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HomeMy WebLinkAbout02-24-20 City Commission Packet Materials - A4. Deviation to Site Plan 19-128 App 19445Commission Memorandum REPORT TO: Mayor and City Commission FROM: Sarah Rosenberg, AICP, Associate Planner SUBJECT: Modification/Certificate of Appropriateness Deviation application to an approved Site Plan application (19-128) to allow for encroachment of open space hardscaping and a 4-foot awning into the 35-foot watercourse setback. Application 19445. STRATEGIC PLAN: 4.2 High Quality Urban Approach. Continue to support high quality planning, ranging from building design to neighborhood layouts, while pursuing urban approaches to issues such as multimodal transportation, infill, density, connected trails and parks, and walkable neighborhoods. 4.4 Vibrant Downtown, Districts & Centers. Promote a healthy, vibrant Downtown, Midtown, and other commercial districts and neighborhood centers – including higher densities and intensification of uses in these key areas. MEETING DATE: February 24, 2020 AGENDA ITEM TYPE: Action RECOMMENDATION: Approve the Modification/Certificate of Appropriateness Deviation application to an approved Site Plan application (19-128) to allow for encroachment of open space hardscaping and a 4-foot awning into the 35-foot watercourse setback. Application 19445. BACKGROUND: On October 9 2019, an application was received for a Modification/Certificate of Appropriateness Deviation to modify an approved site plan to allow for encroachment of open space hardscaping and a 4-foot awning into the 35-watercourse setback. Per BMC Sec. 38.200.010.A.1.k, the City Commission has the right to review more than two deviations or where a deviation is for more than 20% of the standard. UNRESOLVED ISSUES: None identified. ALTERNATIVES: None suggested or proposed. 469 FISCAL EFFECTS: Fiscal impacts are undetermined at this time, but will include increased property tax revenues from new development, along with increased costs to deliver municipal services to the property. Report compiled on: February 6, 2020 Attachments: Staff Memo 470 19445 Staff Report for the East Mendenhall Mixed Use Modification/Certificate of Appropriateness Deviation Request Application Date: City Commission Public Hearing, February 24, 2020, 6:00pm Project Description: Modification/Certificate of Appropriateness Deviation application to an approved Site Plan application (19-128) to allow for encroachment of open space hardscaping and a 4-foot awning into the 35-foot watercourse setback Project Location: 240 E. Mendenhall St., Bozeman Original Plat, S07, T02 S, R06 E, Block D, Parcel A Plat C-1-H, City of Bozeman, Gallatin County, Montana Recommendation: The application conforms to standards and is sufficient for approval with conditions. Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the staff findings as presented in the staff report for application 19445 that the application does meet the criteria required for approval and move to approve with conditions the East Mendenhall Mixed Use application for the deviations requested to allow for encroachment of open space hardscaping and encroachment into the watercourse setback. Report Date: Tuesday, February 11, 2020 Staff Contacts: Sarah Rosenberg, AICP, Associate Planner Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues None identified at this time. Project Summary Two zoning deviation requests have been submitted by the applicant to allow for encroachment of structures into the 35-foot watercourse setback along Bozeman Creek. The applicant is proposing to alter a site plan application for a six-story mixed-use development. The site plan was approved on September 25, 2019. The approved site plan did not include any sort of encroachment into the watercourse setback and only consisted of natural vegetation and a shortened awning. The applicant is seeking one deviation to enhance the open space, which would include hardscaping, a deck and other structural amenities that would encroach into the watercourse setback. The second deviation is to allow for a 4-foot building cantilever from the proposed building that would protrude over the watercourse setback. One motion is 471 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 2 of 17 stated for this multiple deviation request as Staff is recommending approval for both. The findings below are split to address the two separate deviations. The property is located in the B-3, Downtown Business Zoning District and is within the Neighborhood Conservation Overlay District (NCOD). The property currently serves as a parking lot. Pursuant to Section 38.200.010.1.k of the Bozeman Municipal Code (BMC), “the City Commission retains to itself under all circumstances” the review of any deviation request where the deviation is for more than 20% of the standard. The proposed encroachment into the watercourse setback requires a deviation great than 20% of the standard and therefore requires review and decision by the City Commission. Section 38.340.050.D. BMC, Standards for certificates of appropriateness, states that when reviewing a contemporary, non-period, or innovative design for new structures or additions to existing structures, the review authority must be guided by the design guidelines for the neighborhood conservation overlay district to determine whether the proposal is compatible with any existing or surrounding structures. A description of the NCOD Guidelines review criteria and staff evaluation is in Section 5 of this report. The application must also meet the standards for granting deviations in Section 38.340.070, BMC. A description and staff evaluation of these standards is in Section 5 of this report. Public comment has been received in support of the deviation. Conditions of Approval 1. The applicant must work with the Parks Department and City Forester to ensure ecological restoration is appropriate during planting along the creek bank. 2. The applicant must work with Extreme History and the City of Bozeman Historic Preservation Specialist during excavation and construction to ensure if there are any possible artifacts, that they be explored and catalogued. 3. The applicant must work with the Downtown Bozeman Partnership, Extreme History, and an appropriate ecological consultant to create interpretative signage along the creek. The signage must be approved by the City of Bozeman Planning Department & Parks Department. 4. Prior to occupancy, the applicant must record a public access easement for the common open space. 5. The applicant must work with City Engineering on any restoration work beyond the approved landscaping plan. 472 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 3 of 17 Alternatives 1. Deny the application with the following motion: “Having reviewed and considered the application materials, public comment, and all the information presented, I hereby find that application 19445 does not meet the criteria required for approval and move to deny the East Mendenhall Mixed Use application for a deviation request to allow for encroachment into the watercourse setback. 2. Open and continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional information or to address specific items. 473 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 4 of 17 TABLE OF CONTENTS EXECUTIVE SUMMARY .............................................................................................................. 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Conditions of Approval ....................................................................................................... 2 Alternatives ......................................................................................................................... 3 TABLE OF CONTENTS................................................................................................................. 4 SECTION 1 - MAP AND PLAN SERIES ......................................................................................... 5 SECTION 2 – PROPOSED DESIGN ............................................................................................... 6 SECTION 3 - REQUESTED DEVIATION(S) .................................................................................. 10 SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ...................................................... 10 SECTION 5 - STAFF ANALYSIS AND FINDINGS ......................................................................... 11 Applicable Plan Review Criteria ........................................................................................ 11 APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY ................................................ 15 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND ................................... 16 APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................................. 16 APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF ............................................ 16 FISCAL EFFECTS ....................................................................................................................... 16 ATTACHMENTS ........................................................................................................................ 16 474 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 5 of 17 SECTION 1 - MAP AND PLAN SERIES CURRENT ZONING MAP 475 Page 6 of 17 SECTION 2 – PROPOSED DESIGN PROPOSED SITE PLAN 476 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 7 of 17 PROPOSED LANDSCAPE PLAN 477 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 8 of 17 APPROVED SITE PLAN WITH APPLICATION 19128 478 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 9 of 17 EAST ELEVATION ALONG BOZEMAN CREEK VIEW FROM EAST MENDENHALL 479 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 10 of 17 SECTION 3 - REQUESTED DEVIATION(S) The applicant has submitted two zoning deviation requests from Section 38.410.100 BMC to allow for encroachment of open space hardscaping and a 4-foot awning into the 35-foot watercourse setback. Section 38.410.100.A.1.a.