffic Flow and Parking 4. Walkways Requirements given here are for walkways without buildings immediately adjacent to them: Contrasting Pavers Continuous Sidewalk Paving a.Walkways including pedestrian ramps shall be of non-slip concrete orinterlockingpavingstores,and a minimum of 5’-0”wide.Cross slopeshallbelimited to 1/4 inch per foot. b.A minimum 5’0”planting strip shall be provided between the back of the curb and sidewalk.Graphics Revised 01-29-14 566 05-15-06 REVISED:06-06-08 II. Site Development Standards B.Traffic Flow and Parking c.Pedestrian crossing at streets, intersections and high traffic areas within parking lots willbe designed for maximum safety by incorporating the following: •Crosswalks will be made of contrasting paving material to the surrounding road surface for maximum visibility to drivers. Stamped concrete will be used for an aesthetically pleasing pattern that ties in with plazas and surrounding sidewalks. •Major crosswalks will be raised up a minimum of one half curb height to accumulate their presence to drivers. This along with (revised 06-06-08) Texture variation of materials that slightly “rumble” automobiles will calm traffic speeds. •Sidewalk paving running parallel with the street will continue over drive cuts to act as visual reminder of pedestrians.•Curb extensions will be used to constrict road widths at intersections to minimizing the distance pedestrians must cross. Section Through Parking Lot Landscaping and Hike-Bike Trail Curb Extensions567 05-15-06 REVISED: 06-06-08 II. Site Development Standards B.Traffic Flow and Parking 5. Parking Lots All Parking lots throughout the project shall adhere to the following standards and the UDC: a.All off-street parking areas are to be held in common ownership by the property owners’ association or, in a few cases, be held in private ownership with explicit reciprocal parking arrangements for use by the general public in concert with the rest of the project. b.General parking and disabled accessible parking ratios will be provided to meet federal standards and in accordance with the City of Bozeman Uniform Development Ordinance.b.Locate parking areas where they will not detract from the aesthetics of the building and landscaping, but will be easily accessible and functional. c.The walking distance from the furthest parking to the building entrance shall be limited to approximately 500’-0”. d.Small parking lots are preferable to large lots as they enhance the visual environment by increasing the percentage of landscaped area to paved area. Single large parking lots will be avoided using landscape islands, screen planting and trees to break parking fields down. e. Parking lot striping shall be yellow in color and 4” in width. Striping shall be maintained in good order. f. Raised (revised 06-06-08) Pedestrian crosswalks shall be designed between the parking aisles to the building for handicap access.g.Parking lots should be accented with landscaping that highlights the importance of the driveway from the street, frames the major circulation aisles, and highlights pedestrian pathways. h.Parking stall areas should be planted to maximize the surface areas covered by a canopy of mature trees. i. Pedestrian and automobile conflict should be minimized by incorporating a common pedestrian pathway through the parking lot. 568 05-15-06 II. Site Development Standards B.Traffic Flow and Parking 6. Snow Clearing a.The peripheral or non-congested areas of the parking lot shall be incorporated for snow storage areas, clear of low planting and graded for good run off. b.Artificial snow mounds should not aggravate snow drifting problems particularly across walks or paved areas. 7. Service Facilities and Mechanical Equipment Concealment All retail and restaurant service facilities including trash enclosures, loading zones, storage areas, utility cabinets and utility meters must not be viewable to the public. These components shall become an integrated part of the building design through the following: a.Designated loading areas should be isolated visually and physically as much as possible from the circulation patterns to minimize impact, traffic crossovers, and noise. b.Concealment of these areas can include walls, buildings, gates and landscaping, alone or in combination, however, they must be an integral part of the building design and should not appear to be simply a screening wall or landscape. c.All service elements such as trash enclosures, storage, utility cabinets and meters must be housed in a designated room within or as part of the building so as not to be viewed by the public. Service Facility at the Lifestyle Center 569 05-15-06II. Site Development Standards B.Traffic Flow and Parking d.When garbage dumpsters are housed within a building, heated concrete will be provided at the exterior where dumpsters are being maneuvered from their encloser to the point of vehicle loading. e. Durable finish materials should be chosen to match or compliment the accompanying building and shall appear as an integrated part of the architectural design. f.Chain link fencing will NOT be permitted. g.The location and placement of wells and associated mechanical equipment shall be screened from the view of the general public so as to not create an eyesore. Rear Elevation of the Convenience Center Along Fowler Avenue 570 05-15-06 Section Across Technology Boulevard Through the Town Center Plaza II. Site Development Standards C. Civic Spaces 1. Main Street The heart of the Bozeman Gateway project will be the main street located along Technology Boulevard starting at Harmon Stream Boulevard and extending to the eastern end of the project. The following defines the elements of the streetscape that will make it a successful community destination: a.Buildings should be sited at or near the front property line to create an urban edge. 571 05-15-06 REVISED: 06-06-08 REVISED: 08-10-10 REVISED: 01-29-14 II. Site Development Standards C. Civic Spaces 1. Main Street b.The active street front environment will provide a variety of color, textures and variations in building planes. All main entrances to retailers will open to the main street. c.A rhythm will be provided by pedestrian scale light poles with colorful banners approximately every 65’ every 50’. Occurring between them at 50’ intervals (revised 06-06-08) will be a 4’ x 6’ planting bed with a tree to provide texture as well as shade.d.Whenever there is a large length of street frontage without a building, dense landscaping should be positioned to continue the sense of an urban edge. e.Street furniture and way finding signage will be abundant. f.Canopies, awnings and colonnades will provide shade and weather protection throughout the street. Minimum Sidewalk Width 572 05-15-06 II. Site Development Standards C. Civic Spaces g.Any sidewalk fronting a building will be a minimum of 12’ wide and the radius of curbs at corners should be minimized shortening the street crossing distance at intersections. h.The sidewalk paving should continue into the street at pedestrian/automobile contact zones. The change in surface material pro vides a visual element that is aesthetically pleasing while creating a safety feature that defines the pedestrian space. i.Technology Boulevard will be an active street with one lane of traffic going in either direction. Designated turn lanes will not be permitted, and angled parking will be implemented, both effectively calming traffic. Town Center Plaza 2. Town Center Plaza 573 05-15-06 REVISED: 01-29-14II. Site Development Standards C. Civic Spaces In addition the space will be enhanced with the following elements: a.An iconic tower marking the center of the lifestyle center to be used as a reference point for the project with a large hearth at its base for gathering in the winter time b.Outdoor cafes which spill into the plaza c.A formal, manicured pond with fountains in the middle of the space. A seating height stone wall will surround water feature. d.Heavy timber living room like seating throughout, providing the community with a comfortable place to gather. Located in the center of the lifestyle center and adjacent to Technology Boulevard’s main street retail will act as a living room for the community. The space will adhere to all the elements listed defining the main street above accept those relating to vehicular traffic. 574 05-15-06 II. Site Development Standards C. Civic Spaces e. 10’ tall sculptural open flame lanterns will provide the space with movement, interest and unique lighting at night. f. This plaza will house major events for the project such as presentations, shows and holiday activities. A proper audio, video and holiday lighting infrastructure will be provided to handle the largest of community gatherings. 3. Paving Materials The use of decorative paving materials, colors, and patterns will be incorporated at building entry ways, sidewalks, access walks, and plazas to promote the identity of the site as follows: a.Decorative paving treatments should reduce glare and visually anchor the building to the landscape.b.Paving patterns should be kept simple and relate to the architectural theme of a building. c.Pavers that integrate story bands or dedications are encouraged. d.Color should provide contrast while relating to the overall color scheme of the building. e.Concrete bands may be used to define the edge as a transitional tool between differing materials. f. Appropriate paving materials include • Masonry Block Pavers • Brick • Stone• Granite • Concrete, Stained, Stamped and/or textured g.Plaza paving should blend harmoniously with cross walk paving at streets and intersections. Town Center Plaza Holiday Lighting 575 05-15-06 II. Site Development Standards C. Civic Spaces 3. Public Art and Fountains Civic art, sculpture, and fountains function best when they promote interaction and communication among people who use the space. They become an opportunity to speak about the unique character of Bozeman and instill a sense of place. The guidelines for the design and implementation of these elements are as follows: Civic Space 576 05-15-06 II. Site Development Standards C. Civic Spaces a.Civic art shall be an integral part of the plaza design. Any built element is an opportunity to emphasis the artistic expression of the plaza such as manhole covers, paving, railings, overhead structures, signage, etc. b.Art will communicate a relationship to the sense of place, creating a mood of joy and delight while simulating play and creativity. c.Fountains will be included for visual attraction, to screen traffic noise, and for their calming effects.d.Art, sculpture and fountains with which people can interact by means of touch, movement and play. e.Sculptures and fountains will be scaled appropriately for the size of the plaza. Locations will not impede pedestrian circulation pat terns and line of sight. f.All art through out the entire project will be linked by a comprehensive art design. 4. Courtyards and Usable Open Spaces Outdoor space to be utilized by a tenant is encouraged. These spaces can be covered or open air for dining or store circulation. The following shall govern these spaces: a.Outdoor areas should be visible from the sidewalk on the main street. During hours of non-operation these areas can stay open to the public or may be closed off by gates. b.Paving must match the sidewalk paving unless the space itself is demarcated by a low wall or entrance element. c.Light fixtures, benches and other outdoor furniture will complement the Landlord provided site elements or can be unique; but in con text with the Tenant’s overall store design. d.Courtyard spaces should be well designed, incorporating shade trees, strategically placed shade structures,fountains and/or art work. Civic Space 577 05-15-06 II. Site Development Standards C. Civic Spaces e.In any outdoor space, seating is mandatory. A pedestrian scale and a sense of place should be maintained throughout.f.Cafe seating is encouraged in front of retail along the street. The Landlord must approve any seating over the lease line. 578 05-15-06 REVISED: 08-08-10 REVISED: 01-29-14 II. Site Development Standards D. Green Space 1. Open Space A total of 8.48 10.2 acres of open space and 1.62 acres of parkland will be created within the Bozeman Gateway site. There are three significant green open space corridors running from north to south through the property and an additional corridor running from east to west along Huffine Lane The open space areas and park will be enhanced with bike/pedestrian trails and landscaping connecting the site to properties on the north and south. Boulevard trails will provide similar opportunities from east to west along Garfield Street and Huffine Lane. These pedestrian corridors and Boulevard Trails will connect the various uses, activities, and common open space areas within the site and connect the site with adjacent properties on all sides. The open space corridors will protect three existing stream corridors that will remain for the most part in their natural state. 