(2) states that “no fence, residential or commercial structure, fill material, parking or other similar improvements shall be located within required watercourse setback.” There is a 35-foot watercourse setback along Bozeman Creek, which prohibits any structure from being located in the setback. The open space hardscaping, structures within it, and the awning all encroach into the watercourse setback. The applicant argues that the term setback defined by the BMC should not apply to the building’s awning that encroaches into the watercourse setback. However, the Bozeman Municipal Code defines “setback,” in relevant part, as the space on the same lot with a principal building, which is open and unoccupied from the ground upward or from the ground downward. See section 38.700.170 BMC. Therefore, the proposed awning encroaches into the watercourse setback and is not allowed under 38.410.100 absent an approved deviation. SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS The proposed application and associated deviation request requires the review and decision of the City Commission. The City Commission retains to itself under all circumstances the review of any deviation request where the deviation is for more than 20% of the standard. Staff’s position is that the application conforms to standards and is sufficient for approval with conditions. The Unified Development Code prohibits structures within the watercourse setback. However, the application meets all deviation criteria and findings supporting the approval of the deviation request are below. Additionally, following conditions are required to approve the application and findings supporting these conditions is below. 1. The applicant must work with the Parks Department and City Forester to ensure ecological restoration is appropriate during planting along the creek bank. 2. The applicant must work with Extreme History and the City of Bozeman Historic Preservation Specialist during excavation and construction to ensure if there are any possible artifacts, that they be explored and catalogued. 3. The applicant must work with the Downtown Bozeman Partnership, Extreme History, and an appropriate ecological consultant to create interpretative signage along the creek. The signage must be approved by the City of Bozeman Planning Department & Parks Department. 480 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 11 of 17 4. Prior to occupancy, the applicant must record a public access easement for the common open space. 5. The applicant must work with City Engineering on any restoration work beyond the approved landscaping plan. The City Commission will consider the proposal on February 24, 2020. The City Commission public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission room at 6 p.m. SECTION 5 - STAFF ANALYSIS AND FINDINGS Staff’s analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Unless specifically modified in this application all conditions and code requirements from the original site plan approval (19128) remain in effect. Applicable Plan Review Criteria The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. In considering applications for plan approval, the review authority and advisory bodies evaluate the following criteria. This application must comply with all applicable requirements of BMC chapter 38 including overlay district requirements. The staff provides findings analyzed under the following relevant sections of code and applicable plans: • BMC 38.340.050 Standards for Certificate of Appropriateness • BMC 38.340.070 Criteria for Granting Deviations • Downtown Bozeman Improvement Plan • Bozeman Creek Enhancement Plan Standards for Certificate of Appropriateness Pursuant to Section 38.340.050 BMC, all work performed within the Neighborhood Conservation Overlay District (NCOD) must be in conformance with the most recent edition of the Secretary of the Interior’s (SOI) Standards for the Treatment of Historic Properties. The approved site plan application (19128) associated with these deviations was reviewed under the Site Plan and Certificate of Appropriateness criteria and found to have met standards. Nothing in this deviation application affects the initial determination of the approved site plan as all Certificate of Appropriateness criteria have been met. The staff report for that site plan application is included at the end of this packet. 481 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 12 of 17 Criteria for Granting Deviations Pursuant to Section 38.340.070 BMC, there are three criteria for granting deviations from the underlying zoning requirement. 1. Modifications must be more historically appropriate for the building and site in question and the adjacent properties, as determined by the standards in Section 38.340.050, than would be achieved under a literal enforcement of this chapter. Bozeman Creek was channelized through the center of town back in the early days of the area’s settlement, as evidenced by Sanborn maps dating from 1891. It was narrowed, straightened, and banks armored with rock, concrete, and other materials. Since the realignment, Bozeman Creek was diverted to be utilized for the built environment. Structures were built up to and over the creek. Included in this packet are photographs and maps showing the history of the built environment colliding with the natural environment. On this very parcel, the pattern of development shows that structures were built over the creek and next to it (see historic documents and information at the end of this report). Although the proposed enhanced open space and cantilever do not replicate what was traditional to the construction or style of the early settlement of Bozeman, staff finds that the traditional placement of structures very close to the creek is more historically appropriate to the history of the site. Bozeman Creek was forced to meander through downtown to be utilized for industry and recreation. Similarly, applicant has proposed deviations will enhance the recreational use and enjoyment of the creek by providing enhanced outdoor open space adjacent to the creek. Staff finds that the enhanced open space on the site is more historically appropriate and traditional to the utilization of Bozeman Creek. Similar to the findings of the enhanced open space, staff finds that the cantilever encroaching over the watercourse setback is historically appropriate as structures were historically built right up to the creek. 2. Modifications will have minimal adverse effects on abutting properties or the permitted uses thereof. Granting deviations to allow for hardscaping in the open space and a protruding awning to encroach into the watercourse setback will have minimal adverse effects on abutting properties. All along Bozeman Creek, there are structures and buildings that abut up against it. To the south of the subject property, 311 E. Main (Bar IX) cantilevers over the creek and has an outdoor patio that is adjacent to Bozeman Creek. Across the creek to the east is a parking lot that fronts directly up to the creek. To the north, 317 E. Mendenhall (Fresco restaurant) and 121 N. Rouse (City Hall) both have buildings that front very closely to the creek and within the 482 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 13 of 17 watercourse setback. It is consistent with the pattern and character of the neighborhood and neighboring properties will experience no adverse effects. 3. Modifications must assure the protection of the public health, safety and general welfare. Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; landscaping and maintenance thereof; architectural, site plan and landscape design modifications, or any other conditions in conformity with the intent and purpose set forth in this part 1. Staff has identified no significant barriers to public health, safety and general welfare from the proposed construction. The enhancement of the open space will allow for residents, tenants and the public to utilize the area adjacent to Bozeman Creek. A proposed railing and retaining wall will alleviate public safety concerns regarding public access to the creek. The permeable pavers will help reduce storm water runoff and restore a functioning creek to enhance public health. The protruding awnings does not have any sort of impact on the public health, safety, and general welfare. In addition to the deviation criteria above, the Uniform Development Code (chapter 38 BMC) requires conformance with specific plans adopted by the City of Bozeman. The Downtown Bozeman Improvement Plan and Downtown Creek Enhancement Plan are applicable to this project. The designed conditions identified by staff as necessary for approval of the deviations to bring the project into compliance with these two plans. Downtown Bozeman Improvement Plan Adopted in 2019 by the City Commission, the Downtown Bozeman Improvement Plan (DBIP) serves as a neighborhood plan to provide recommendations in shaping Bozeman’s downtown. One of the themes of the DBIP is to connect to nature and culture by enhancing the natural systems and increasing public spaces. Bozeman Creek flows right through downtown, but it is piped, hidden under roads and parking lots, largely overgrown, or fenced. The goal of enhancing Bozeman Creek is to reveal the creek, which would help create places to linger and points to interact with the creek. Revealing the creek can also help produce strategies that help find healthier ways for the natural waterways to filter storm water. The requested deviation to allow for encroachment into the watercourse setback will help achieve these goals. The enhanced open space creates points of access to Bozeman Creek’s edge and allows the public to experience the waterways. Staff has made three conditions of approval to help achieve the goals of enhancing and engaging Bozeman Creek. Restoration efforts and rehabilitation activity will assist in opening and revitalizing that portion of the creek as noted in condition number one. 483 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 14 of 17 The DBIP also emphasizes creating signage along the creek to capture the history and ecological storytelling. Condition number three notes that the applicant must work with the appropriate parties to create interpretive signage along the creek on the subject property. In order to achieve compliance with the DBIP, public access to engage and enjoy the creek is critical. Therefore, condition number four requires the applicants to record a public access easement on the subject property. This common open space will satisfy the open space requirements for the property and allow the public to utilize the area to interact with the creek. Downtown Creek Enhancement Plan In 2012, the City of Bozeman developed the Downtown Creek Enhancement Plan (DCEP), which created goals, objectives, and strategies to assist in enhancing Bozeman Creek through downtown. Staff finds that the requested deviations along with the recommended conditions of approval advance the following goals and objectives. Objective 1.1: Inform residents about the natural resource values of the creek corridor, the ecological services it provides, its past and present importance to the Bozeman community, and current enhancement efforts. As stated in condition number three, interpretive signage along the creek will provide educational opportunities on the history and ecological services it provides. Condition number two requires the applicant to work with Extreme History and the City of Bozeman Historic Preservation Specialist during excavation and construction to determine if there are any artifacts that could be used to inform residents about relevant historic information that could be placed on interpretive signage. Goal 2: Restore the natural processes necessary for a functioning stream ecosystem. The restoration efforts affiliated with this deviation request and conditions of approval will assist in restoring the structure of Bozeman Creek. Proposed permeable pavers and landscaping will help retain storm water runoff. Plantings proposed along the creek bed and adjacent to the creek will assist in restoring the natural process. It is the intent of the applicant to protect all existing vegetation within the 5’ non-disturbance zone. To achieve the goals of the DCEP, condition number one requires the applicant to work with Parks and Forestry to ensure proper ecological restoration efforts. The City Engineering Division reviewed and approved the proposed landscape plan. Condition number five requires the applicant to work with the City Engineering Division on any additional restoration work along the creek’s bank. Objective 3.1: Minimize pollution of surface and ground water for sediment, biological pathogens, excess nutrients, urban pollutants and hazardous wastes. A Design Report provided with the application explains how water, sanitary sewer, and storm drainage improvements designed on the site help minimize pollution of surface and 484 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 15 of 17 groundwater. The application includes a below-grade StormTech detention system that will allow for infiltration of storm water runoff from the roof, hardscape and landscape. The Engineering Division reviewed and approved this plan. As stated above, the permeable pavers in the enhanced open space help limit storm water runoff, which will minimize pollution of surface and ground water. Again, condition numbers one and five help minimize pollution. Goal 4: Provide ample public access and appropriate recreational opportunities along the creek corridor, while ensuring resource protection. Allowing for enhanced open space along the creek helps achieve this goal. Condition number four requires a public access easement so that there is additional open space and amenities for all users to enjoy. APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned B-3 (Downtown Business District). The intent of the downtown B-3 business district is to provide a central area for the community's business, government service and cultural activities with urban residential development as an essential supporting use. The downtown B-3 district should be the area of greatest density of development, intensity of use, and appropriate infill. Design standards reinforcing the area's historical pedestrian-oriented context are very important. This district encourages high volume, pedestrian-oriented uses in ground floor space in the "core area" of the city's central business district, i.e., along Main Street from Grand to Rouse and to the alleys one-half block north and south from Main Street. Lower volume pedestrian uses such as professional offices may locate on ground floor space in the downtown B-3 area outside the above-defined core. Adopted Growth Policy Designation: The property is designated as “Community Core” in the Bozeman Community Plan. The Plan indicates that, “The traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street.” 485 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 16 of 17 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND The Planning Division received an application for Modification/CCOA with a deviation application to an approved Site Plan on October 9, 2019. A corrections letter was sent on November 4, 2019. Revisions were received on December 10, 2019. The application was deemed adequate for continued review on January 2, 2020 and the City Commission hearing and noticing was scheduled. The subject application is a request for the City Commission to review and approve a deviation for watercourse encroachment. The application is proposing to allow for encroachment into the watercourse setback along Bozeman Creek. The property is located at 240 E. Mendenhall and is zoned B-3. It is outside of a Historic District but located within the NCOD. Pursuant to Section 38.200.010 of the Bozeman Municipal Code, the City Commission retains itself under all circumstances the review of any deviation request where the deviation is for more than 20% of the standard. APPENDIX C – NOTICING AND PUBLIC COMMENT Notice was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail on February 6, 2020 which was at least 15 and not more than 45 days prior to the expected decision by the City Commission. Notice was published in the Bozeman Daily Chronicle on February 16 and February 23. A 24” x 36” notice sign was posted on site on February 6, 2020. Public comment was received in support of the deviation. APPENDIX D – OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: Hooks Ranch, LLC, 43 Sheffield Place, Southfield, CT 06489 Representative: Intrinsik Architecture, Inc., 111 N. Tracy Avenue, Bozeman, MT 59715 Report By: Sarah Rosenberg, AICP, Associate Planner FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this application. ATTACHMENTS The full application and file of record (#19445) can be viewed at the Bozeman Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application Documents Application Plans 486 19445 Staff Report for the East Mendenhall Mixed Use MOD/Deviation Page 17 of 17 Approved Site Plan Staff Report 487 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 East Mendenhall Mixed Use Mixed-use 6-Story Mixed Use Development with Under-Building Parking, Commercial Office and (13) Residential Units 240 East Mendenhall Street 59715 B-3 17,903 SF or 0.411 Acres Storefront Block Frontage 1 13 16 N Y (already paid) 488 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 Hooks Ranch, LLC (c/o Aaron Odegard) 45 Sheffield Place, Southington, CT 06849-1364 406.579.5552 AOdegard@1stwestinsurance.com Same as above Intrinsik Architecture, Inc. (attn: Peter Andrews) 111 North Tracy Avenue, Bozeman MT 59715 406-582-8988 pandrews@intrinsikarchitecture.com 489 490 ��dificati���A�e�d�e�t t� Appr�ved P�a� East �e�de�dha�� �ixed Use Site P�a� (19�128) 491 MOD: Oct 2019 2 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� Table of Contents 1. MOD Application Information, Forms & Checklists: (MOD, A1) 2. Response to Plan Modification/Amendment Checklist 3. Deviation Criteria per request as detailed in Site Plan Checklist 4. Correction Tables Plan Set: A000 C�ver Sheet A101 Site P�a� A102 Site Detai�s A201 First a�d Sec��d F���r P�a�s A202 Third a�d F�urth F���r P�a�s A203 Fifth a�d Sixth F���r P�a�s A204 R��f P�a� A300 E�evati��s A301 E�evati��s A340 Exteri�r �ateria�s �ighti�g� P�100 Ph�t��etric P�a� Civi�� C1.1 C�ver Sheet C1.2 ��tes� Abbreviati��s� & �ege�d C2.1 Existi�g C��diti��s & De���iti�� P�a� C3.1 Site P�a� �verview C3.2 Site P�a� C3.3 Uti�ity P�a� C3.4 C��structi�� �a�age�e�t P�a� C4.1 Gradi�g P�a� C5.1 Detai�s C5.2 Detai�s C5.3 Detai�s 492 MOD: Oct 2019 3 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� �a�dscape� �0.0 �vera�� �a�dscape P�a� �0.1 ��tes a�d �ege�ds �0.2 Tree Pr�tecti�� & De�� P�a� �3.0 �a�dscape P�a�ti�g P�a� �5.0 �a�dscape Detai�s �6.0 Irrigati�� �eth�ds a�d Water Use P�a� Table of Contents (continued) 493 MOD: Oct 2019 4 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 1� ��D App�icati�� I�f�r�ati��� F�r�s & Chec��ists The ��D f�r� is i�c�uded as the c�ver t� this sub�itta� per City guide�i�es. Additi��a��y� the A1 f�r� is i�c�uded. This is the first ��D sub�itta� f�r the pr��ect a�d a base fee �f $286 is required at this ti�e. Pr��ect I�f�� �W�ER & H���s Ra�ch� ��C (c�� Aar�� �degard) APP�ICA�T 43 Sheffie�d P�ace S�uthi�gt��� CT 06489 406.579.5552 PR��ECT C��SU�TA�TS� Architecture & I�tri�si� Architecture� i�c� P�a��i�g 111 �. Tracy Ave�ue B��e�a�� �T 59715 p� 406.582.8988 Civi� TD&H E�gi�eeri�g� I�c� E�gi�eeri�g 234 E. Babc�c� Street� Suite 3 B��e�a�� �T 59718 p� 406.586.0277 �a�dscape Desig� 5 �a�dscape Architecture Architecture 37 E. �ai� Street� Suite 10 B��e�a�� �T 59715 p� 406.587.4873 494 MOD: Oct 2019 5 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 2� Resp��se t� P�a� ��dificati���A�e�d�e�t Chec��ist P�a� ��dificati���A�e�d�e�t Chec��ist� 1. Pr��ect �arrative pr�vidi�g a th�r�ugh descripti�� �f what is bei�g pr�p�sed i�c�udi�g a �ist �f a�� a�terati��s�cha�ges pr�p�sed t� the p�a�. The �rigi�a� site p�a� app�icati�� i�c�uded tw� ite�s which e�cr�ached i� the waterc�urse setbac� a�d the City �f B��e�a� dee�ed th�se ite�s u��per�ittab�e� Subseque�t�y� the Site P�a� app�icati�� was a�e�ded acc�rdi�g�y t� a���w the pr��ect t� pr�ceed thr�ugh further �u�icipa� review� The �w�er w�u�d �i�e t� add th�se ite�s bac� i�t� the pr��ect a�d they i�c�ude� a� i�pr�ved �pe� space a���g B��e�a� Cree�� which i�c�rp�rated �a�dscapi�g a�d hardscapi�g t� e�gage the cree� a�d create a� a�e�ity f�r bui�di�g reside�ts a�d te�a�ts as we�� as the pub�ic� a�d a 4�f��t bui�di�g ca�ti�ever �ver the waterc�urse setbac�� 2. Pr��ect fi�e �u�ber ass�ciate with p�a� t� be ��dified. 