579 05-15-06 II. Site Development Standards D. Green Space Typical Section Through Green Space Pond at Outparcels 2. Entry Corridor The purpose of the Entryway Corridor Overlay District is to “ensure the quality of development along these corridors will enhance the impression and enjoyment of the community”. The portion of the Bozeman Gate-way fronting Huffine Lane falls within the boundary of the “Entry-way Corridor” and calls for parking areas and buildings to be set back at least 25 feet from the road-way right-of-way. Bozeman Gateway will enhance the project’s image to the community in this corridor implementing the following into the design: a.The setback from the roadway right-of-way shall be landscaped, including the screening or buffering of parking areas, through the use of berms and native landscaping materials. b.A “green edge” will be established along the Huffine Lane frontage for the entire length of the site. 580 05-15-06 II. Site Development Standards D. Green Space c.A hard surface bicycle/pedestrian trail buffered and detached from the roadway will be located within the green setback area. d.The green area will be extensively landscaped. e.Restaurants along Huffine Lane will incorporate outdoor dining and sitting areas.f.Access from Huffine Lane will be provided at only three locations to be shared by the entire development. g.The architectural theme of the site will enhance the entry into the City. Pond at Outparcels Section Through the Entry Corridor 581 05-15-06 REVISED: 01-29-14II. Site Development Standards D. Green Space 3. Pedestrian and Bike Circulation Bozeman Gateway will be designed to maximize the pedestrian experience. Getting around the site by foot will be made safe and interesting through the following guidelines: a.An approximately 2 mile extensive trail system will be provided throughout the green space. These trail, for hiking or biking, will connect to all adjacent properties. The trails will be lit by bollard type lighting and contain pedestrian way finding graphics. b.Within the lifestyle center, an ample amount of shelters from rain and snow will be provided. These include, but are not limited to, canopies, awnings and colonnades. c.The pedestrian routes from drop-off points and parking areas should be sheltered from winter winds by planting and building shielding. d. A transit stop is proposed in the location shown below. This covered shelter will be integrated with the trail system and contain an information and map display. Transit Stop Plan 582 05-15-06 II. Site Development Standards D. Green Space 4. View Sheds Various components of the development include a landscaped trail system, natural wetland corridors, landscape ponds, and landscaped parkways and boulevard trails to mitigate its visual impact. A summary of some of the visual amenities to the project is provided below. a.The tributary to the Baxter-Border Ditch provides a pedestrian walkway through a natural setting which will remain primarily in its natural state. This natural setting will be visible to traffic approaching on Huffine Lane from the west as well as from the Fowler Avenue/Huffine Lane intersection. b.Upper Cattail Creek (Harmon Stream) provides a pedestrian pathway through the center portions of the project. This corridor will be enhanced by the project to provide a natural setting. It will be visible from Huffine Lane and the entrance on Harmon Stream Blvd. c.Landscaped parkways, boulevard trails, and open space areas will surround the perimeter of the project providing visually appealing pedestrian corridors connecting the many amenities of the project to the surrounding properties and mitigating the visual impact of the project around the entire site. d.The construction contract will insure revegetation of all disturbed areas and stormwater detention areas. e.All new utilities will be placed underground and within dedicated utility easements. Transit Stop 583 05-15-06 REVISED: 01-29-14 II. Site Development Standards D. Green Space Map of Off-Site View Sheds Graphics Revised 01-29-14584 05-15-06 REVISED: 06-06-08 II. Site Development Standards D. Green Space Impacts to views from off the site will depend largely on how far removed the viewer is from the site. Generally, from short range the existing vacant field occupying the site will be replaced by the visually appealing urban setting to be offered by the Bozeman Gateway. Viewers farther removed from the site will see the landscaped perimeter of the project with the peaks of the surrounding mountains rising in the background. A summary of the viewsheds from the surrounding properties is summarized below. a.Currently the trees and vegetation surrounding the tributary to the Baxter-Border Ditch dominate the view from the west. The Montana State University high rise dormitories can be seen in the background. The tributary to the Baxter-Border Ditch, including the surrounding vegetation, is to remain in its natural state to the greatest extent possible. The new office building and associated landscape features planned in Phase 5 6 (revised 06-06-08) of the project will replace the MSU dorms in this viewshed. The existing views from the west will not be significantly altered. b.The current view from the Gallatin Valley Mall is of the vacant fields that currently occupy the site with the Hyalite and Cottonwood drainages in the background. The impact to this view will depend on how far removed from the site the viewer is. The existing vacant fields will obviously be replaced by the visually appealing urban setting to be offered by the Bozeman Gateway. The landscaped parkway along Huffine Lane will help to mitigate any changes to this viewshed. The peaks of the mountain ranges to the south will still be visible over the site from areas north of Huffine Lane.c.The current view from the Advanced Technology Park is of the vacant fields that currently occupy the site with the Spanish Peaks in the background. Again the impact will depend on how far removed from the site the viewer is. At close range the view will be replaced with the visually appealing urban setting to be offered by the Bozeman Gateway. From a distance the existing vacant field will be replaced by the urban setting with the Spanish Peaks rising in the background. 585 05-15-06 II. Site Development Standards D. Green Space d.The views from the south will be the least impacted. The south boundary of the project is the highest point on site being 15 feet above the Huffine Lane roadway. While the existing view of the Gallatin Valley Mall will be replaced with the Bozeman Gateway, the Bridger Mountains will still rise above the site in the background. The Bozeman Gateway is in an area that has been master planned and zoned for commercial development. Any visual impact will be within the range expected by the master plan and zoning designation. 586 05-15-06 REVISED: 06-06-08 II. Site Development Standards E. Site Lighting and Signage 1. Site Lighting Building lighting is covered in Section IV. The following requirements should govern the design of lighting for roadways, parking and pedestrian routes. a.Lighting fixtures, both street and parking lot fixtures and poles, cannot exceed a height of 25 feet 20 (revised 06-06-08). This will include a 24” tall concrete base.b.Parking lot light illumination may not exceed 0.2 foot candles. Only accent lighting of building entrances may be an average of 5.0 foot candles. c.Parking lot pole impact bases shall be decorative round concrete bases. d.Site lighting shall be metal halide lamps, with shielding devices or louvers to reduce horizontal glare.e.Security lighting is to be provided as part of the site lighting design such that illumination levels of approximately 30% remain on all night in public and non-public parking and service areas. Approximately one fixture in three are to remain on. f.Any canopy, building, or pole mounted lighting fixtures shall meet the cut off shield requirements outlined in the City of Bozeman Unified Development Ordinance. g.Provide decorative pedestrian scale poles at approximately 50’ intervals along all designated pedestrian routes. h.All parking lot lights shall be turned off within one hour of closing. Only security lights will be permitted to remain on throughout the night. Parking Lot Light Fixture Examples 587 05-15-06 REVISED: 10-03-11 REVISED: 01-29-14 II. Site Development Standards E. Site Lighting and Signage 2. Site Signage Tenant signage to be placed on or near buildings is covered in Section IV. All free-standing signage throughout the site will be designed under a comprehensive environmental graphics package . This will assure that all signage will add to the aesthetics of the project. General design criteria for this signage is as follows: a.3 pole signs and 4 monument signs will identify the project and major tenants.b.3 sheltered information and map displays will assist pedestrians in navigating through the site. Two will be located of f the main trail in the entry corridor. The other will be integrated into the transit stop. Monument Sign Information and Map Display 588 05-15-06 REVISED: 10-03-11 II. Site Development Standards E. Site Lighting and Signage c.All signs will be located outside of the street vision triangle at all entrances into the planned unit development as well as outside of street right of ways.d.Allowable materials for signage construction shall adhere to the standards governing materials used in the building exteriors on Page 97 -100 of this development manual. e.Signs will be illuminated only as permitted by the City of Bozeman Unified Development Ordinance. f.All signage will be architecturally integrated with their surroundings in terms of size, shape, color, texture, and lighting so that they do not visually compete with the surrounding landscaping. g.When multiple tenants share one site, signs should be integrated as one unit to create shared identity for the property. h.Signs composed of individual letters are encouraged. Backlit or indirectly lit individual letters are desirable. i.Visible raceways and transformers will not be permitted. j.All pole and monument signs shall be constructed of material compatible with the overall building design. k.All users wishing to erect signs shall obtain a sign permit from the City of Bozeman prior to construction and installation and must comply with this development manual as well as the City of Bozeman Unified Development Ordinance. Pole Sign 589 05-15-06 II. Site Development Standards E. Site Lighting and Signage Bozeman Gateway Entrance Without Current Signage 590 05-15-06 II. Site Development Standards F. Utilities, Grading and Drainage 1. Utilities Electrical a.All newly installed electrical service shall be below grade. b.All electric meters, transformers, etc., shall be concealed from public view with plant materials or built screening.c.The occupant shall be responsible for obtaining any and all necessary consents or approvals for obtaining electrical service and for the payment of any fees. Telephone a.All telephone service shall be below grade. b.All telephone equipment shall be concealed from public view with plant materials or built screening. c.The occupant shall be responsible for obtaining any and all necessary consents or approvals for obtaining telephone service and for the payment of any fees. Sanitary Sewer a.Installation of sanitary sewer pipe shall conform to local code and practices b.Sanitary sewer shall be tested for infiltration, exfiltration, and air tested. c.The occupant shall be responsible for obtaining any and all necessary consents or approvals for obtaining sanitary sewer service and for the payment of any fees. 591 II. Site Development Standards F. Utilities, Grading and Drainage Water Lines a.Valves shall be placed to provide ease of shut off during water system emergencies. b.Reduced pressure back flow preventers which are not in screened service areas, shall be located below grade in a vault or above grade enclosed in an approved screen. c.Unadorned fiberglass will not be accepted.d.The occupant shall be responsible for obtaining any and all necessary consents or approvals for obtaining water service and for the payment of any fees. Gas a.Gas service shall be provided by the local gas company. b.All gas meters, valves, etc. shall be concealed from public view with plant materials or built screening. c.The occupant shall be responsible for obtaining any and all necessary consents or approvals for obtaining gas service and for the payment of any fees. 2. Grading and Drainage a.Insure preservation of all useful topsoil. Stockpiling of topsoil or other excessive material shall be done so as not to interfere with drainage before, during, or after construction.b.All necessary erosion control methods shall be utilized to prevent siltation onto adjacent properties and into pipelines. c.Design finished grades to provide positive drainage of all lawns and paved areas. Allow no drainage of surface water towards buildings or onto neighboring property. d.Slope of parking lots shall be a minimum of 0.5%and a maximum of 4%. 05-15-06 592 05-15-06 II. Site Development Standards F. Utilities, Grading and Drainage e.Slope of grass lawns should be between 1.5% and 6%. f.Slopes in excess of 6% are considered to be berms or hillsides g.A maximum slope of 3:1, or 33% will only be used to transition grade from building to hardscape. Rip rap, retaining walls or other means shall be used in places where slope might be greater. h.All grade transitions between off-street parking lot areas and abut ting watercourse open space areas shall not exceed a maximum slope of 4:1, or 25% slope. i.Consider the design value of grading to enhance visual effects and to achieve economy in the use of on-site materials. j.Grading in the drip line or an existing tree is prohibited. k.On-site material may be used to create visual barriers or mounds acting as screens for the deflection of wind and noise. l.Round off the tops and bottoms of all slopes to avoid sharp transitions.m.Design for fast drainage of areas where snow will be stockpiled. Direct the drainage towards gutters to minimize the effect of de-icing agents on lawns. n.Avoid the use of ditches and flumes. Where depth of swales is excessive, use a catch basin.o.Design drainage to the naturally lower edge of a parking lot rather than the center of the lot. p.Storm water treatment facilities shall be incorporated as landscape features, effectively screened by use of landscaping, or provided by use of underground detention and storm water management treatment systems. 