19128 3. S�etch p�a� �r site p�a� �r site p�a� detai� �f a� e��arged area depe�di�g �� pr��ect c��p�exity with ��rth arr�w sh�wi�g pr�perty di�e�si��s� ��cati�� �f bui�di�gs� par�i�g� driveways� fe�ci�g� �a�dscapi�g� yard� setbac� ��cati��s� ��cati�� �f uti�ities� access� street visi�� tria�g�es� pedestria� faci�ities� a�d ��cati�� �f cha�ges pr�p�sed t� appr�ved p�a�. Suggested sca�e �f 1 i�ch t� 20 feet� but ��t �ess tha� 1 i�ch t� 100 feet. Depe�di�g �� c��p�exity a�d exte�t �f cha�ges pr�p�sed� cha�ges t� the site p�a� sha�� be c�ear�y depicted �� the site p�a� sh�wi�g existi�g c��diti��s �r tw� separate site p�a�s tit�ed existi�g a�d pr�p�sed. P�ease see the attached previ�us�y appr�ved a�d revised drawi�g set� which i�c�udes site p�a�� �a�dscape p�a�� a�d bui�di�g p�a�s a�d e�evati��s� 4. Fr��t� rear a�d side e�evati��s �f a�� bui�di�gs� structures� fe�ces a�d wa��s with height di�e�si��s a�d r��f pitches if �ew c��structi�� �r cha�ges t� the e�evati��s i� the appr�ved p�a� are pr�p�sed. Sh�w existi�g a�d pr�p�sed cha�ges. Sh�w �pe� stairways a�d �ther pr��ecti��s fr�� exteri�r bui�di�g wa��s. P�ease see the attached previ�us�y appr�ved a�d revised drawi�g set� which i�c�udes site p�a�� �a�dscape p�a�� a�d bui�di�g p�a�s a�d e�evati��s� 5. Bui�di�g e�evati��s sha�� i�c�ude pr�p�sed exteri�r bui�di�g �ateria�s� wi�d�ws a�d d��rs i�c�udi�g a c���r a�d bui�di�g �ateria� pa�ette f�r a�� pr�p�sed features �eyed t� the bui�di�g e�evati��s if �ateria� cha�ges are pr�p�sed t� the appr�ved p�a�. P�ease see the attached previ�us�y appr�ved a�d revised drawi�g set� which i�c�udes site p�a�� �a�dscape p�a�� a�d bui�di�g p�a�s a�d e�evati��s� 6. F�r �i��r fe�ce� scree�� st�refr��t �r wi�d�w� a�d �ther �i��r cha�ges� pictures� specificati��s a�d �ther i�f�r�ati�� that wi�� c�ear�y express the pr�p�sed cha�ges �r a�terati��s t� the appr�ved p�a� specificati��s. P�ease see the attached previ�us�y appr�ved a�d revised drawi�g set� which i�c�udes site p�a�� �a�dscape p�a�� a�d bui�di�g p�a�s a�d e�evati��s� 7. Cutsheets f�r pr�p�sed wi�d�ws� d��rs� exteri�r �ighti�g �r �ther detai�ed ��dificati��s if bui�di�g e�evati��s are ��t detai�ed e��ugh t� depict features accurate�y. ��A 495 MOD: Oct 2019 6 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 8. F���r p�a�s sh�wi�g f���r �ay�ut i�c�udi�g square f��tage a�d pr�p�sed use f�r each r��� a�d area withi� the bui�di�g c�ear�y sh�wi�g areas a�tered fr�� appr�ved p�a�. Suggested sca�e �f � f��t t� ��e f��t. P�ease see the attached previ�us�y appr�ved a�d revised drawi�g set� which i�c�udes site p�a�� �a�dscape p�a�� a�d bui�di�g p�a�s a�d e�evati��s� 9. Par�i�g p�a� a�d ca�cu�ati�� f�r a�� uses� if pr�p�sed cha�ges t� the appr�ved p�a� require review �f par�i�g require�e�ts (e.g. additi�� �f bedr���s t� a h��e� Access�ry Dwe��i�g U�its� �ew i�fi�� reside�tia� c��structi��� �ew c���ercia� square f��tage.) ��A 10. Ph�t��etric p�a�� exteri�r �ighti�g cutsheets a�d specificati�� if pr�p�sed ��dificati�� t� appr�ved �ighti�g. ��A� 11. �a�dscape p�a� if pr�p�sed ��dificati�� t� appr�ved �a�dscapi�g. P�ease see the attached previ�us�y appr�ved a�d revised drawi�g set� which i�c�udes site p�a�� �a�dscape p�a�� a�d bui�di�g p�a�s a�d e�evati��s� 12. �ther i�f�r�ati�� as app�icab�e t� assist the City i� a decisi�� �� the pr�p�sed ��dificati��s. It is u�derst��d that the previ�us�y ��ted requested ��dificati��s t� the pr��ect �ust a�s� �eet the deviati�� criteria as detai�ed i� the Site P�a� chec��ist� P�ease fi�d the attached criteria f�r each ��dificati��� 2� Resp��se t� P�a� ��dificati���A�e�d�e�t Chec��ist c��t��� 496 MOD: Oct 2019 7 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 3� Deviati�� Criteria per request as detai�ed i� Site P�a� Chec��ist Deviati�� #1—I�pr�ved �pe� Space 80. Either thr�ugh the site p�a� require�e�t ab�ve �f separate exhibit c�ear�y sh�w a�y pr�p�sed deviati��s re�ated t� site require�e�ts such as yards�setbac�s� ��t c�verage� par�i�g �r �ther app�icab�e sta�dards. P�ease see revised p�a� set with pr�p�sed deviati�� re�ated t� the waterc�urse setbac� a�d i�pr�ve�e�ts c��tai�ed therei�� 81. Either thr�ugh the bui�di�g e�evati�� require�e�t ab�ve �r separate exhibit c�ear�y sh�w a�y pr�p�sed deviati��s re�ated t� bui�di�g c��structi�� such as height� sec��d st�ry additi��s� �r �ther app�icab�e sta�dards. P�ease see revised p�a� set with pr�p�sed deviati�� re�ated t� the waterc�urse setbac� a�d i�pr�ve�e�ts c��tai�ed therei�� 82. F�r deviati��s i� the �eighb�rh��d C��servati�� �ver�ay a deviati�� �arrative sha�� be pr�vided stati�g which Secti��(s) �f the B��e�a� �u�icipa� C�de are pr�p�sed f�r deviati��� t� what exte�t a�d i�c�ude a resp��se t� the f����wi�g� a. H�w the ��dificati�� is ��re hist�rica��y appr�priate f�r the bui�di�g a�d site i� questi�� a�d the ad�ace�t pr�perties� as deter�i�ed i� Secti�� 38.340.050 B�C tha� w�u�d be achieved u�der a �itera� e�f�rce�e�t �f this chapter (Chapter 38� B�C)� b. H�w the ��dificati��s wi�� have �i�i�a� adverse effect �� abutti�g pr�perties �r the per�itted uses there�f� a�d c. H�w the ��dificati��s wi�� assure the pr�tecti�� �f the pub�ic hea�th� safety a�d ge�era� we�fare. d. H�w the requested deviati�� wi�� e�c�urage rest�rati�� a�d rehabi�itati�� activity that wi�� c��tribute t� the �vera�� hist�ric character �f the c���u�ity. Secti�� 38�410�100 �f the B��e�a� �u�icipa� C�de stipu�ates the waterc�urse setbac� f�r the sub�ect pr�perty as a �i�i�u� �f 35 feet� There is �� dispute that the i�te�t �f the waterc�urse setbac� is i�here�t�y appr�priate a�d �ecessary t� pr�tect B��e�a� Cree� as a� asset a�d a�e�ity t� the c���u�ity� h�wever as app�ied�i�terpreted� the app�ica�t thi��s it is wr��g�y dis�issi�g the urba� ��cati�� �f the site a�d the surr�u�di�g c��text� The app�ica�t be�ieves the C�de �a�guage was writte� t� address suburba� deve��p�e�t a�d d�es ��t c��te�p�ate deve��p�e�t withi� the D�w�t�w� District� 497 MOD: Oct 2019 8 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 3� Deviati�� Criteria per request as detai�ed i� Site P�a� Chec��ist Deviati�� #1—I�pr�ved �pe� Space c��ti�ued��� a� The pr��ect site is i� heart �f D�w�t�w� B��e�a� where deve��p�e�t has a ���g hist�ry �f bui�di�g up t� a�d eve� �ver the cree�� The B�C� h�wever� further stipu�ates �Secti�� 38�410�100�A�1�a�(2)� ��� fe�ce� reside�tia� �r c���ercia� structure� fi�� �ateria�� par�i�g �r �ther si�i�ar i�pr�ve�e�ts sha�� be ��cated with required waterc�urse setbac�s�” Therei� �ies the p�i�t �f c��te�ti�� with the pr��ect a�d its desire t� e�gage with the cree� i� a �ea�i�gfu� way� The pr��ect pr�p�ses t� use a ��re hist�ric patter� �f deve��p�e�t a�d i�pr�ve the �pe� space betwee� the bui�di�g a�d the cree� by addi�g a �a�dscaped p�a�a i� the �pe� space f�r use by the reside�ts a�d te�a�ts �f the bui�di�g as we�� as the pub�ic� The p�a�a i�c�udes hardscape� �a�dscapi�g a�d a raised w��de� p�atf�r� f�r viewi�g the cree�� It is i�p�rta�t t� ��te� it d�es ��t i�c�ude a�y p�rti�� �f the bui�di�g e�cr�achi�g i�t� the 35’ waterc�urse setbac�� Agai�� the hist�ric patter� �f deve��p�e�t with regards t� B��e�a� Cree� as it traverses thr�ugh the D�w�t�w� was ��e �f bui�di�g either up t� �r �ver the cree�� The appe�dix �f this d�cu�e�t i�c�udes �u�tip�e hist�ric ph�t�graphs sh�wi�g structures bei�g bui�t �� the cree�� P�rti��s �f the retai�i�g wa��s which f�r� the e�ba���e�ts f�r seg�e�ts �f the cree� are actua��y f�r�er rubb�e f�u�dati��s �f structures �� ���ger prese�t� Ear�y Sa�b�r� �aps �f the site c�rr�b�rate this i�f�r�ati�� a�d are a�s� i�c�uded i� the appe�dix� There is eve� evide�ce fr�� the City �f B��e�a�’s �rigi�a� t�w� p�at which i�dicates the cree� f��wi�g i� a �uch ��re �atura� a�d �ea�deri�g path acr�ss B��c� D as �pp�sed t� its curre�t� f�rced �i�ear c�urse ta�e�� ��e ���y �eed t� ���� s�uth acr�ss the a��ey t� wit�ess B��e�a� Cree� e�ergi�g fr�� u�der the Bar IX bui�di�g as it f��ws ��rth t�ward the pr��ect site� b� Si�ce the surr�u�di�g c��text share the previ�us�y �e�ti��ed hist�ric deve��p�e�t patter�� the ��dificati��s wi�� have �i�i�a� adverse effects �� the abutti�g pr�perties a�d per�itted uses there�f� The pr�p�sed ��dificati��s have the p�te�tia� create a private�pub�ic a�e�ity which wi�� e�ha�ce cree� a�d abutti�g pr�perties as we��� c� The ��dificati��s wi�� assure the pr�tecti�� �f pub�ic hea�th� safety a�d ge�era� we�fare by their very �ature� The ��dificati��s wi�� a���w reside�ts� te�a�ts a�d the pub�ic a�i�e t� e���y a ‘par��i�e’ setti�g i� the D�w�t�w� District� 498 MOD: Oct 2019 9 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 3� Deviati�� Criteria per request as detai�ed i� Site P�a� Chec��ist Deviati�� #1—I�pr�ved �pe� Space c��ti�ued… d� The requested deviati�� wi�� e�c�urage rest�rati�� a�d rehabi�itati�� activity that wi�� c��tribute t� the �vera�� hist�ric character �f the c���u�ity� The 2019 D�w�t�w� B��e�a� I�pr�ve�e�t P�a� rec�g�i�es the curre�t state �f B��e�a� Cree� a�d h�w hard it is t� e�gage with D�w�t�w�� B��e�a� Cree� is �arge�y �vergr�w�� wa��ed a�d��r fe�ced thr�ugh�ut the D�w�t�w� which affects h�w pe�p�e i�teract with the cree�� The requested deviati�� t� i�pr�ve the �pe� space ad�ace�t t� the cree� wi�� he�p revita�i�e the waterway by �a�i�g the water visib�e t� the pub�ic a�d high�ighti�g it as a u�ique a�e�ity t� B��e�a�� The D�w�t�w� P�a� g�es �� t� state� ���thi�g bui�ds stewardship f�r �atura� res�urces better tha� ha�ds��� e�gage�e�t� Creati�g p�i�ts �f access t� the water’s edge a�d the water itse�f� �ver����s a�d seati�g areas a�d c��ti�u�us pathways a���w the pub�ic t� experie�ce the waterways� watchi�g their cha�ge a�d dy�a�is� �ver the c�urse �f a day a�d thr�ugh�ut the seas��s� Pub�ic eve�ts a�d art ca� creative�y �everage waterways as desti�ati��s� bri�gi�g pe�p�e t� the cree� a�d de�ighti�g the� with the p�te�tia�s�” Pr�p�sed i�pr�ve�e�ts t� the �pe� space c�u�d a�s� i�c�ude i�f�r�ati��a� �ateria�s regardi�g cree� rest�rati��� rehabi�itati��� a�d �ther water re�ated c��servati��� 499 MOD: Oct 2019 10 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 3� Deviati�� Criteria per request as detai�ed i� Site P�a� Chec��ist Deviati�� #2—Bui�di�g Ca�ti�ever 80. Either thr�ugh the site p�a� require�e�t ab�ve �f separate exhibit c�ear�y sh�w a�y pr�p�sed deviati��s re�ated t� site require�e�ts such as yards�setbac�s� ��t c�verage� par�i�g �r �ther app�icab�e sta�dards. P�ease see revised p�a� set with pr�p�sed deviati�� re�ated t� the waterc�urse setbac� a�d i�pr�ve�e�ts c��tai�ed therei�� 81. Either thr�ugh the bui�di�g e�evati�� require�e�t ab�ve �r separate exhibit c�ear�y sh�w a�y pr�p�sed deviati��s re�ated t� bui�di�g c��structi�� such as height� sec��d st�ry additi��s� �r �ther app�icab�e sta�dards. P�ease see revised p�a� set with pr�p�sed deviati�� re�ated t� the waterc�urse setbac� a�d i�pr�ve�e�ts c��tai�ed therei�� 82. F�r deviati��s i� the �eighb�rh��d C��servati�� �ver�ay a deviati�� �arrative sha�� be pr�vided stati�g which Secti��(s) �f the B��e�a� �u�icipa� C�de are pr�p�sed f�r deviati��� t� what exte�t a�d i�c�ude a resp��se t� the f����wi�g� a. H�w the ��dificati�� is ��re hist�rica��y appr�priate f�r the bui�di�g a�d site i� questi�� a�d the ad�ace�t pr�perties� as deter�i�ed i� Secti�� 38.340.050 B�C tha� w�u�d be achieved u�der a �itera� e�f�rce�e�t �f this chapter (Chapter 38� B�C)� b. H�w the ��dificati��s wi�� have �i�i�a� adverse effect �� abutti�g pr�perties �r the per�itted uses there�f� a�d c. H�w the ��dificati��s wi�� assure the pr�tecti�� �f the pub�ic hea�th� safety a�d ge�era� we�fare. d. H�w the requested deviati�� wi�� e�c�urage rest�rati�� a�d rehabi�itati�� activity that wi�� c��tribute t� the �vera�� hist�ric character �f the c���u�ity. Secti�� 38�410�100 �f the B��e�a� �u�icipa� C�de stipu�ates the waterc�urse setbac� f�r the sub�ect pr�perty as a �i�i�u� �f 35 feet� There is �� dispute that the i�te�t �f the waterc�urse setbac� is i�here�t�y appr�priate a�d �ecessary t� pr�tect B��e�a� Cree� as a� asset a�d a�e�ity t� the c���u�ity� h�wever as app�ied�i�terpreted� the app�ica�t thi��s it is wr��g�y dis�issi�g the urba� ��cati�� �f the site a�d the surr�u�di�g c��text� The app�ica�t be�ieves the C�de �a�guage was writte� t� address suburba� deve��p�e�t a�d d�es ��t c��te�p�ate deve��p�e�t withi� the D�w�t�w� District� 500 MOD: Oct 2019 11 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 3� Deviati�� Criteria per request as detai�ed i� Site P�a� Chec��ist Deviati�� #2—Bui�di�g Ca�ti�ever c��ti�ued��� a� The pr��ect site is i� heart �f D�w�t�w� B��e�a� where deve��p�e�t has a ���g hist�ry �f bui�di�g up t� a�d eve� �ver the cree�� The B�C� h�wever� further stipu�ates �Secti�� 38�410�100�A�1�a�(2)� ��� fe�ce� reside�tia� �r c���ercia� structure� fi�� �ateria�� par�i�g �r �ther si�i�ar i�pr�ve�e�ts sha�� be ��cated with required waterc�urse setbac�s�” It is i�p�rta�t t� ��te� it d�es ��t i�c�ude a�y p�rti�� �f the bui�di�g’s f��tpri�t e�cr�achi�g i�t� the 35’ waterc�urse setbac�� Differi�g fr�� Deviati�� #1� this pr�p�sed deviati�� cha��e�ges the strict i�terpretati�� �f the ter� f�r setbac� as defi�ed by the B�C—”setbac� a�s� refers t� a space �� the sa�e ��t with a pri�cipa� bui�di�g� which is �pe� a�d u��ccupied fr�� the gr�u�d upward �r fr�� the gr�u�d d�w�ward…(38�42�2790)” The purp�se �f the waterc�urse setbac� is t� �itigate ba�� stabi�i�ati��� sedi�e�t� �utrie�t a�d p���uti�� re��va� a�d f���d c��tr�� (Secti�� 38�410�100)� The pr�p�sed bui�di�g ca�ti�ever d�es ��t �egative�y affect a�y �f the g�a�s �f the setbac�� Agai�� the hist�ric patter� �f deve��p�e�t with regards t� B��e�a� Cree� as it traverses thr�ugh the D�w�t�w� was ��e �f bui�di�g either up t� �r �ver the cree�� The appe�dix �f this d�cu�e�t i�c�udes �u�tip�e hist�ric ph�t�graphs sh�wi�g structures bei�g bui�t �� the cree�� P�rti��s �f the retai�i�g wa��s which f�r� the e�ba���e�ts f�r seg�e�ts �f the cree� are actua��y f�r�er rubb�e f�u�dati��s �f structures �� ���ger prese�t� Ear�y Sa�b�r� �aps �f the site c�rr�b�rate this i�f�r�ati�� a�d are a�s� i�c�uded i� the appe�dix� There is eve� evide�ce fr�� the City �f B��e�a�’s �rigi�a� t�w� p�at which i�dicates the cree� f��wi�g i� a �uch ��re �atura� a�d �ea�deri�g path acr�ss B��c� D as �pp�sed t� its curre�t� f�rced �i�ear c�urse ta�e�� ��e ���y �eed t� ���� s�uth acr�ss the a��ey t� wit�ess B��e�a� Cree� e�ergi�g fr�� u�der the Bar IX bui�di�g as it f��ws ��rth t�ward the pr��ect site� b� Si�ce the surr�u�di�g c��text share the previ�us�y �e�ti��ed hist�ric deve��p�e�t patter�� the ��dificati��s wi�� have �i�i�a� adverse effects �� the abutti�g pr�perties a�d per�itted uses there�f� c� The ��dificati��s wi�� assure the pr�tecti�� �f pub�ic hea�th� safety a�d ge�era� we�fare by their very �ature� The pr�p�sed ��dificati��s d� ��t a�ter the bui�di�g f��tpri�t� which re�ai�s �ut �f the 35’ waterc�urse setbac�� The purp�se �f the waterc�urse setbac� is t� �itigate ba�� stabi�i�ati��� sedi�e�t� �utrie�t a�d p���uti�� re��va� a�d f���d c��tr�� (Secti�� 38�410�100)� The pr�p�sed bui�di�g ca�ti�ever d�es ��t �egative�y affect a�y �f the g�a�s �f the setbac�� 501 MOD: Oct 2019 12 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 3� Deviati�� Criteria per request as detai�ed i� Site P�a� Chec��ist Deviati�� #2—Bui�di�g Ca�ti�ever c��ti�ued��� d� The requested deviati�� wi�� e�c�urage rest�rati�� a�d rehabi�itati�� activity that wi�� c��tribute t� the �vera�� hist�ric character �f the c���u�ity� Agai�� citi�g the typica� patter� �f deve��p�e�t with regards t� B��e�a� Cree� �� its c�urse thr�ugh D�w�t�w� was ��e �f bui�di�g right up t� �r �ver the cree�� As pr�p�sed� the deviati�� is requesti�g t� ca�ti�ever the upper �eve�s �f the bui�di�g 4’ c��ser t� the cree�� thereby creati�g a ��re pr�xi�a� re�ati��ship betwee� bui�di�g reside�ts�te�a�ts a�d the cree�� Further� i� c���u�cti�� with the �ther pr�p�sed deviati�� (i�pr�vi�g the �pe� space a���g the cree� fr��tage�) ca�ti�everi�g the bui�di�g wi�� better fra�e�defi�e the �pe� Space a�d create a� �utd��r r��� �r p�a�a which wi�� be �pe� t� the pub�ic a�d c�u�d i�c�ude pub�ic art a�d eve� i�f�r�ati��a� c��te�t �� cree� rest�rati��� 502 MOD: Oct 2019 13 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 4� C�rrecti��s Tab�es TAB�E 4� Ite�i�ed �ist �f revisi��s t� Site P�a� 19�128 P�a� Set SHEET �U�BER SHEET TIT�E REVISI�� A 000 C�ver Sheet • �� Cha�ges A102 Site P�a� Detai�s • �� Cha�ges A201 First a�d Sec��d F���r P�a�s • Rec��figurati�� �f East exit t� r�ute t� pedestria� p�a�a which has bee� added bac� • I�c�uded dash �i�e represe�ti�g 4’ bui�di�g ca�ti�ever �f upper �eve�s a���g east side �f bui�di�g • Revised bui�di�g p�a�s i�c�uded added 4’ �f bui�di�g ca�ti�ever A300 E�evati��s ● Updated e�evati��s t� depict east exit bac� i�t��thr�ugh pedes� tria� p�a�a a�d the 4’ bui�di�g ca�ti�ever A340 Exteri�r �ateria�s • Re�dered exteri�r �ateria�s i�ages were updated t� ref�ect the re�i�c�usi�� �f the pedestria� p�a�a a�d 4’ bui�di�g ca�ti�ever P�100 Ph�t��etric P�a� • Rei�tr�duced Pedestria� P�a�a a���g B��e�a� Cree� C1.1 C�ver Sheet • �� Cha�ges A301 E�evati��s ● re��va� �f exit d��r t� the a��ey a�d updated e�evati��s depict� i�g 4’ bui�di�g ca�ti�ever A101 Site P�a� ● Rei�tr�duced Pedestria� P�a�a a���g B��e�a� Cree� • �a�dscape Desig� updated • I�c�uded dash �i�e represe�ti�g 4’ bui�di�g ca�ti�ever �f upper �eve�s a���g east side �f bui�di�g A202 Third a�d F�urth F���r P�a�s • Revised bui�di�g p�a�s i�c�uded added 4’ �f bui�di�g ca�ti�ever A203 Fifth a�d Sixth F���r P�a�s • Revised bui�di�g p�a�s i�c�uded added 4’ �f bui�di�g ca�ti�ever A204 R��f P�a� • Revised bui�di�g p�a�s i�c�uded added 4’ �f bui�di�g ca�ti�ever 503 MOD: Oct 2019 14 East �e�de�ha�� �ixed Use (19�128) ��dificati���A�e�d�e�t t� a� Appr�ved P�a� 4� C�rrecti��s Tab�es TAB�E 4� Ite�i�ed �ist �f revisi��s t� Site P�a� 19�122 P�a� Set SHEET �U�BER SHEET TIT�E REVISI�� C1.2 ��tes� Abbrevia� ti��s a�d �ege�d • �� Cha�ges C2.1 Existi�g C��diti��s a�d De�� P�a� • �� Cha�ges C3.1 Site P�a� �verview • Re�i�c�usi�� �f pedestria� p�a�a a�d St�r�tech syste� C3.2 Site P�a� • Re�i�c�usi�� �f pedestria� p�a�a a�d St�r�tech syste� �0.0 �a�dscape Site P�a� • Redesig� �f �a�dscape p�a� due t� the re�i�c�usi�� �f the pedes� tria� p�a�a. �0.1 ��tes a�d �ege�ds • Redesig� �f �a�dscape p�a� due t� the re�i�c�usi�� �f the pedes� tria� p�a�a. �0.2 Tree Pr�tecti�� a�d De�� P�a� • Redesig� �f �a�dscape p�a� due t� the re�i�c�usi�� �f the pedes� tria� p�a�a. C3.3 Uti�ity P�a� ● Re�i�c�usi�� �f pedestria� p�a�a a�d St�r�tech syste� �3.0 �a�dscape P�a�ti�g P�a� • Redesig� �f �a�dscape p�a� due t� the re�i�c�usi�� �f the pedes� tria� p�a�a. �5.0 �a�dscape Detai�s • Redesig� �f �a�dscape p�a� due t� the re�i�c�usi�� �f the pedes� tria� p�a�a. �6.0 Irrigati�� �eth�ds a�d Water Use P�a� • Redesig� �f �a�dscape p�a� due t� the re�i�c�usi�� �f the pedes� tria� p�a�a. C3.4 C��structi�� �a�age�e�t P�a� ● Re�i�c�usi�� �f pedestria� p�a�a a�d St�r�tech syste� C4.1 Gradi�g P�a� ● Re�i�c�usi�� �f pedestria� p�a�a a�d St�r�tech syste� C5.1 Detai�s ● Re�i�c�usi�� �f the St�r�tech syste� C5.2 Detai�s ● Re�i�c�usi�� �f the St�r�tech syste� C5.3 Detai�s ● Re�i�c�usi�� �f the