593 III.Landscape Design Standards05-15-06 594 05-15-06 III. Landscape Design Standards A. Overview The landscape theme for the Bozeman Gateway reflects the desire to integrate an upscale mixed-use development into the surrounding landscape. Visual cues are reflected in the plant material, paved areas and site furnishings that are situated to assist users in way finding and locating businesses. In addition, existing natural features are preserved and enhanced to provide exceptional aesthetics and to create leisure opportunities as well. Seating Area and Bike Parking 595 III. Landscape Design Standards A. Overview The riparian corridors are retained through generous setbacks and retain the qualities that allow for environmentally sustainable site development practices. Such practices include the filtration of storm water and snow run off, erosion control and preservation of native vegetation. In addition, these open spaces help control the microclimate through wind breaks, snow drifting and minimizing the urban heat island effect associated with retail parking lots. These corridors also serve a public leisure component by providing pedestrian and bicycle friendly facilities. Such facilities include internal trail corridors that connect office buildings to retail and restaurant facilities as well as seating and gathering areas and bicycle parking. These facilities provide valuable amenities for both consumers and retailers, including their employees. Entryway Corridor Landscape Plan Graphics Revised 08-10-10 05-15-06 REVISED: 08-08-10 596 05-15-06 III. Landscape Design Standards A. Overview Furthermore, it supports the Greater Bozeman Area’s Transportation Plan’s promotion of healthier lifestyles and alternative modes of transportation. The water features located in the entry way corridor will be designated as open space amenities, organic in shape and form and lined with appropriate aquatic and wetland features, native grasses and indigenous plants. These ponds are not part of the storm water treatment. The water level fluctuation of these ground water fed ponds will be limited to ensure that they will remain an effective landscape feature. Open spaces adjacent to buildings are flanks with decorative paving, ornamental shrub beds, seating areas and public art. Tree-lined streets create a visual rhythm, soften building corners and provide microclimate control. By providing opportunities for these outdoor plazas, a retailer can essentially extend the sales floor to the outdoors, creating a marketplace atmosphere that is so popular in other communities. By sharing these com-mon amenities among retailers, it also allows for a collaborative merchant's association to program sales events that attract consumers to multiple stores. Studies have shown that consumers will stay longer and spend money in environments where they are comfortable and enjoy their experience. By providing these overall outdoor amenities in Bozeman Gateway, the com-munity of Bozeman gains an attractive mixed-use development that provides its citizens with broader choices for shopping, working and social interaction. In addition, the riparian corridors are preserved and enhanced creating an invaluable community asset of recreation and leisure opportunities for the public to enjoy. Parking Lot Seating Area 597 05-15-06 REVISED:08-08-10 598 III. Landscape Design Standards B. Vegetation 1. Tree and Shrub Species Species diversity, hardiness, adaptability and maintenance should be considered when selecting each tree for its actual location. a.Most of the existing grassland vegetation at the site will be re moved during construction operations.b.Vegetation that is present along creek corridors will be preserved as much as possible, as well as enhanced with new planting. c.Street trees will line the roadways and to provide shade in the parking areas. d.Considerations when selecting these trees will include urban tolerance and, if power lines exist in any areas, tree height.e.Shade trees will be planted along trails and in open spaces. f.All trees planted within a right-of-way must be approved city forester. The following tree species are suitable for right-of-way and open spaces. The list does not prohibit types not mentioned: • Black Ash • Littleleaf Linden • Patmore Green Ash • Thornless Honeylocust • Accolade Elm• Clump/Silver Birch • Pacific Willow • Hard Maple • Quaking Aspen (Open space only, not suitable for right-of-way.) g.Ornamental trees should be used as accents near plaza spaces, entries, seating areas, and to enhance open spaces. h.Evergreen trees will be used throughout to add winter interest and provide buffering capabilities. Seating Area 05-15-06 599 05-15-06 REVISED: 08-08-10 III. Landscape Design Standards B. Vegetation i.The following are suggested ornamental and evergreen tree species The list does not prohibit types not mentioned: • Japanese Lilac• Amur Chokecherry • Canada Red Chokecherry • European Mountain Ash • Austrian Pine • Scotch Pine• Colorado (Blue) Spruce • Ornamental Fir • Welch Juniper j. Shrubs will be placed within the open spaces of the project to provide accents on a smaller scale and bring more color and texture to the landscape. k. The following are shrubs species desirable for this development. The list does not prohibit types not mentioned: • Serviceberry • Dogwood• Juniper • Ninebark • Dwarf Pine • Potentilla • Native Shrub Rose• Willow • Spirea • Lilac m. Shade trees, and all trees to be installed in the boulevards, off-street parking lots, common open space areas, public plazas and individual subdivision lots will be installed at a minimum of 2” caliper. This size is most readily available and, is less susceptible to vandalism, and provides a more mature tree. n.Evergreen trees will be a minimum of 5’ to 6’ in height. Technology Boulevard Park Plan Graphics Revised 8-10-10 600 III. Landscape Design Standards B. Vegetation o. Shrubs are container grown and vary in size. The minimum desirable size for shrubs is 5 gallons.p.Wildlife protection will be needed until all plants are established. q.Trees located outside of formal beds in irrigated or native lawn areas will have a 36-inch diameter “mulch ring” around the tree. The ring will have edging to provide easier maintenance. The mulch ring will contain a three-inch layer of bark mulch. r.Trees and shrubs that are not located in irrigated lawns will receivedrip irrigation for establishment and growth. s.Trees planted in boulevards shall be spaced at 35 to 45 feet on center to create a rhythm along the street and to buffer as well as reduce the heat island effect from the parking lots. The public streetscape shall contain a regular spacing of boulevard trees along all streets, both public and private, in concert with landscape features and screening of off-street parking lots; primarily, areas along West Garfield Street and US Highway 191/West Main Street. t.Some trees may be strategically located to allow for views of retail signage, surrounding mountains and way finding. Cluster Parking 05-15-06 601 III. Landscape Design Standards B. Vegetation u.In wetland areas native woody species will be planted. Existing, desirable plant species will be preserved as much as possible. v.If an area is disturbed due to construction, the following native tree and shrubs species will be planted in the wetland zones according to water regime and environmental conditions. The list does not prohibit types not mentioned: • Gooseberry • Cottonwood • Dogwood• Aspen • Chokecherry • Alder • Serviceberry • Snowberry• Willow 2. Planting Beds a. Planting beds will be found along trails, next to buildings, and as a backdrop to plaza spaces and seating areas.b. Shrubs and perennials located in planting beds will be massed together and spaced to provide a mass of plants at maturity without overcrowding. c. Planting beds will be separated from lawns with a concrete or aluminum edging and have a minimum depth of topsoil of 12 inches. d. A layer of weed barrier fabric with a weight greater than 3.2 ounces per square yard will be placed in all planting beds except in annual planting beds. e. This development manual specifically discourages the use of “pea” gravel or decorative 1 3/4” to 2” washed rock gravel, or less. All landscape islands that include decorative rock or gravel as a ground cover shall specify “river rock” or equal in the landscape plan. Lava rock is prohibited. Large chip bark may be used in limited capacity. Bark area and location is to be reviewed by the GRB (Gateway Review Board). (revised 06-06-08) 05-15-06 REVISED: 06-06-08 602 III. Landscape Design Standards B. Vegetation 3. Lawns There are proposed irrigated and non-irrigated lawn areas in this development. a.Irrigated lawns typically occur adjacent to buildings, high pedestrian traffic areas, and near seating or gathering areas in the riparian corridors. Two options are available for the establishment of irrigated lawns. 05-15-06 REVISED: 08-10-10 1. Lawns may be hydroseeded or drill seeded. Special care should be taken with this method to protect plant growth from vandalism and weeds during the establishment period. The recommended seed mix should include a blend of species: • 60% Kentucky Bluegrass • 25% Perennial Ryegrass• 15% Creeping Fescue 2.Lawns may also be sodded for quicker establishment and immediate effect. Most sod farms in the Gallatin Valley area only produce a blend of Kentucky Bluegrass sod suitable for this purpose. Other sod blends, such as a fescue-blend sod may be appropriate for more water-conservation and is encouraged in this development. b.The native lawn mix, located along the steam banks and around pond edges, should incorporate various desirable species which will allow for both clump and rhizome species development: Formal Seating AreaGraphics Revised 08-10-10 603 05-15-06 III. Landscape Design Standards B. Vegetation 1. The following is the recommended Native Upland Lawn Mix in pounds of live seed per acre: • 6.0 -Criteria Thickspike Wheatgrass • 5.0 -Rosanna Western Wheatgrass• 5.0 -Revenue Slender Wheatgrass • 2.0 -Canbar Canby Bluegrass• 2.0 -Appar Blue Flax (forb) • 1.0 -White Dutch Clover (forb) • 0.25 -Prairie Coneflower (forb)21.25 -TOTAL Pounds of Live Seed per Acre 2. The following is the recommended Wetland Species Mix for wetland setback areas in pounds of live seed per acre: • 1.0 -Tufted Hairgrass • 1.0 -Fowl Bluegrass• 10.0 -“Revenue” Slender Wheatgrass • 1.0 -Alkaligrass • 10.0 -Meadow Barley• 8.0 -Fowl Mannagrass • 1.0 -Creeping Spikerush• 1.0 -Baltic Rush32.5 -TOTAL Pounds of Live Seed per Acre c. The irrigated and upland native seed mixes will be drill seeded where feasible with a spacing of no more than 3-½ inches and then rolled and compacted to establish good soil contact with the seed. d.Irrigated lawns will be seeded at any time that the irrigation system is functional. Native lawns should be seeded between November 1 and May 15. Wetland seed mix will be hand-broadcasted, as the wetter, uneven terrain is more accessible by this method.604 III. Landscape Design Standards C. Hardscape 1. Pedestrian Load Bridges There are existing stream channels on this site, along with proposed ponds for a few of the open space areas. In order to move safely through the site, bridges will be necessary in a few places, as indicated on the site plans. a.Pedestrian-scale bridges will be used to traverse the given water source, being sure to completely span any wetland areas. The suggested width for the bridges is 10 feet, with lengths varying based on location. b.Bridges will be constructed of a low-maintenance, durable material which is suited to and blends in with the surrounding landscape and architecture. 2. Site Furniture To have a unified look throughout the entire Bozeman Gateway development, it will be important to be consistent when choosing site furnishings. a. All furnishings should complement the architectural style of the development, as well as be both durable and functional. b. Suggested length for benches should be 6’, made of recycled plastic slats or powder-coated metal. c. The color selected for these should then be used with both the trash receptacles and bike rack. Trash receptacles will be needed in high-volume areas, such as the plaza spaces and seating areas. d. Bicycle racks are proposed to be located near the seating areas and high pedestrian traffic areas. This will accommodate users accessing the open spaces with bicycles. e. Site furnishings will be abundant in public plazas, main street, or anywhere pedestrians are expected to gather. Pedestrian Bridges Site Furniture 05-15-06 605 III. Landscape Design Standards C. Hardscape 3. Picnic Tables Numerous outdoor seating areas will be provided for office employees, shoppers and those using the hike-bike trails. a.Small round, square or rectangular tables with attached benches made of either recycled plastic, powder-coated metal, or wood. b.At least one of the tables in a picnic cluster should provide access as per ADA guidelines. Finish and color should be consistent with all other site furnishings. 4. Boulders a.Boulders will serve two purposes in open spaces. They will be used around all footbridges for added interest and as a visual cue for bridge approaches. They may also be used for retaining soils and providing erosion control around the bridge abutments. b.Boulders will also be used in and around planting beds for added interest and to separate planting areas from walkways and lawn.c.Boulders will be a minimum of 2 feet in diameter and of locally available mineral content. Site Furniture 05-15-06 REVISED: 08-08-10 606 III. Landscape Design Standards C. Hardscape 5.Asphalt Trails (Type I) a.The main trails in The Bozeman Gateway development located along Huffine Lane will be “Hard Trails” constructed to a Type I standards. b.Asphalt trails are 10 feet in width with a 1 foot gravel border along each edge. Excavation for trail must be a minimum of 12.5 inches. Subgrade for asphalt shall be compacted to 95% proctor density, with a 1-1/2 inch minus crushed gravel base (minimum 9 inch depth). c.Asphalt surfacing should be a minimum 2.5 inches in depth and sealed within one year of placement. Slope and cross-slope on all asphalt trails will be designed to meet ADA standards. d.Asphalt trail must support a minimum of 12,500 pounds. 