St�r�tech syste� 504 A������� 505 Hist�ric Ph�t�graphs a�d �ther I�f�r�ati�� 1942 Aeria� �f D�w�t�w� B��e�a� � Ga��ati� Hist�ry �useu� Pr��ect Site with existi�g bui�di�gs �� B��e�a� Cree� 506 Hist�ric Ph�t�graphs a�d �ther I�f�r�ati�� P�rti�� �f �rigi�a� City P�at � City �f B��e�a� Pr��ect Site with B��e�a� Cree� depicted i� �atura� f��wi�g state 507 1884 Sandborn Map Approximate project site 508 1943 Sandborn Map Approximate project site 509 Hist�ric Ph�t�graphs a�d �ther I�f�r�ati�� Hist�ric Ph�t� �f bac� �f Bar IX bui�di�g Ga��ati� Hist�ry �useu� Bac� �f Bar IX bui�di�g — Prese�t Day 510 P��� S�� 511 S S S S S S E E E E E E G G G G G G FS FS FS FS FS FS W W W W W W C C C C C C X X X X X X SD SD SD SD SD SD UP UP W S S S S S S S S S S E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD S SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD D E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S 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 S S S S S S S S S S S S S S S E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E SD SD SD C C C C C C C C C C C C C S S S S S S C C C C C T.O. SUBFLOOR 100' - 0" LEVEL 2 114' - 2" T.O. PLATE (L5) 153' - 0 3/4" T.O. PLATE (L1) 113' - 0" T.O. PLATE (L2) 123' - 0 3/4" E D C B A LEVEL 3 124' - 2" T.O. PLATE (L3) 133' - 0 3/4" LEVEL 4 134' - 2" T.O. PLATE (L4) 143' - 0 3/4" LEVEL 5 144' - 2" LEVEL 6 154' - 2" F T.O. PLATE (L6) 163' - 0 3/4" ROOF 164' - 2" VARIEGATED TAKTL HIGH PERFORMANCE CONCRETE PANELS CHARCOAL EIFS WITH CONTROL JOINTS AT STOREFRONT EDGES METAL PANEL SIDING, VERTICAL ORIENTATION CHARCOAL EIFS WITH CONTROL JOINTS AT STOREFRONT EDGES WEATHER PROTECTION AWNING, CEDAR T&G SOFFIT STOREFRONT WINDOW SYSTEM BRICK, RUNNING BOND LAYUP WEATHER PROTECTION AWNING, CEDAR T&G SOFFIT STEEL RAILING METAL PANEL SIDING, VERTICAL ORIENTATION WALL MOUNTED LIGHT FIXTURE 13' - 0" 9' - 5" T.O. SUBFLOOR 100' - 0" LEVEL 2 114' - 2" T.O. PLATE (L5) 153' - 0 3/4" T.O. PLATE (L1) 113' - 0" T.O. PLATE (L2) 123' - 0 3/4" 1 2 3 4 5 6 7 8 9 T.O. SUBFLOOR 100' - 0" LEVEL 2 114' - 2" T.O. PLATE (L5) 153' - 0 3/4" T.O. PLATE (L1) 113' - 0" T.O. PLATE (L2) 123' - 0 3/4" LEVEL 3 124' - 2" T.O. PLATE (L3) 133' - 0 3/4" LEVEL 4 134' - 2" T.O. PLATE (L4) 143' - 0 3/4" LEVEL 5 144' - 2" LEVEL 6 154' - 2" T.O. PLATE (L6) 163' - 0 3/4" ROOF 164' - 2" STEEL RAILING METAL PANEL SIDING, VERTICAL ORIENTATION BRICK, RUNNING BOND LAYUP WEATHER PROTECTION AWNING, CEDAR T&G SOFFIT 9' - 6 1/4" 7' - 0" 14' - 6" 7' - 0" 12' - 6" 7' - 0" 14' - 6" 7' - 0" 5' - 6" 13' - 2" 7' - 0" 12' - 6" 7' - 0" 11' - 0" METAL PANELS, FASTENED TO SIDING BLACKENED STEEL WALL PANEL *NOTE: TAKTL HIGH PERFORMANCE CONCRETE PAINELS TO BE VARIEGATED IN COLOR, SEE A340 FOR COLOR AND PATTERN CHARCOAL EIFS WITH CONTROL JOINTS AT WALL PANEL EDGES *NOTE: TAKTL HIGH PERFORMANCE CONCRETE PAINELS TO BE VARIEGATED IN COLOR, SEE A340 FOR COLOR AND PATTERN LEVEL 2 114' - 2" T.O. PLATE (L5) 153' - 0 3/4" T.O. PLATE (L1) 113' - 0" T.O. PLATE (L2) 123' - 0 3/4" A B C D E LEVEL 3 124' - 2" T.O. PLATE (L3) 133' - 0 3/4" LEVEL 4 UP UP 8.07% 35' WATERCOURSE SETBACK MENDENHALL STREET (RECORD WIDTH 60') ALLEY (RECORD WIDTH 20' N89DEG. 53'10"W 88.00' N00DEG. 44'48"E 63.05' N89DEG. 47'49"W 52.08' B-3 ZONING EXISTING ASPHALT PARKING LOT B-3 ZONING N00DEG. 38'06"E 87.66' N90°00'00"E 140.41' S00DEG.48'16"W 151.07' B-3 ZONING N90DEG. 00'00"E 140.41' 5 1 1 9 9 9 20 2 2 3 3 3 6 7 7 8 8 8 8 8 8 19 11 4 3 22 12 13 13 13 14 15 16 17 18 21 21 29 29 UP UP 8.07% 35' WATERCOURSE SETBACK 7.5 4.99 +4.5 7.89 5.5 4.99 4805' MENDENHALL STREET (RECORD WIDTH 60') ALLEY (RECORD WIDTH 20' N89DEG. 53'10"W 88.00' N00DEG. 44'48"E 63.05' N89DEG. 47'49"W 52.08' B-3 ZONING EXISTING ASPHALT PARKING LOT B-3 ZONING N00DEG. 38'06"E 87.66' N90°00'00"E 140.41' S00DEG.48'16"W 151.07' B-3 ZONING N90DEG. 00'00"E 140.41' RESIDENTIAL GARAGE PARKING (10 SPACES) COMMERCIAL SPACE FIRE RISER ROOM ENTRY LOBBY AND LOUNGE EXISTING STRUCTURE BOZEMAN CREEK(CENTER LINE) STREET PARKING (6 SPACES) SEE CIVIL GARAGE ACCESS 35' WATERCOURSE SETBACK MAPPED EFFECTIVE 100 YEAR FLOODPLAIN DELINEATION WATER COURSE EDGE 35' WATERCOURSE SETBACK 5' 5' 5' 5' NON-DISTURBANCE ZONE 5' NON-DISTURBANCE ZONE UP UP 8.07% 35' WATERCOURSE SETBACK MENDENHALL STREET (RECORD WIDTH 60') ALLEY (RECORD WIDTH 20' N89DEG. 53'10"W 88.00' N00DEG. 44'48"E 63.05' N89DEG. 47'49"W 52.08' B-3 ZONING EXISTING ASPHALT PARKING LOT B-3 ZONING N00DEG. 38'06"E 87.66' N90°00'00"E 140.41' S00DEG.48'16"W 151.07' B-3 ZONING N90DEG. 00'00"E 140.41' RESIDENTIAL GARAGE PARKING (10 SPACES) COMMERCIAL SPACE FIRE RISER ROOM ENTRY LOBBY AND LOUNGE EXISTING STRUCTURE BOZEMAN CREEK(CENTER LINE) STREET PARKING (6 SPACES) SEE CIVIL GARAGE ACCESS 35' WATERCOURSE SETBACK MAPPED EFFECTIVE 100 YEAR FLOODPLAIN DELINEATION WATER COURSE EDGE 35' WATERCOURSE SETBACK 5' 5' 5' 5' NON-DISTURBANCE ZONE 5' NON-DISTURBANCE ZONE 5' NON-DISTURBANCE ZONE SITE-SPECIFIC EFFECTIVE 100 YEAR FLOODPLAIN DELINEATION EXISTING ASPHALT BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 Application No. Project Name Summary Zoning Overlay District(s) Street Address Legal Description Owner Applicant Representative Staff Noticing Advisory Boards Recommendation Decision Authority 19128 Type Site Plan, Certificate of Appropriateness 240 East Mendenhall Mixed Use A Site Plan application for a six story mixed use development with ground level parking, commercial office, and 13 residential units. B-3 Growth Community Core Parcel Size 17,903 SF Policy Neighborhood Conservation Overlay District 240 E. Mendenhall Street Bozeman Original Plat, S07, T02 S, R06 E, Block D, Parcel A, Plat C-1-H., Gallatin County, Montana. Hooks Ranch, LLC, 45 Sheffield Place, Southington, CT 06849 Same as owner Intrinsik Architecture, Inc, 111 N. Tracy Avenue, Bozeman, MT 59715 Planner Sarah Rosenberg Engineer Anna Russell Public Comment Period Site Posted 8/29/19-9/13/19 8/29/19 Board Date DRC DRB August 28, 2019 Approval Director of Community Development Adjacent Owners 8/29/19 Recommendation None, Adequacy Determination Approval Date ^lz^,\^ Newspaper Legal Ad NA Full application and file of record: Community Development Department, 20 E. Olive St, Bozeman, MT 59715 518 Page 1 of 14 BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 PROJECT SUMMARY The subject property is within the Neighborhood Conservation Overlay District (NCOD) and located on one parcel within the downtown community core. The subject property is not within a historic district. The applicant is seeking to build a 47,475 square foot six-story mixed-use building. The ground floor contains retail and on-grade parking. The second floor contains office space. Floors three-six consist of 13 residential units. The property is currently a parking lot. Administrative Design Review (ADR) and the Design Review Board (DRB) has reviewed the design and found the plans do comply with the standards and intent of NCOD Design Guidelines. FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report: was conducted. The applicant proposed to the City a Site Plan (SP) to permit a 6-story mixed use building in the B- 3 (Downtown Business District) zoning district. The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch, 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this tfr^ day of ^'co-»-*'-^^<^- 2019, Martin Matsen, Director of Community Development, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development's project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director's signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT ^ 519 Page 2 of 14 BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community Development Recommended Conditions of Approval: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 520 Page 3 of 14 BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 <a"g5B!i V.il'^lte; lhi"r-^^BE "s ?' r l^ai3B"Is^y,;:^&.]WLj^,f-.r- f°c81iags '©S^—i' ^K""7"S ^^^' m t f'l: ^ pt ir- m M ST. ffc <k S^^B •t; ! ^t -y. ''"<• RI ^ I/s - '* ' If: :,;'f 'y; rv w. fc B- s%<i ? as* t (• T :v- ••. ..a I ^: n V 4 rt•-1' »«. I f \ &1? ;*•* ;}•;• —!(.1- ati y w B *^^i'ff^^. -! >- p K MENDKM1ALL ST -w^» -»£. f- / •r*TSe-^ " iq^J % ^ ifl '•^! •s ^•1"%;. r -J^! w^^^m ^ $im B 3 5:* '-L f I i^ m » r- ^f •^. rr p i1 ffS ^9» <r i m ^•a "»r- tfc_ -» ^-- •n n- f2 "-^ s 3 f €^ a F! p t » i ; CK ~r r> F U .'F, r- <, { r. I r. J3FJ L- ^ <- r. h r c rc '»•* tol f- rhjj ^ d ~>r v^s^ ,•• ^ •t-: 8 13^^ «i l« -»a,fc;^ E;S. ,; , ^•ai^i ^rf^fe ^BS3' \ 1 ?- *^ d I&SSs -^ L«gtnd Planning Prajecls select.on City Lifftiis ^ ^ Zoning DtStrict* P^r'Ctite Roads AJky< BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 NENOEWIUU.L 8TBBET ! y: i8tM !'•—nn«—+—^ »KCORD WIDTH W 1 ', NwtNC* * S-il s, Nf» n»t WCTW aa»^ (T»| / •^vss._ 7^ -V-/-y.i ? ^i. / »\ if^.T ^A _ Y^»;t -X_.._<r^*>_V _ i ^f!CT? -;^.-—..i-J"''°A;-^^ K-^ -'•T''"^ "1'^-- -!- ^'"" r" _1 ^ ?^ t RE s; /-• \ ROOM II .JCaWNffeRCiAt <../--'... r-\. ?< -;- 3WU- M>*CE ENTRY LOBBY• C-rfl LOUNGE !A3 s^ /^ ^ £ J -;- K • •i ELFl! ii^ *w^:'. ? B-E». // /^.' - ^ ^ •^'^-'^\ K /,' ( WECMJ a s i ^ p ! M^ \^ »s .1 8c * 1 I. 3. PWKWC GWlAGe flurt ^4^{ '\ >^V r ,' If-'-I s? E rv\z c^ ^ --T- I \t^T ^ ^i ^T^ ^ i ¥ ^ [r: Ft 4t.£' /I [ ] -t I ; ;/ s' -^ [1 \ ^ I ; ,1 Sl i u < v ^-.'-'•1 , r° ^ ^ ^-.. --F .1'^ r •s -^< BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 T? ? ? tCr<i-ftXl aMrt> l.t»Tt:4L 0-ttT. -CT—S -_^_-A^-^gLS w^s T ? ^S^.SSi '-—'--LSL^%'»-9 *:*<r I|*T:,T (incfH nt;r F n-» i •-•^ f< =_=^^-^ ^^^-—^ _-k W^-9 — - -"^"'s'-s L - -La^;a'^IS DO <K .-. -I u --ULW%'»-(il J W-i-S -- -ULfl«^ < fl-uiuCti^Biwri fK:f tO 5LIU» ^. ,.-"'~V-"-r--V-'"^ ''; SSK^SS-^"""—^-^ ..-•"•1 I I HORrttELE^AtiON ay ^ r-v- 3SKS": ? --T T, -^ r r r ? »wwm _—_-L._ ^- "wa^ 1. I, ^HHL_^8fctA_.l& -T- r - ^*ns^ sa. -__-L. [- L- - -lltft;'<'»^> 1 ID r ^-^W^^S -_-^ ^- ^- -°«'E.i-<B OD El ^^ SSS>S5~«% I Hi ~rs^"? 's laa"w^ -v ^ r-^^»9 ') s^. <.-.--A. -.^<-/-1^. 3 ! EA&T ELEVATKW <u—j jtr^r-v 523 Page 6 of 14 BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 t A) T <T c> (D} T T E) (F) T ^^^^^,^--^=^——1— -2. um-s E ID iE IK:1")- ^— ^=- ::~—LOWM-9 F ^m"^ ;tiroiif63ccs 1—g^^-^^^^ I- ar[D- - —- -^— —Lp-8^w-a> s'.s.ss, G u • -WS, -iW: bKiuFEWOBUWCE sj T [D m s ~~-^? 1'_I- _-~1 ^-^ sv^",^ rw -. —UI-B.JJLUL^ r r »ss^ws, 1 „, .: SOUTH ELEVATION iSS's i.ir=r.o- s~3r,SSSi.~s~° - asssa'.'sy; ...^.- I n rw; •XJcKS.LS :'-tpffe:.' ^J ^ ^y^ m sssxss"— r- -»-'»m^ a J WEST Ei-EWTrm MM) l.T - f^ Figure 3-6: Elevations 524 Page 7 of 14 BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 ANALYSIS AND FINDINGS Analysis 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 record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance to and consistency with the City's adopted growth policy 38.100.040 B Growth Policy Land Use | Community Core Zoning Meets Code? B-3, Downtown Business District Yes Yes Comments: The uses are allowed within the zoning district. The property is within the City's municipal service area. The project is an infill redevelopment providing a mix of uses at urban densities. Staff finds that the project does contribute to the goals of the growth policy. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Current Violations None Meets Code? Yes Comments: There are no current violations on the subject property 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None Condominium ownership NA Yes NA Comments: The proposed uses of the site are consistent with the allowed uses of the B-3 district. No specific conflicts identified. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. 4. Conformance with Plan Review for applicable permit types as specified in article 2 Section 38.230 Site Plan & Certificate of Appropriateness (COA) Meets Code? Yes Comments: The site plan and COA criteria are met with this project. The proposal is compatible and sensitive to the immediate environment of the site and the adjacent neighborhoods. Architectural design, building mass, building materials and character are compatible to the immediate environment of the site and neighborhood. 5. Conformance with zoning provisions of article 3 38.320.100 Meets Code? Permitted uses 38.310 Mixed Use, Retail/Commercial/Office/Apartments Yes Form and intensity standards 38.320 Zoning B-3 Setbacks (feet) Structures Front Rear BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 Comments: The proposed setbacks meet all B-3 zone district standards. Relationship to adjacent properties standards 38.520.030 (light and air access and privacy) and angled setback plane 38.360.030 Yes Applicable zone specific or overlay standards 38.330-340 Yes Building Height Requirements Lot coverage 51% 38.320.010-.060 Yes Allowed 100% Height 62' Allowed 70' Yes Comments: The proposed building meets B-3 height standards and lot coverage standards. Overlay District Standards (NCOD) 38.340 Yes Comments: See Section 13 below for NCOD analysis General land use standards and requirements 38.350 Yes Comments: Project meets all standards of 38.350 Applicable supplemental use criteria 38.360 Yes Supplemental uses/type | Mechanical equipment Yes Comments: The mechanical equipment is proposed to be housed interior to the building. Any exterior equipment will be screened. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA NA Affordable housing plan NA Comments: NA 6a(1). Conformance with the community design provisions of article 4: Transportation facilities and access 38.400 Meets Code? Street vision Secondary access Yes Yes Yes Traffic Impact Study / LOS NA Transportation grid adequate to serve site Yes Yes Comments: No TIS was required by the Engineering Department. Street dedication Drive access locations and widths Number of drive accesses NA Yes 1-alley Street easements Yes NA Yes Special Improvement Districts Yes Yes Comments: Access is from an alley to the south of the property off N. Rouse Ave and N. Bozeman Ave. Vehicular access complies with code requirements. SID waivers for street improvements were provided. Parking requirements of 38.540 Required parking nonresidential Required parking residential BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Pian Review Application 19128 September 25, 2019 Design of the pedestrian and vehicular circulation systems to assure that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area Yes Vehicle accesses to site 1 Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping Yes Non-automotive transportation and circulation systems, design features to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, grade differences, landscaping and lighting Yes Crosswalks NA Curb ramps Yes Pedestrian lighting Yes Comments: A 12' wide sidewalk is provided along Mendenhall Street. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes Access easements NA NA Dedication of right-of-way or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: Not required for this application. 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 NA Loading and unloading NA NA First Berth (min. 70 feet length, 12 feet in width and 14 feet in height) NA NA Additional Berths (min. 45 feet length) NA NA Comments: NA. No off-street loading berths are required for this use. 6b Community design and element provisions 38.410 Meets Code? Lot and block standards 38.410.040 Yes Rights of way for pedestrians alternative block delineation NA Comments: NA Provisions for utilities including efficient public services and utilities 38.410.050-060 NA Municipal infrastructure requirements NA Easements (City and public utility rights-of-way etc.) NA Water, sewer, and stormwater NA Other utilities (electric, natural gas, communications) NA CIL of water Comments: No CIL of water rights was required with this application. Engineering reviewed easements and services and it meets standards. Site Surface Drainage and stormwater control 38.410.080 NA Location, design and capacity NA Landscaping per 38.410.080.H NA Comments: NA Grading 38.410.080 NA 527 Page 10 of 14 BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 Maximum 1:4 slope requirements met NA Comments: NA 6c. Park and recreation requirements 38.420 Meets Code? Enhancement of natural environment NA Wildlife habitat or feeding area preservation NA Maintenance of public park or public open space access NA Park/Recreational area design NA Parkland Cash-in-lieu for maximum known density not to exceed 12units/acre(ac.). .41 ac. X 12 units/ac. X 0.03 ac.= .1476 ac. Yes Cash donation in-lieu(CIL) $9801 Yes Improvements in-lieu NA NA Comments: Parkland dedication is required. Project proposes Cash in lieu in the B-3 district and meets standards. 7a-c. Conformance with the project design provisions of Article 5, Compatibility, Design and Arrangement Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration Yes Block Frontage Standards 38.510 Yes Comments: Block frontage standards for this project is Storefront along E. Mendenhall. The project meets the standards for block frontage. Structured parking facility development standards 38.510.030.M Yes Comments: The parking garage is access off the alley. Site Planning and Design Elements 38.520 Yes Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design 38.520.040 Yes Vehicular circulation and parking 38.520.050 Yes Comments: The property conforms to light and air access standards along the side property line. There is appropriate pedestrian and vehicular circulation to the property. Design and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration Yes Comments: Pedestrian entrances for the commercial and residential space is located along E. Mendenhall. There is also a secondary access for residences off the alley to the south. Building Design 38.530 Yes Comments: The proposed structure meets the standards of Building Design. The mass and scale is appropriate for the zone district, there is appropriate fagade articulation, and an effective use of durable materials. Appropriate techniques mitigate for the blank wall on the west elevation through a variety of surface texture and color. 528 Page 11 of 14 BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 7d. Conformance with the project design provisions of Article 5, Landscaping including the enhancement of buildings, appearance of vehicular use, open space and pedestrian area and the preservation of replacement of natural vegetation Meets Code? Submittal requirements for landscape plans 38.220.100 Yes Mandatory landscaping 38.550.050 Yes Yard Additional screening Yes NA Parking lot screening Interior parking lot landscape NA NA Off-street loading spaces screening Street frontage NA Yes Street median island Acceptable landscape materials NA Yes Protection of landscape areas Irrigation: plan, water source, system ^e_ Yes Yes Trees for residential adjacency NA Performance points 13 Yes City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought-resistant seed Public ROW boulevard strips Yes NA Irrigation and maintenance provisions for ROW State ROW landscaping Yes NA Additional Yes NA Fencing and walls NA NA Comments: Landscaping complies with standards. Bozeman Creek is located on the east side of the property which requires watercourse setback planting. The applicant plans to preserve the existing trees along Bozeman Creek and provide native materials along the riparian area. Site planning and design required 38.520 Yes Pedestrian area landscaping, including pathways and internal circulation 38.520.040 Yes Internal roadway landscaping 38.520.050 NA Open space landscaping 38.520.060 Yes Service area and mechanical equipment landscaping and screening 38.520.070 Yes Open space Yes Comments: Project meets requirements. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Total required 1950SF Yes BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 Minimum light trespass at property line Yes Comments: The proposed building mounted lighting and site lighting meets standards. 7g, Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft)/building Proposed (sq. ft) NA NA NA Comments: No signage is proposed at this time. A sign permit is required for any signage. 