6. Gravel Trails (Type II) a.Trails in lower-traffic areas in this development will be a “Soft trail” constructed to a Type II standard. This compacted gravel trail will meet ADA guidelines, as well as support bike and pedestrian traffic.b.Construction of gravel trails is less obtrusive to the existing surroundings, which is important when dealing with sensitive areas, such as the wetlands present in this site. c.As per the City of Bozeman specifications, gravel trails in open spaces will be 6 feet wide. The proposed trails in the open spaces meet this minimum width, allowing enough space for two pedestrians to walk side by side. d.Gravel will be 3/8 inch minus crushed stone with a 20 percent clay binder and with a depth of 4 to 6 inches. e.The trail will have a crown to provide adequate drainage off the path, but slope must comply with ADA standards. It should then be rolled and compacted to a 95 percent density. Weed management will be necessary on gravel trails. Asphalt Trail Section Gravel Trail Section 05-15-06 607 III. Landscape Design Standards C. Hardscape 05-15-06 REVISED: 01-29-14 a.Plaza spaces will be a hardscape area, often with seating, public art, or planting beds. For aesthetic value, it is suggested that all hardscape plazas have a component of a colored, textured concrete material. b.Colors should remain consistent with the overall tone of the development. c.One or two textures should be chosen and then repeated throughout the various spaces. d.The plaza spaces can provide opportunities for street sales or public gatherings. 7. Plaza Space 608 III. Landscape Design Standards C. Hardscape 8. Planters a.Throughout the plazas and public areas, planters shall be installed and incorporated with larger seating areas. b.Planters may be fixed, permanent structures or large single containers. c.Planters may contain plant stock consisting of dwarf trees, ornamental grasses, perennials or annuals. d.Container or planter size should allow approximately two cubic feet of substrate for every square foot of tree canopy near maturity. e.Planting soil mix shall contain 1 part topsoil, 1 part course sandand 1 part peat or compost. Planting soil shall be supplemented at least yearly with a complete slow release fertilizer with micro- nutrients. f.Individual containers with self-contained watering apparatus are encouraged. Permanent planters will have supplemental spray or drip irrigations, connected to an irrigation controller. Plantar Examples 05-15-06 e.Near the retail plaza space north of Technology Boulevard, the schematic shows a radial band of concrete, that compliments the schematic radial architecture. f.A small retaining wall can double as a seat wall to accommodate more users. g.Public art is located in this area at the terminus of visual corridors to provide a focal point for this area. h.The two enlarged ponds will have fountains to provide both a sensory interest and function as an aerator for the ponds themselves. 609 III. Landscape Design Standards D. Storm Water Facilities The following measures will be taken to ensure that storm water facilities are an aesthetically desirable amenity for the project. a.Drainage basins shall not eliminate the installation of landscape features as depicted on the Preliminary PUD Plan. b.Drainage basins placed in open space corridors shall be designed to be integrated into the overall landscape, as if a natural occurrence.c.Outlet structures shall be screened with vegetation and have cobble-lined swale to the discharge point. d.A landscape architect must certify on the landscape plans that landscape features installed around drainage basins will not be adversely impacted by drainage flow.e.Surface ponds along West Main Street are not a part of the treatment of the storm water system and shall be maintained as a landscape feature. f.All open space areas and associated watercourse setbacks will remain undisturbed unless otherwise approved by the City of Bozeman Planning Office. 05-15-06 610 05-15-06 III. Landscape Design Standards E. Maintenance The concept for landscape irrigation will promote water conservation through professionally designed irrigation systems. Irrigated lawn areas will be on separate zones from shrub and perennial beds and all zones must be on an electric controller system. Occupants of the convenience center and lifestyle center will be responsible for installing and maintaining their own irrigation systems for any areas within their lease line (lot line less setbacks). The office- professional complex will be maintained and irrigated by the Tenant up to the lot line. All green space areas will be part of a comprehensive irrigation system that is professionally designed and coordinated to maximize water efficiency while minimizing maintenance of the system. All components will be of a contractor grade and maintained by qualified maintenance personnel. The following are design standards and maintenance requirements for irrigation systems: a.All irrigation main lines shall be either schedule 40 or class 200 PVC pipe and installed with a minimum depth of 18 inches from the top of the pipe. The mainline must be trenched with a sand bedding to prevent settling. b.Irrigation lateral lines may be either Schedule 40 PVC or class 200 PVC or class 160 PE pipe. Lateral lines may be either trenched or pulled. Lateral lines connecting to rotors or spray heads shall have a minimum cover of 12 inches. c.Spray heads may be used in irrigated lawn areas and shrub beds. Pop up bubbler heads may be used in shrub and perennial beds. d.Drip irrigation is an acceptable alternative in shrub and perennial beds. Plant material located in non-irrigated lawn areas will receive drip irrigation for establishment purposes. Drip lines should be buried under mulch, or if in lawn areas, should have a minimum of 8 inches of cover. 1. Irrigation 611 e.Rotor heads may be used in irrigated lawn areas. Rotor heads will be gear driven and capable of producing the specified output and coverage area and are attached to the lateral line by swing joints. f.All heads must be placed at a grade so that it is not damaged from maintenance equipment or an attractive nuisance. g.Non-keyed locking valve boxes must be installed to deter vandalism. h.All systems must be connected to an electric controller with automatic programming capabilities. Where feasible, scheduling for the running of irrigation systems should occur between the hours of 10:00 PM to 6:00 AM to maximize water efficiency and to avoid conflicts with use during the day. i.The incorporation of a rain sensor is recommended to conserve water by automatically disabling an automatic irrigation system when rain is detected. j.The water source for the green space areas will be new wells with a maximum output of 35 gallons per minute. Occupants have the option of connecting to the potable water source or drilling a well.k.All installations, after completion, must have the contractor submit to the Gateway Review Board (GRB), copies of all “as-built” drawings. In addition, copies of well permitting/registration in formation must be provided to the GRB. The contractor must submit copies of all well pump O&M manuals to the owner and GRB.l.The irrigation systems should be charged in April, after the frost has left the ground and plant material begins to grow. The systems should be winterized by the end of October by blowing out the system using an air compressor. No winter watering is allowed from an automatic irrigation system. If winter watering is necessary, it should be done manually from a water tank. III. Landscape Design Standards E. Maintenance 05-15-06 612 05-15-06 III. Landscape Design Standards E. Maintenance 2. Vegetation a.Weekly maintenance will include mowing and garbage collection. b.Native grasses should be mowed 2 to 3 times per year. The first time at the end of May, the second time in mid-July, and the final time occurring in mid October. c.The mow height for native grasses should be a minimum of 4 inches, with 6 inches being preferable. d.A noxious weed control program will be established with a local contractor. e.A yearly property check with spot spraying as required should occur in the month of June. This should be coordinated with the County Weed Supervisor and the NRCS agent. This program can also be used to control the weeds in gravel parking areas and walkways with spot application of a weed control agent as re-quired. f.Turf grass areas should have a mow height of no less than 3 inch es and be allowed to grow to 4 or 4 -1/2 inches before being mowed again. g.Bluegrass lawn areas require roughly 12 inches of water between June 1st and September 1st. This means roughly 1 inch of precipitation per week in lawn areas. Harmon Stream Park Plan 613 III. Landscape Design Standards E. Maintenance h.Water should be spread evenly through the week and in less frequent, deeper soakings for mature lawn areas.i.Fertilizing of grass and lawn areas should be done as necessary and should not be overdone to minimize water needs, mowing and to protect sensitive areas. A fertilization schedule will be determined by a grass specialist. j.Lawns which have irrigation at head to head coverage should have two applications of fertilizer: The first should be a blend of 17-17-17 in May and then should have an application of 27-8-8 in mid-summer. 05-15-06 614 05-15-06 III. Landscape Design Standards E. Maintenance k. As the lawns are establishing the rate of fertilization should be 40 lbs per 10,000 square feet. An established lawn should be fertilized at a rate of 60 lbs. per 10,000 square feet. l.Bi-annual soil test should be taken to assess soil nutrient contents and adjust fertilizer rates accordingly. m. Any seed mix that has no irrigation or areas within 35 feet from a high water mark of a stream should not be fertilized and has no plan for regular application of fertilizer. This will minimize excess nutrient run-off that will adversely affect the water ecosystem. n.Trees and shrubs located within this corridor should be monitored and if deemed that they need fertilization, the use of capsule fertilizer should be utilized. o.Shade trees should be fertilized in April with 16-10-9 plus iron and zinc. Once trees and shrubs are established, they should be fertilized with tree food spikes. Do not fertilize trees and shrubs past mid-July. p.Pruning of evergreens should occur in late June. Shade trees should be pruned in April, except maples and birch. Maple and birch species should be pruned in mid-to late July. q.General monitoring for pests and diseases should be done throughout the year. r.Trees and shrubs should be deep watered right before the ground freezes. 3. Hardscape a. Sidewalks, asphalt trails, and plaza spaces will need sweeping and/or snow removal depending on use. b.The gravel trails will not have snow removal, but will need to be bladed and have weed maintenance. c.Maintenance of the public open spaces will be provided by the developer, property owner or property owner’s association. 615 IV.Building Design Standards05-15-06 616 05-15-06 IV. Building Design Standards A. Overview Bozeman Gateway will consist of several different building types. While each type of building will have it’sown unique design challenges, the purpose of this Development Manual is to give a standard of design that can be upheld throughout the entire project. The buildings within the project fall into three broad categories. The guidelines for design presented in this development manual apply to all three building types unless otherwise noted. Irregardless of type or location, all buildings should have a common architectural feel and style even though their function will force variations. Within this common architectural style there will be significant variations in design from building to building but all will maintain the highest quality of design materials. All of the buildings on the perimeter of the development shall have a second store front (double fronted design) that is oriented towards the streetscape and shall include a colonnade and a sidewalk connection to the perimeter sidewalk/trail system. Such colonnades or similar architectural features are desired along the building facades and are intended to give human scale and a user-friendly presentation onto the streetscape. Alternatives or variations will be considered based upon the merits of individual proposals. Street character along the West Main Street entry way corridor, Fowler Avenue and Garfield Street shall call for architectural features that suggest a presence of store fronts, plazas, fenestration treatment and architectural details that reflect the “lifestyle center” concept. Buildings will make a presentation onto a street regardless if it’s the main street for the lifestyle center, private street or a public street with respect to a formal entrance, store fronts, covered entrances, and public spaces. The renderings, plans and diagrams contained throughout this Development Manual are based on preliminary schematic design of the project. While they exhibit the project’s overall design intentthey by no means present final site conditions, landscaping or building lo-cation and architecture. Photos throughout this document are used only to visually emphasis points within the text. 617 IV. Building Design Standards A. Overview A brief description of each category and it’s unique traits are provided below. The heart of the project, the lifestyle center acts as an outdoor mall. A building shell, tenant facades (unless otherwise agreed upon), and all site work will be provided by a single developer. These buildings will have ground floor retail that focuses on creating an urban place and an active pedestrian streetscape by means of human scale and transparency. It is this area of the project that will set the architectural aesthetics for the rest of the project. Any buildings or facade designs that do not enhance the overall look and feel of the project will not be permitted. Grocery Store Graphics Revised 06-06-08 Graphics Revised 08-10-10Graphics Revised 01-29-14 05-15-06 REVISED: 06-06-08 REVISED: 08-08-10 REVISED: 01-29-14 618 IV. Building Design Standards A. Overview Convenience Center and Outparcels These single story retail elements might often times be parceled out. An exact determination of which entities will be responsible for which elements of design and construction will be determined by individual lease or sales agreements. All requirements for a consistent and uniform design standard described in this Development Manual will apply. In particular, the facade of any buildings that face north onto the entry way corridor must be enhanced by pedestrian friendly entrances, plazas and/or patios. All buildings with in this area will adhere to any and all applicable design standards set forth in this development manual irregardless of what entity might own, develop, or occupy these buildings. The architectural aesthetic must adhere to and compliment the overall project design. Franchise style architecture is prohibited. Office Building 05-15-06 REVISED:08-08-10 REVISED:01-29-14 619 IV. Building Design Standards A. Overview Office -Professional Single multistory office buildings, and amenities to serve their needs are planned for this area. The aesthetics of the buildings in this category will incorporate the architectural vocabulary as described in this development manual, however, modifications will be required due to the significant variation in building type and scale. Building designs in the category should still strive to create an urban street edge with an active pedestrian friendly environment. An exact determination of which entities will be responsible for which elements of design and construction will be determined by individual lease or sales agreements. All buildings within this area will adhere to any and all applicable design standards set forth in this development manual irregardless of what entity might own, develop, or occupy these buildings. This building located just south of Technology Blvd. adjacent to the open space will be a “TRANSITIONAL BUILDING,” transitioning from Office-Professional to the LifeStyle Center. This building may be Office-Professional, but shall be designed for the possibility of retail located on the ground floor as identified under the LifeStyle center section of the Development Manual. (revised 06-06-08) 05-15-06 REVISED: 06-06-08 REVISED: 01-29-14 620 05-15-06 IV. Building Design Standards B. Building Exterior Typical Project Architecture 621 IV. Building Design Standards B. Building Exterior 1. Building Planning All buildings will be sited to create an urban edge along the street. The following applies to all building types. a.Buildings and facades should be sited on or near the lease line (lot line minus setback) to maximize pedestrian and commercial activity.b.Store facade construction shall not project beyond the lease line, except for approved projecting elements such as signage, awnings and canopies. c.Significant changes in the plane of facades, including recesses and extruded elements, must be incorporated into the facade design to create interest and provide visual variety. Flat, straight facades which extend across the entire facade width are not permitted. d.Multiple story buildings should be expressive of upper floors. Windows and cornices should add a human scale to the facade. e.Display or sales counters at the lease line or along the exterior facade will not be allowed. Tenants whose typical operation utilizesthis type of display shall contact the Landlord’s Tenant Coordinator to review all associated issues. f.The backside of buildings shall be addressed by the continuation of similar architectural features, light features, materials, color palette and awnings over the doors on all four sides of building elevations. The following requirements are specific to each building category: Lifestyle Center a.Buildings within the lifestyle center may be 1 to 3 stories. Retail will always account for the ground floor with offices, or additional retail above. Multi-story tenants are permitted. 2 Story Lifestyle Center Tenant 05-15-06 622 05-15-06 IV. Building Design Standards B. Building Exterior b. Within the lifestyle center, any exterior paving between the Tenant facade and the lease line will be installed by and paid for by the Tenant. This paving will exactly match the material and pattern occurring in front of the lease line. Conceptual Grocery Store Exteriors 623 IV. Building Design Standards B. Building Exterior c.A Tenant’s main entrance will always face the street. Some Tenants will have parking in the rear of their store. A second public entrance is encouraged when appropriate. This rear facade and entrance, while possibly varying from the design along the street, will adhere to all design criteria set forth in this document. Convenience Center a. All Tenant main entrances will open to the parking in front of the building. Other entrances to the side or rear of the buildings are encouraged. b. Two story Tenants are permitted, however there will be no Tenants without ground floor access. Lifestyle Center 05-15-06 Office -Professional a.Any retail located in the office-professional area will follow the guidelines that apply to the lifestyle center. b.Buildings will not be limited to a minimum number of stories.c.Parking should be located in the middle of the site. 624 05-15-06 IV. Building Design Standards B. Building Exterior 2. Building Heights Maximum variations in building heights should be used throughout Bozeman Gateway to add diversity and visual interest. An expression of each floor on the exterior skin through windows and cornices should be used to maintain a human scale in multi-story buildings. Lifestyle Center a.Facades should modulate in height as much as possible. A tenant’s facade must differ from those on either side.b.The physical mass of buildings should be graduated, stepping the upper levels of tall buildings back from the street makes the buildings less imposing to pedestrians. Convenience Center The following are height restrictions for single story retail: • Over 60,000 square feet = 35 feet• 50,000 -60,000 square feet = 32 feet • 10,000 -50,000 square feet = 28 feet • Under 10,000 square feet = 23 feet a. The heights given regulate the median height of the facade. b.Facades should modulate in height as much as possible. 625 IV. Building Design Standards B. Building Exterior Office –Professional The following are assumed heights: • 1 Story Building –20 feet • 2 Story Building –32 feet • 3 Story Building –48 feet • 4 Story Building –65 feet 3. Mass and Scale Tenant buildings and facades shall enhance the pedestrian experience and maintain a human scale in the design. The following elements apply to all building categories: a.Facades longer than 50’ must have some variation in facade height. A flat facade cap element across long storefronts are not permitted. A 20% change in vertical height between each building module is required. Except for single tenant buildings where a 20% change in height is encouraged. b.Design features such as towers, pediments and other cornice treatments should be utilized to create an interesting elevation profile. These features may exceed building heights set forth in the development manual. All corner buildings shall include a type of design feature directed towards the corner. Typical Retail Scale 05-15-06 REVISED: 08-08-10 626 IV. Building Design Standards B. Building Exterior c.Adjacent buildings should have unique roof lines and parapets varying in styles and heights. Gables, sheds, mansards and hip roof configurations can be used to add variety to the facades. A change in roof form between each building module is required. d.Snow stops shall be used on all sloped metal roof forms where roof edges are above pedestrian walkways. They shall be visually unobtrusive and match the color of the roof. e.Gutters on sloped roofs are permitted and will be mandatory in some areas. Gutters must match the roof color or exposed soffit conditions. Exposed downspouts are permitted but discouraged. Gutters and downspouts must incorporate de-icing electrically heated cables. f.All roof top mechanical equipment will be screened by parapet walls or an architectural screen using the materials or color palette of the building facades. This screen will reach a height that is equal or greater than the top of all mechanical equipment. Any ventilation for plumbing or air exchange that is not mechanical related equipment shall be painted to match the color palette of the roof and/or architectural screening. g.Building should have proportions of openings, cornices, and articulation dictated by the architectural style and vocabulary. The elements should be carefully designed to maintain a human scale to all buildings irregardless of building height or size. h.Expression of depth of wall thicknesses should be incorporated as an architectural feature. By recessing windows and entrances, exaggerating wall thickness, and projecting architectural articulations, the facades shall have depth and shadow adding to the timeless aspect of the design.i.Columns should relate in scale to that portion of the building which they visually support. The dimension of a column is often lost when its mass is not proportional to its height. Variation in Massing 05-15-06 627 IV. Building Design Standards B. Building Exterior j.Within the Convenience and Lifestyle Center, there will be no common demising piers between Tenants on the exterior facade. A common 1” reveal will separate facades. At the connection of facades of varying height, the higher facade Tenant shall provide any required return finish to meet the lower facade. When two Tenant facades are not in the same plane, the facade that is closest to the street will be responsible for wrapping the facade material back and sealing the 1” reveal between the two facades. 4. Architectural Vocabulary Each individual tenant’s façade or building should be unique enough to add interest and authenticity to the streetscape. However, each design must compliment the overall project and feel to create an aesthetically pleasing and equally inviting atmosphere in order to promote and maintain a spirit of community and collective quality. Each building is encouraged to incorporate a significant feature that showcases its identity and independent character. While many key elements of this style are outlined herein, they are not necessarily mandated or applicable to all building types. Each building shall be considered upon its own merit as it contributes to the Gateway as a whole. a.A prominent feature on all buildings is encouraged. b.Arcades, columns, pilasters and arches can be incorporated as appropriate.c.Main entrances should be protected from the elements by either recessing the entrance into the facade or by providing a canopy or awning. Larger canopies and/or additional canopies along the facade are encouraged. d.A change in color and articulation over each building module to reduce the perceived mass of a building is encouraged.e.Corporate or franchise-style architecture must be modified or changed to compliment the overall project. Concept Architectural Vocabulary Natural Stone Example 05-15-06 628 05-15-06 IV. Building Design Standards B. Building Exterior 5. Materials The use of high quality and durable building materials is encouraged. Materials should create visual interest and coordinate with the overall aesthetics of the development. Materials should exceed the requirements of the UDC. The following primary and alternative building materials should be used to create diversity and excellence in design. Alternative materials should be used to accent and enhance the primary materials. a.Primary: • Brick. • Stone / Cultured Stone. • Architecturally Enhanced CMU.• Architectural Concrete Elements. • Architectural Metals. • Stucco with strong emphasis on the treatment, color palette, variation in joint detail, pattern, relief, and architectural detail. • Granite/Limestone/Other Natural Stones. 629 05-15-06 IV. Building Design Standards B. Building Exterior A COHESIVE ARCHITECTURAL VOCABULARY SHALL BE APPLIED TO ALL EXTERIOR FACADES. THERE WILL BE NO “BACK” OF BUILDINGS IN THAT ALL SIDES OF ALL BUILDINGS HAVE PROMINENT VIEWS TO THE PUBLIC AND WILL BE TREATED AS SUCH Copper Harbor Rendering 630 IV. Building Design Standards B. Building Exterior b.Alternative • EIFS (Dryvit, Sto) may be used in limited areas covering a maximum of 25% of any facade. A strong emphasis on the treatment, color palette, variation in joint detail, pattern, relief, and architectural detail must be provided. •Painted steel elements or decorative grillwork.•Tile Work •Canvas / Fabric or Metal Awnings •Slate Roofing, natural or manufactured. •Molded or shaping material such as metal or fiberglass. •Stained or Finished Wood is discouraged.•Any other creative material approved by the GRB. c. The following materials will NOT be permitted on exterior facades: •Painted Drywall or Sheathing. •Painted or Exposed Standard CMU. •Slatwall or Peg Board. •Field-Painted Metal. 05-15-06 Example Storefronts•Plastic Laminates. •Plexiglas. •Fabric Wall Coverings. •Aluminum, or Vinyl Siding. •Chain Link 631 05-15-06 REVISED: 08-10-10 IV. Building Design Standards B. Building Exterior d. Storefronts are encouraged to use dark bronze anodized or similarly darker frames or other colors in lieu of brushed stainless steel finish. e. All materials are encouraged to be of high quality with a low life-cycle cost.f.Exterior materials will be weather resistant and not fade,degrade or in any way compromise the material’s original aesthetics due to weathering,exposure to sunlight,temperature change,or normal wear over time. 6. Retail Transparency Transparency requirements shall apply to all facades that face a designated main street. This applies to all retailers in the Bozeman Gateway Core. All tenants in the Bozeman Gateway will comply with the street level interest policy as set forth in the Bozeman Objectives Plan. Transparency 632 IV. Building Design Standards B. Building Exterior g.Glazing shall be low-E and anti-reflective. h.Mirrored, one way, or reflective glass is NOT permitted.i.Spandrel glass should only be used in rare occasions. It will not be a prominent feature on any facade and will not be considered transparent. j.Stained, colored or patterned glass is encouraged k.Security bars on the interior or exterior are prohibited. All retailers in the Convenience Center as well as any commercial ventures in the Office/Professional area will comply with the street level interest policy and guidelines as set forth in the Bozeman Objectives Plan. 7. Building Entrances These entrance requirements apply to all building categories. Main Entrance A Tenant’s main entrance will open out to the street’s sidewalk in the lifestyle center, to the parking lot. in the convenience center. The following shall govern these entrances; a.Entrances must open directly onto a sales floor. Air locks are permitted as long as they meet all applicable codes. b.For stores which have a facade width of 30’-0” or less, the total entry opening width shall not exceed 6’-0”. c.Stores which have a facade width greater than 30’-0”, the total entry opening width shall not exceed 12’-0”. The entry door openings must be divided so that no single opening exceeds 8’-0” in width. d.Doors are to be substantially glass and must be a minimum of 7’-0” height. These doors must swing outward and be recessed so they do not swing beyond the face of the adjacent store façade construction. 05-15-06 Retail Entrance 633 05-15-06 REVISED: 08-10-10IV. Building Design Standards B. Building Exterior e.Use of sliding glass doors is discouraged. Where utilized, door framing, mullions and jambs shall align when the doors are opened. The storefront shall be designed to minimize the appearance of such doors. Secondary Entrance A secondary entrance will open out to the parking lot in the rear of the store if applicable. This entrance will be held to the same criteria as the main entrance and must open directly onto a sales floor. A hallway or corridor from the entrance to the sales floor will NOT be permitted. Service Entrance Service entrance doors shall be architecturally interesting. 8. Projecting Design Elements Canopies and awnings are highly encouraged. Along with protecting pedestrians from the elements they create an inviting scale for building facades. The following requirements will apply to all building types. a. Minimum height to the bottom of the projecting element is 9’-0”. b. Minimum horizontal projection from the facade is 2’-0”. c. Maximum horizontal projection measured from the lease line is 8’-0”.d. The projecting element should stop a minimum of 1’-6” from the adjacent tenant. e. Design and location of projecting elements shall not create a significant visual barrier to adjacent Tenant store facades. Landlord shall have final determinations regarding clearance and sight line issues. Metal and Glass Canopy 634 IV. Building Design Standards B. Building Exterior f. Tenant name and logos may appear on canopies or awnings in so that they fit the character of the project.g.The use of translucent or transparent awnings are discouraged and shall instead be opaque in material through the use of fabric or metal materials. This does not prohibit metal and glass canopies. Metal and Glass Canopy Canvas Awnings 05-15-06 635 IV. Building Design Standards C. Building Interior All stores in the Convenience and Lifestyle Centers are to have an Entry Zone and a Display Zone 5’-0” deep which extends a minimum of 30-50 feet de-pending on the width of the storefront. The appearance and design of these zones are critical to the store’s overall image to the pedestrian. Design solutions and materials in these zones are to be of the highest quality. The following design criteria applies to both zones: a.A quality hard surface flooring such as wood, stone or ceramic tile shall be provided throughout this zone. Carpeting will not be allowed.b.All walls within these zones shall be provided with high quality finishes such as stone tile, wood panels, or high-quality wall coverings. Trim and decorative treatments shall be utilized. Painted gypsum board is not permitted. c.Ceilings materials shall be painted gypsum board, wood or other type of hard surface material. Sprinkler heads shall be the fully recessed type. d.No speakers will be allowed on the store facade or inside the store which would allow sounds to be heard on the exterior. e.Television monitors to be installed in these zones require specific approval by the Landlord. Monitors shall be incorporated into the overall store facade design and are to be encased within attractive display fixtures to conceal all surfaces except for the screen surface and may not emit any sound. Entrance Zone a.The vertical distance between exterior paving and interior finish floor heights must meet local ADA requirements.b.At the entry, display fixtures or merchandise, either temporary or permanent, must be placed at least 5’-0” behind the Tenant’s entry door closure line. Merchandise racks and display features must not block customer traffic flow in and out of the store. 05-15-06 REVISED: 06-06-08 REVISED: 08-08-10 1. Retail Display and Entry Zone Criteria Display Windows 636 IV. Building Design Standards C. Building Interior Display Zone a.The Tenant’s merchandise is required to be showcased in an creative, appropriate, distinctive, high-quality display. b.Display tools include, but are not limited to, mannequins, display platforms, tables and themed props. Standard merchandise rackswill not be allowed in this zone. c.The display zone will have a raised floor to bottom of the storefront and 5’-0” back from it. Minimum height of this floor will be 12”. 2. Interior Finishes The following applies to all building categories: a.The building layout, fixtures etc. must be designed to comply with handicapped accessible requirements which are defined by local, state, or national codes and laws. b.Handicapped accessible toilet rooms must be provided in accordance with code requirements. c.Interior finishes are to be high quality, long lasting and durable. All finishes shall comply with building code and insurance underwriter requirements for appropriate fire resistance and flame spread ratings. d.All trade fixtures shall be first class new fixtures with durable finishes consistent with the anticipated public exposure. e.All finished wood shall be millwork quality, kiln dried wood with a durable protective finish where exposed to public contact. 05-15-06 Display Zone Section 637 05-15-06 IV. Building Design Standards C. Building Interior 3. Floor Finishes The following applies to all building categories: a.All transitions between floor finishes of unequal thickness are to be accomplished by a gradual transition with floor leveling compound to create a smooth and level walking surface. Tripping hazards such as carpet trim strips and noticeable reducer trim are not permitted.b.If carpeting is used in the sales area, it shall be of the highest quality. Commercial grade high quality cut pile or loop/cut pile combination carpeting is required. c.The following floor finishes are NOT permitted in the public sales area: • Carpet extending into the Display or Entry Zone• Loop carpeting • Single color carpeting • Vinyl tile or any other sheet goods flooring • Simulated materials 4. Ceilings The following applies to all building categories: a.Ceilings shall be of the accessible type, or individual access panels shall be provided to allow access to Landlord’s or Tenant’s pull boxes, damper controls, valves, junction boxes, or other equipment. b.All ceilings and associated framing, furring and blocking shall be non-combustible material. Absolutely no wood of any kind shall be used above any ceiling or soffit. c.Ceiling heights within the project depend of field conditions. In general a minimum clearance of 12’-0” feet above finish floor is provided. 638 IV. Building Design Standards C. Building Interior d.All ceiling construction is to be properly supported. Soffits are not to be supported solely by a wire suspension system and must be properly braced to the building structure. e.The following ceilings are permitted: • High quality tegular lay in ceilings, maximum size 2’ x 2’ within a matching color suspension grid. • 2’ x 4’ high quality tegular lay in ceilings will be allowed for any Tenant over 5,000 sf. • Painted gypsum board ceilings or other high-quality non-combustible ceiling materials. • Open sales area ceilings are only permitted where all structural, mechanical and electrical elements above the sales area are painted, and in compliance with code and plenum return requirements. 5. Interior Walls The following applies to all building categories: a.Demising walls which separate adjacent tenants are required to provide a 1-hour rating in compliance with code. Metal stud framing only, shall be provided by the Landlord. b.The Tenant shall provide one layer of 5/8” fire code gypsum board, taped, spackled, sanded and finished on the Tenant side of the metal studs. Tenant must install full height gypsum board and all fire safing. c.At interior base building concrete masonry unit demising walls, such as at electrical rooms, the tenant shall install metal stud framing or furring and gypsum board on the Tenant’s side of the wall. 05-15-06 639 05-15-06 IV. Building Design Standards C. Building Interior d.Typical interior wall construction is to be composed of non-combustible metal stud framing with 5/8” gypsum board, taped, spackled, sanded and finished of both sides. Metal stud framing shall extend up to the structure above, as required, so the wall is adequately braced and supported. e.At exterior CMU walls, Tenants shall install metal stud framing, minimum 4” fiberglass batt insulation (minimum R-value 11.0 required), a vapor barrier, and 5/8” gypsum board on the Tenant’s side of the wall. f.Tenant shall be responsible for maintaining the code required fire rating at all demising wall penetrations (duct work, piping, conduit, etc.). This work shall include the installation of firestops and fire rated penetration seals as required by code. g. If in the Landlord’s opinion, sound insulation is required to insure sound transmission between two tenants is minimized, the Tenant shall provide and install such insulation at the Landlord’s direction and at the Tenant’s expense.h.All slat wall used in the sales area must be provided with slot liners which are finished to be compatible with the finish of the slats. i.The following wall construction types are NOT permitted: • Concrete block or other masonry partitions for interior ordemising walls • Wood stud construction 6. Security The following applies to all building categories: a.Security systems must be unobtrusively incorporated into the Tenant’s store facade and display zone constructions. Freestanding tower type systems are not allowed. 640 IV. Building Design Standards C. Building Interior b.Any theft detection/security system must be indicated on the Tenant’s working drawings and the Tenant shall submit shop drawings which shall indicate size, location , design and appearance. No system shall be installed until approved by Landlord. c.All wiring to security systems must be concealed from view. Power poles or wiring channels exposed to view are not permitted. d.The following types of security systems are permitted: • Concealed systems not visible to the customer, such as under floor antenna systems.• Suspended overhead “bar” type systems concealed behind a storefront soffit above entry • Small pod type systems on each side of the entry. Pods must be enclosed in a millwork element which coordinates with the interior design and finishes of the store. 05-15-06 641 IV. Building Design Standards D.Building Lighting 1. Exterior Façade Lighting The following applies to all building categories: Lighting for the main street, parking lots, and the adjacent pedestrian walks will be provided to provide a uniform project lighting scheme. Any lighting used in tenant signage is covered in the signage portion of the Design Criteria. a.Wall mounted lighting as an architectural element such as wall sconces or spot lights focused on facade elements are encouraged. Entrances and projecting elements should be highlighted to create a visually lively street at night. b.Light fixtures will be appropriately shielded to prevent glare. The light source shall not be seen from eye level anywhere in the Town Center. c.More wattage does not equal better lighting. Increased brightness of a fixture does not always provide an appropriate level of illumination. A high quality light design must be incorporated into the overall facade design. d.Light spread from fixtures illuminating elements of the facade my not significantly spill over onto neighboring facades. e.Lighting such as sconce lights or goose necks shall be used to visually break up large building masses at night. f.All ballasts and conduit must be concealed within the exterior wall. All penetrations through the exterior wall must be sealed. g.Recess can fixtures in soffits. The bottom of hanging fixtures should not be any lower than 9’-0” above finish floor.h.Exterior facade and sign lighting should be controlled automatically to turn on at dusk and turned of f at 11:00 pm or one-half hour after Tenant close, whichever is later. Well-Lit Main Street 05-15-06 642 IV. Building Design Standards D.Building Lighting i.Permanent strings of light bulbs with less than 4 watts per bulb are permitted for use in lighting outdoor spaces. j. Lighting shall comply with all local lighting codes. k.The following exterior approved lighting is permitted: • Incandescent • Halogen • Metal Halide manufacturer shall be Sylvania, in order to maintain standard light coloring or hue which has appropriate color rendering characteristics. (revised 06-06-08) • Compact Fluorescent which has appropriate color rendering characteristics.• Induction (revised 06-06-08) l. The following lighting is NOT permitted: • Colored Lamps• Mercury Vapor or High-Pressure Sodium Lamps • Any type of moving or flashing lighting • Wall packs m.Exposed neon tube or LED string lighting will be highly-regulated by the GRB in response to aesthetics and design intent. Due to the intense nature of these light sources they easily become visually overwhelming and obtrusive. Excessive use creates a muddled composition of intense focal points that in turn cheapens the image of the project at night. Any use of Neon tube or LED strings as an intense visual stimuli for advertising or other purposes will not be permitted. Neon tube or LED strings can be used for subtle light elements, for example lighting under soffits, behind facias, within sign packages, or as a creative design enhancing lighting details. Exposed neon tube and LED strings will be discouraged; however, they will be considered based on their design merit. 05-15-06 REVISED: 06-06-08 643 05-15-06 IV. Building Design Standards D.Building Lighting Lighting within the Tenant’s premises is to be designed to accentuate the merchandise and product display within the display windows, as well as the general sales area of the store. The following applies to all the Convenience and Lifestyle Centers as well as any retail located in the Office-Professional area. a.Storefront display window lighting shall be incandescent, halogen or compact fluorescent which has appropriate color renderingcharacteristics. b.Lighting in the display zone shall remain on from dusk until dawn to assist with security lighting levels for the project. c.Light fixtures within a store will NOT be permitted to directly shine onto any exterior surfaces such as walks or streets. An appropriateamount of diffused light onto exterior surfaces is acceptable. d.Closed internally illuminated show cases at the storefront or store interior must be adequately ventilated. e.All fixtures shall be high quality commercial grade. The fixtures shall be constructed and installed to be glare free and shall complywith all applicable code requirements. f. Specific fixture requirements are as follows: • Recessed fluorescent tube fixtures shall be provided with parabolic diffusers, either metal paralume or acrylic paracube type. Acrylic lenses will not be allowed. All fluorescent lighting shall utilize lamps which provide color corrected light appropriate for this high qualityretail environment. • Exposed fluorescent tube fixtures are to be used in private storage areas only and cannot be visible from the sales area at any time. • Recessed incandescent can type fixtures must have specular or semi- specular Alzak reflectors, coilex baffles, or other glare free shielding devices. 2. Interior Retail Lighting 644 IV. Building Design Standards D.Building Lighting • Specific Landlord approval is required for the use of coatedmetal halide lighting. For consideration, information must be submitted which documents the quality of light. (Color rendering index rating, etc.) g. Exposed lamps, unless in an approved decorative or track light fixture, will NOT be permitted. 3.Exit Signs and Emergency Lights The following applies to all building categories: a.Exit signs and exterior emergency lights shall be installed to serve their intended functions, but also be as inconspicuous as possible.b.The back sides of exit signs which are installed at the storefront entry area shall not be visible from the exterior unless an edge lit type sign is used. c.The quantity and location of exit signs and exterior emergency lights shall be installed as required by code. 05-15-06 645 05-15-06 IV. Building Design Standards E.Building Signage 1.General Signage Criteria The following applies to all building categories: a.All signage must be an integral design feature of the Tenant’s store facade or building design. It shall be designed to compliment the context of the entire project.b.The Tenant sign shall be limited to the Tenant’s approved trade name as stated in the Lease or other documents. c.The use of a corporate logo or other established corporate insignia shall be permitted only if specifically approved in writing by the Landlord. Taglines or identification of specific products or services are permitted only as approved by the Landlord.d.All signage is to be of quality construction. Shop fabrication and painting is required. e.Attachments, labels, fasteners, mounting brackets, wiring, clips, transformers, disconnects, lamps, and other mechanisms required must be concealed from view. Light leaks are not permitted. f.All signage must be water-tight and comply with all code requirements regarding wiring and appropriate illumination equipment. Surface mounted raceways will not be allowed. All penetrations through exterior walls must be sealed. g.All permits are the responsibility of the Tenant. All signage must adhere to the City of Bozeman’s Unified Development Ordinance, the P.U.D. restrictions, and these standards. h.Any light used for the illumination of a sign shall be shielded so the beams or rays of light will not shine directly onto surrounding areas.i.All sign structures shall be constructed of non-combustible materials. No combustible materials other than approved plastic shall be used in construction of electric signs. 646 IV. Building Design Standards E.Building Signage j.On office-professional buildings, a single sole user will be allowed to have signage on the building. Individual tenant signage will not be located on a monument sign near the building. 2.Signage Size and Quantity a.Tenants shall be allowed one primary sign per distinct exterior facade. This primary sign is encouraged to be located so as to accent the main entry of the store when applicable.b.One secondary sign may be allowed on the rear facade of the tenant’s demised premises.c. The Tenant’s storefront signage shall be proportional to the scale of the overall store facade design. To encourage design creativity, no maximum letter size has been established, however, the Landlord will closely review all signage to confirm the proper facade design to signage relationship. d. The design of the signage must engage the appropriately scaled architectural facade elements which accent the signage. Trim work, signage panels and other creative signage designs are required. Plain letters merely placed on a blank wall will not be allowed.e. Decorative tertiary signage such as blade signs, signage on awnings, decorative icons, and small repetitive window signage which is designed and placed in a manner which further reinforces the overall facade design image is encouraged. 05-15-06 647 05-15-06 IV. Building Design Standards E.Building Signage 3.Landlord Approval a.All exterior signs shall be required to be specifically approved in writing by the Mitchell Development Group. b.Tenant shall provide design information for all signage on all Pre liminary and Working Drawings submitted to the Landlord for review. Final approval of Tenant’s signage is contingent upon Landlord’s approval of Tenant’s signage shop drawings. c.Signage shop drawings submitted by the Tenant shall provide complete information for the Landlord to understand the signage de-sign and appearance. d.Fabrication or installation of the Tenant’s signage shall not commence before the Landlord’s approval of the signage shop drawings. e.Submitted signage shop drawings shall provide the following information: •Elevation of the store or building dimensioning the size and location of all signage. •Section or sections through the sign. •Identify the materials, color scheme, fabrication techniques, illumination and mounting system. •Photographs of similar signs should be submitted whenever possible. 648 IV. Building Design Standards E.Building Signage 4.Permitted Signage Types Halo Type Illuminated Signs (Reverse Channel Letters) a.The background surface for the sign is to be opaque and not reflect the illumination or image of the neon lamps within the letters.b.All illumination must be fully concealed within the letter to not be visible to the public. c.The rear edge of the letter shall be approximately 1” from the background surface. d.Standoff brackets and fasteners visible within the 1” dimension between the background surface. The back of the letter shall be painted to match the background surface. e.PK Housing shall be provided to feed the neon to each letter of the sign. f.Clear Lexan backing must be used on the rear of the letters to prevent birds nesting in the lager letter sizes. Non-Internally Illuminated Individual Letter Signs a.Included types are dimensional letters or graphics applied directly to the face of the storefront area with external illumination. Signage types include metal, acrylic or painted wood letters. b.Non dimensional letters or graphics less than 1/2” thick are generally discouraged. This signage may be allowed if it compliments the overall store facade design. Non-dimensional techniques include painting, silk- screening, pressure sensitive vinyl, metal applique, or glass etching.c.Signs shall not be placed on a background material which distracts from the appearance of the sign. d.Supplemental lighting must be provided for signage visibility. The supplemental lighting must be incorporated into the facade design either as a concealed fixture or as a design element. 05-15-06 649 05-15-06 IV. Building Design Standards E.Building Signage e.Dimensional letter signs applied directly to transparent storefront glass must have matching dimensional letters on each side of the glass to create a finished appearance from both sides of the store front glazing. Internally Illuminated, Fully Integrated Cabinet Signs a.Signs shall be fully integrated into the store or building facade concept. The cabinet sign shall be recessed so the face of the cabinet sign is flush with the surrounding storefront material, or incorporated into the facade design.b.The size of the sign cabinet and the design of the face materials are to be integrally designed into the appearance of the store or building facade. c.Letters only, shall be translucent on the sign face. The background must be opaque. Plastic faced sign panes will not be allowed. d.Signs must be of the highest quality, design and construction. e.Light leaks are not permitted. f.Cabinet signs with the face panel routed out with plexiglas laminated behind are not permitted. Provide push through dimensional translucent plexiglas letters which extend through the routed opaque sign face. g.Illumination is to be provided by neon or fluorescent lighting.h.The face panel is to be hinged to provide access for maintenance, or an access panel is to be located in an alternate concealed locations. The access panel is not desired to be located on the underside of the store entry soffit. i.No backlit cabinet type “box” signs will be permitted in each phase of the development unless a three-dimensional component is included that creates a sense of architectural relief and where no plastic, translucent or transparent face are permitted. 650 IV. Building Design Standards E.Building Signage Blade Signs a.Store facade blade signs are highly encouraged. They are required to have a decorative appearance which compliments the store fa-cade design and enhances the Tenant’s store image. b.Blades signs shall not have an area of more that 16 square feet and 5 feet in width. Maximum thickness is 2 inches.c.All blade signs must be externally lit. Internally lit signs will NOT be permitted. d.The criteria for Projecting Design Elements under the Building Exterior govern the location and projection of all blade signs. e.Decorative elements such as iron brackets or three-dimensional sculptural panels are encouraged to be used. Show Window Graphics a.Small-scaled pedestrian level adhesive window graphics are desired at Tenant’s show windows. b.Graphics shall be less that 6” in height and located on the lower quarter of the window. c.Temporary poster-type signage will not be allowed within 4’-0” of the storefront. d.Glass doors may display the address and hours of operation. Freestanding Temporary Signage Temporary signage to be placed on the sidewalk outside of the lease line during tenant hours of operation are encouraged but must be approved by the Landlord. These signs must be located as to not impede traffic flow in and out of or past the store. A Halo-Type Illuminated Sign, a Blade Sign, and a Free-Standing Temporary Sign 05-15-06 651 05-15-06 IV. Building Design Standards E.Building Signage Time-Temperature-Date Signage The only movement permitted on any signage shall be to display the current time, temperature, and/or date. Well-articulated contextual analog clock faces are encouraged. 5.Signage Not Permitted The following sign types will NOT be permitted: •Exposed or surface mounted box or cabinet type signs •Exposed tube neon signs and open face channel letters with exposed tube neon •Individual metal channel letters with illuminated plexiglass face •Cloth, paper, cardboard, and other similar stickers or decals on or around the storefront surfaces •Freestanding, moving, rotating, flashing, noise making or odor producing signs. •Any illuminating device utilizing open flames to attract attention. •Signs which are not professional in appearance as determined by the Landlord-tenant coordinator. 652 V.Review Procedures05-15-06 653 05-15-06 V. Review Procedures A. Gateway Review Board This Development Manual has been developed to implement the design philosophy of Bozeman Gateway, namely, to blend structures and landscaping into a harmonious and aesthetically pleasing commercial community. The Development Manual provides a set of design guidelines to owners, lessees and builders in the planning, design, and construction of their building and parking areas. This Development Manual is established and enforced by the Gateway Review Board (the “GRB”), which is made up of design professionals appointed by the Mitchell Development Group, LLC (Mitchell).The GRB will be the interpreter of the requirements of the Development Manual, and the GRB’s decision in matters relating to same shall be final. The GRB, with the consent of the City of Bozeman, in which consent shall not be unreasonably withheld, reserves the right to amend any or all provisions of this Development Manual, as appropriate at any time, in its sole and absolute discretion. The Development Manual shall apply to all property and/or buildings owned by Mitchell or sold to third parties. They shall apply to development and improvements by all parties, successors, and assigns. In addition the Development Manual shall apply to all Ground Lessees, Parcel Purchasers, Major Tenants and buildings within the boundaries of the project as defined on the Master Plan. Any reference here to a “Ground Lessee” shall also apply to the “Ground Lessee’s” builder, subcontractor, or agents (aforementioned as the Tenant). As to any outparcel lot or building in the Project, no improvements may be commenced, erected, or maintained until the GRB has given its written approval of Final Submissions pursuant to the criteria listed below. This Development Manual is made a part of the P.U.D. in force on the Project and as such is enforceable by the GRB and designated public officials with the city of Bozeman, Montana. In addition to compliance with the requirements imposed by the Development Manual, the purchaser or ground lessee 654 V. Review Procedures A. Gateway Review Board of any lot or building must comply with all zoning and other applicable governmental laws, rules, and regulations. Approval by the GRB pursuant to this Development Manual shall in no event be construed as representations or warranties that the Tenant’s sketch plans, preliminary plans, final plans, or improvements comply with any such governmental requirements. Mitchell (as the aforementioned Landlord) does not assume responsibility for any losses or damages arising out of the construction of the improvements permitted under its plan review process, nor shall Mitchell’s approval of any plans, specifications or other submissions be deemed a representation or warranty by Mitchell or its agents regarding the design, materials or any other aspect of the development depicted in such submission. Such review is limited to a review of the compatibility of the proposed improvements which includes such matters as internal traffic circulation, parking, access, landscaping, building site and dimensions, signage, grading, lighting, architectural and engineering design, drainage, and overall design. Bozeman Gateway will be reviewed and monitored through three basic stages of it’s development. The following sections of the Development Manual go into further detail on each stage. • Sketch Review • Preliminary Review • Final Review• Construction Compliance The Tenant, at its expense, shall submit to the GRB for review five (5) complete sets of documents at the sketch, preliminary and final stages of the review process. Document format is detailed in the following. 05-15-06 655 05-15-06 V. Review Procedures B. Sketch Review 1.Sketch Submission The Tenant must submit information pertaining to the use, size, location, and character of its development. This could include multiple buildings, a single building, or a single space within a building. A schematic site plan showing building location, general landscape areas, service areas, pedestrian and vehicular circulation, site signage locations, and dumpster locations. The GRB’s review should normally take no more than 10 working days from the receipt of documents. 2. Sketch Submission Document Approval The GRB shall review the sketch plan submission and return it to the Ten-ants marked “Approved” or “Disapproved“, as the case may be, with any appropriate review comments. The GRB may disapprove of any sketch plans, location, and style of improvements, exterior colors or finishes, or other specifications for any reason including purely aesthetic reasons, at the sole discretion of GRB. 3. Sketch Submission Document Requirements The minimum information required for the schematic design phase of the review process is as follows: Site Plan if applicable a. Title, date, architect, Tenant, and sheet number b. North Arrow c. Scale -Minimum 1”-30’ or largerd. Approximate building area e. General layout of the site showing the building location f.Location of building setbacks, property lines, easements, and other restrictions on the property 656 V. Review Procedures B.Sketch Review g. Location of sidewalks within the property and parking areas in accordance with the Master Plan Hardscape/Planting Plan if applicable a.Site plan must indicate areas to be landscaped. (Information may be shown on the “Architectural Site Plan” for this phase in lieu of a separate landscaping plan.) b.Plan at a scale of 1”-30’ or larger. c.North Arrow d.Date e.Architect and Tenantf.Project Name g.Location of building(s), driveway(s), and curb cut(s), and parking, pedestrian, and service areas h.Location and types of hardscape pavement, materials, furniture, lighting, and other amenities Building Plans a. Project Name, Architect, Ground Lessee, Date and Sheet Number b. North Arrowc. Preliminary Floor Plan d. Building Data: Type and use, number of seats when applicable, building area (by use) e.All four building elevations in color with materials clearly designated (any available three- dimensional drawings) Building Signage a. Tenant shall be fully responsible for conforming to all applicable City ordinances. b. Elevation showing all dimensions, materials, colors, and method of illumination is required. 05-15-06 657 05-15-06 V. Review Procedures C.Preliminary Review 1.Preliminary Submission The Tenant must submit information pertaining to the use, size, location, and character of its development and incorporating the comments provided by the GRB during the sketch plan review. This could include multiple buildings, a single building, or a single space within a building. A preliminary site plat showing building location, general landscape areas, service areas, pedestrian and vehicular circulation, site signage locations, dumpster locations, and all applicable setbacks and easements is required along with the above information. A color schematic elevation(s) showing building form, materials, colors, and signage shall also be provided. The GRB’s review should normally take no more than 15 working days from the receipt of documents. 2. Preliminary Submission Document Approval The GRB shall review the preliminary site plan Submission and return it to the Tenants marked “Approved” or “Disapproved“, as the case may be, with any appropriate review comments. The GRB may disapprove of any preliminary site plans, location, and style of improvements, exterior colors or finishes, or other specifications for any reason including purely aesthetic reasons, at the sole discretion of GRB. 3. Preliminary Submission Document Requirements The minimum information required for the preliminary site plan phase of the review process is as follows: Site Plan if applicable a. Title, date, architect, Tenant, and sheet number b. North Arrow c. Scale -Minimum 1”-30’ or larger 658 V. Review Procedures C.Preliminary Review d.Approximate building areae.Parking Data: Number and ratio required by code, number and ratio provided, size of stalls and aisles f. Location of any view corridors, building setbacks, property lines, easements, and other restrictions on the property f.Location of any view corridors, building setbacks, property lines, easements, and other restrictions on the propertyg.Location of sidewalks within the property and parking areas in accordance with the Master Plan h.Final Grading plans sufficient to generally indicate proposed grades for entire property development, including preliminary building floor elevations i.Property lines, easements, and other prominent existing physical features to remain j.Location and number of ALL site signs including enter/exit signs and menu boards k.Dumpster enclosure location l.Utility screening Hardscape/Planting Plan if applicable a.Site plan must indicate areas to be landscaped. (Information may be shown on the “Architectural Site Plan” for this phase in lieu of a separate landscaping plan.) b.Plan at a scale of 1”-30’ or larger. Details and special plan areas may be shown at a larger scale. c.North Arrow d.Datee.Architect and Tenant f.Project Name g.Dimensions, property lines, easements, contour lines, and elevations h.Location of building(s), driveway(s), and curb cut(s), and parking, pedestrian, and service areasi.Location and types of hardscape pavement, materials, furniture, lighting, and other amenities 05-15-06 659 05-15-06 V. Review Procedures C.Preliminary Review j.Planting and Ground Cover Materials -Show type, size, and location of materials Building Plans a.Project Name, Architect, Ground Lessee, Date and Sheet Number b.North Arrow c.Floor Plan Scale at 1/8”=1’-0” mind.Building Data: Type and use, number of seats when applicable, building area (by use) e.All four building elevations in color with materials clearly designated (any available three-dimensional drawings) f.Elevations of dumpster enclosuresg.All proposed signage on building, showing size, style, illumination, color h.Samples of actual materials to be used reflecting accurate colors if not in compliance with the approved materials list Building Signage a.Samples of actual materials to be used reflecting accurate colors if not in compliance with the approved materials listb.Tenant shall be fully responsible for conforming to all applicable ordinances. c.Elevation showing all dimensions, materials, colors, and method of illumination is required. d.Photographs of identical or similar signs from previous projects, if available. 660 V. Review Procedures D.Final Review 1.Final Submission The GRB will review the Final Review Submission for conformance with comments made in the Preliminary Review. 2. Final Submission Document Approval Documents for all improvements proposed to be constructed on any lot shall be submitted to the GRB for approval or disapproval. If found to be unacceptable to the GRB, one set of documents shall be returned to the Tenant marked “Disapproved”, accompanied by a written statement of items found not to be in compliance with these Guidelines or otherwise unacceptable. At such time as the documents have been revised to meet the approval of GRB, one completed set of Final Plans will be resubmitted to and retained by GRB and the other complete set of documents will be marked“Approved” and returned to the Retailer. Additionally, one set will be sent to the Bozeman building permitting department. Building permit issuance will be contingent on the approval of the tenant’s design by the GRB. Any modifications requested by the City shall be approved by the GRB. 3. Final Submission Document Requirements The minimum information required for the construction document phase of the review process is as follows: Final Site Plan if applicable a. Title, date, Architect, Retailer, and sheet number b. North Arrow c. Scale -Minimum 1”-30’ or larger 05-15-06 661 05-15-06 V. Review Procedures D.Final Review d.All items described in the schematic submission are required to be clearly depicted in the final submission e.Grading plans with sufficient detail to indicate final grades for en-tire property development, including building floor elevation f.Transformer location g.Utilities and utility locations including gas, electric service, water, sewer h.Site lighting plan i.Site lighting fixture cut sheets Hardscape/Planting Plan if applicable a.Landscape plan must indicate areas to be landscaped b.Plan at a scale of 1”-30’ or larger. Details and special plan areas may be shown at a larger scale.c.North Arrow d.Date e.Architect and Tenant f.Project name g.Dimensions, and details for all proposed hardscape improvements including concrete details and specialty paving h.Location of driveway, curb cut(s), parking, pedestrian, service areas, plazas, and specialty paving i.Location and types of hard construction materials, furniture, lighting, trash receptacles and other amenitiesj.Irrigation -Indicate type of system and irrigated areas k.Plans and Ground Cover Materials -show quantity in schedule form, type, size, and location of materials l.Provide enlarged details and sections of uniquely planted areas 662 V. Review Procedures D.Final Review Building Plans a.Detailed design development drawings indicating all those items listed in the schematic submission, now in a form where dimensions and construction materials can be clearly verified. b.Enlarged Plans and Elevations of dumpster enclosures. c.All proposed signage on buildings. d.A full set of specifications will accompany the complete set of construction documents submitted here. Building Signage a.Master Plan showing size and locations of ALL proposed signs on the site and buildings. Tenants shall be fully responsible for con forming to all applicable ordinances. b.Elevations showing all dimensions, materials, colors and methods of installation and illumination is required. 4. City of Bozeman Site Plan Review Upon approval by the GRB the Tenant shall submit to the City of Bozeman a site plan review application as in accordance with the City of Bozeman Uniform Development Ordinance. Applicant will submit to the City of Bozeman a site plan review application in accordance with the COB U.D.O.for review and approval by the applicable review agency. An approval letter from the GRB shall be included with the submittal to the City of Bozeman. City comments shall be reviewed by the GRB prior to start of construction. In the event the GRB disagrees with the City comments, the GRB will meet with the Tenant and the City to resolve the issues. Construction may commence upon receipt of all necessary permits from the City of Bozeman, approval by the GRB, and the preconstruction conference. 05-15-06 663 05-15-06 V. Review Procedures E.Construction Compliance Tenants shall submit a Certified Record Survey showing all above and below grade improvements. Improvements Verification The construction of the improvements shall be physically verified by a Representative of the GRB for conformance with the submission approved by the GRB. A Preconstruction Conference shall be required including the Tenant’s Representative, the Tenant’s Contractor, the Landlord’s representative and a representative from City of Bozeman shall be established by the Retailer. This conference shall occur no less than 2 weeks prior to commencement of construction, to ensure that each party understands the importance of adherence to the approved documents. 664 VI.Appendix05-15-06 665