8a-c. Conformance with environmental and open space objectives in articles 4- 6 Meets Code? Enhancement of natural environment: Integrated stormwater, LID, removal of inappropriate fill NA Grading NA On-site retention/detention NA Comments: On site retention/detention meets Engineering standards. Drainage design NA Stormwater maintenance plan 38.410.030.A NA Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation NA Comments: Meets Engineering standards Watercourse and wetland protections and associated wildlife habitats Yes If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area Yes Comments: This project is located adjacent to the Bozeman Creek. No infrastructure is allowed within the watercourse. Open space is proposed within the watercourse however, it does not negatively impact the watercourse. 9. Conformance with the natural resource protection provisions of articles 4-6 Meets Code? Watercourse setback 38.410.100 Yes Watercourse setback planting plan Yes Floodplain regulations 38.600 Yes Wetland regulations 38.610 Yes Comments: The property is located within the Bozeman Creek watercourse setback which requires a 35 foot setback based on watercourse setback regulations per Section 38.410.100.A.1.a. Existing trees are being preserved and native materials will be installed within the setback planting area. 10. Other related matters, including relevant comment from affected parties 38.220 Meets Code? Public Comment Yes Comments: Public notice has been conducted. No public comment was received 11. If the development includes multiple lots that are interdependent for circulation or other 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 configuration or use of the property or cause the development to become nonconforming OR Are the subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of Meets Code? BOZEMAN Community Development MT Staff Report 240 East Mendenhall Mixed Use Site Plan Review Application 19128 September 25, 2019 individual lots will not cause one or more elements of the development to become nonconforming. 38.410.060 Subdivision exemption NA NA Required Easements NA NA Reciprocal access and shared parking easement NA NA Mutual access easement and agreement NA NA Comments: NA 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No | # of phases | 1 Yes Comments: One phase is proposed. 13. Standards for certificate of appropriateness and Conformance with the NCOD Guidelines 38.340.050 Meets Code? Certificate of appropriateness standards Yes Secretary of the Interiors Standards for new construction Yes Architectural appearance Yes Proportion of doors and windows Yes Relationship of building masses and spaces Yes Roof shape Yes Scale Yes Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures Yes Architectural details Yes Concealment of non-period appurtenances, such as mechanical equipment Yes Materials and color schemes Yes Comments: The proposed project is located within the NCOD. This means that the project must adhere to a higher level of design, focus on the relationship of the surrounding area, and maintain a level of integrity and character that makes up the NCOD. An Architectural Design Review (ADR) team made up of staff reviewed the proposed design and finds that the project meets all applicable COA criteria including NCOD design guidelines. Introduction Yes Chapter 2: Guidelines for all properties Yes Chapter 4b: Guidelines for commercial areas outside of Main Street Historic District Yes Comments: The proposed structure meets the guidelines for mass and scale, building quality and design, site design, and street patterns related to properties zoned B-3. Appendices Yes Comments: The proposed project is reviewed under the classification of new infill and construction in the NCOD, but outside of a historic district. The above sections and chapters of the Bozeman Guidelines for Historic Presentation and the Neighborhood Conservation Overlay District apply to this project. The project complies with the guidelines and standards. 531 Page 14 of 14 February 12, 2020 City of Bozeman City Commission Community Development Department Delivered via E-mail RE: Modification to East Mendenhall Mixed Use Site Plan (19-128) I am writing in support of the requested deviation to allow improvements in the watercourse setback as requested by the applicant back in October 2019. I encourage the Commission to consider the historic precedent of buildings and improvements adjacent to Bozeman Creek within the current 35’ setback standard. Equally important is to recognize that the built environment downtown is unique thus requiring creativity and flexibility to allow for urban placemaking. As highlighted in the site plan modification and deviation application, I point to the 2019 Downtown Bozeman Improvement Plan for rationale supporting the proposed setback improvements. Nothing builds stewardship for natural resources better than hands-on engagement. Creating points of access to the water’s edge and the water itself, overlooks and seating areas and continuous pathways allow the public to experience the waterways, watching them change and dynamism over the course of a day and throughout the seasons. Public events and art can creatively leverage waterways as destinations, bringing people to the creek and delighting them with the potentials. Bozeman Creek can be revealed in a series of relatively low investment actions, done in concert with public land or adjacent landowners. A healthy creek system is where the creek’s natural geometry creates dynamism, ecological variety, and improved flooding mitigation. Planting is managed to allow for views, seasonal interest and biodiversity. Engagement includes creative placemaking, like places to linger, seating, shade, artful crossings and education and interpretation. [DBIP pages 130-133] The opportunities downtown to improve engagement with and appreciation of Bozeman Creek are very limited, thus it is in the community’s best interest to do so when given the chance. Thank you for considering these comments and the application before you. Chris Naumann Executive Director 532 530 Page 13 of 14 Total provided 5283 SF Yes Comments: Residential open space is provided in the form of common open space along Bozeman Creek and private balconies. No commercial open space is required. 7f. Conformance with the project design provisions of Article 5, Lighting 38.570 Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (supports, cutoff and temperature) Yes 529 Page 12 of 14 12 13 Reductions nonresidential - office Reductions - parking structure 20% 15% Reductions - transit availability Provided parking off street On street parking 10% 10 6 Yes Comments: 16 parking spaces are provided for the project. A total of 15 bicycle parking spaces are provided, 10 which are within the parking garage, and 4 which are located along Mendenhall. 6a(2). Conformance with the community design provisions of article 4: Pedestrian and vehicular ingress and egress 38.400 Meets Code? 526 Page 9 of 14 Storefront 0 Parking / Loading NA 0 Side Alley 0 5 0 5 Yes Yes Comments: The proposed setbacks meet all B-3 zone district standards. 525 Page 8 of 14 ,,.' 1; ^i^i^—^t"' »-^d j< .-J-... ;i |I.~~^: s; ;•-- < r -^ 7~; k—a ;t-4-1 ] \ •S^^-'^-.S^^^-^-^^---•i*^St« ^—' «2 ^r. „ I/' - BBCTNB AU.ET (RECORO WlOm iB^ ^7| £*er»x.t>c«(EB*ut£ .' Figure 2: Proposed site plan ) 522 Page 5 of 14 •s'. 1; c. y'— '.yiia I -,„, .^<P<,,,2 ^. <\T\^€ -tf - -•5 K u »T If. •• '".s ;i fl^^r tij^ -,•» Ths map A-BS cr&wed tn the Ctt>- (if Baairrian Panning Divia ton f(wni»d-Git<?n'?nt» t ,nai - 100 htl A East Mendenhall Mixed Use Site Plan Application 19128 Submitted 03/27/2019 Figure 1: Current Zoning Map BOZEMAN Planning MT 521 Page 4 of 14 PARKING LOT S00DEG.48'16"W 151.07' 2 L0.2 1/2"=1' Tree Protection, TYP. TREE PROTECTION FENCE: GALVANIZED CHAIN LINK FENCING, STEEL POSTS INSTALLED AT 8' O.C. 2" X 8' STEEL POSTS OR APPROVED EQUAL. 5" THICK LAYER OF MULCH. MAINTAIN EXISTING GRADE WITH THE TREE PROTECTION FENCE UNLESS OTHERWISE INDICATED ON THE PLANS CROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION AREA. SEE TREE PRESERVATION PLAN FOR TREES THAT ARE TO BE PROTECTED. 6' KEEP OUT TREE PROTECTION AREA 8.5" X 11" SIGN LAMINATED IN PLASTIC SPACED EVERY 50' ALONG THE FENCE NOTES: 1. NO PRUNING SHALL BE PERFORMED EXCEPT BY APPROVED ARBORIST. 2. NO EQUIPMENT SHALL OPERATE INSIDE THE PROTECTIVE FENCING INCLUDING DURING FENCE INSTALLATION AND REMOVAL. 3. SEE SITE PLAN FOR ANY MODIFICATIONS WITH THE TREE PROTECTION AREA. 4. DETAIL COURTESY OF THE URBAN TREE FOUNDATION (2014) EXISTING TREE TO BE REMOVED 7 SYMB. QUANTITY LEGEND EXISTING 6"+ CALIPER TREE TO REMAIN 16 TREE PROTECTION FENCING APPROX. 810 LF *NOTES: - ALL TREES SMALLER THAN 6" CALIPER THAT ARE UNAFFECTED BY CONSTRUCTION AND WITHIN THE 5' NON DISTURBANCE ZONE WILL REMAIN - EXISTING TREE DRIP LINES ARE SHOWN AS GRAPHICAL REPRESENTATIONS, CONTRACTOR TO VERIFY ACTUAL EXTENTS OF DRIP LINE AND PROTECTIVE FENCING ON SITE. Tree Protection and Demo Plan 0 5 10 20 L 0.2 N 1 L0.2 1"=10'-0" Tree Protection and Demo Plan design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\emm 240 e mendenhall\autocad- current mod revisions nov. 2019\01_sheets\l000_em 240 e mendenhall_landscape.dwg East Mendenhall Mixed Use Bozeman, Montana NAB TMS 03/26/19 COB SP1 05/01/19 Site Plan RC1 06/25/19 Site Plan RC2 07/31/19 Site Plan RC3 10/01/19 Site Plan MOD 12/10/19 5 Revision 5 5 5 5 5 517 5' NON-DISTURBANCE ZONE SITE-SPECIFIC EFFECTIVE 100 YEAR FLOODPLAIN DELINEATION EXISTING ASPHALT PARKING LOT S00DEG.48'16"W 151.07' TREES SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE TYPE SPACING QUANTITY PLANT SCHEDULE PERENNIALS & ORNAMENTAL GRASSES MATURE HEIGHT MATURE SPREAD 2" CAL B & B PER PLAN 1 20'-50' 10'-15' PINUS MUGO 'MOPS'*** MOPS MUGO PINE 10 GAL POT PER PLAN 6 4' - 6' 4' - 6' BETULA OCCIDENTALIS WESTERN RIVER BIRCH 2" CAL B & B PER PLAN 2 20'-40' 15'-30' RHUS AROMATICA 'GRO LOW''*** FRAGRANT GRO LOW SUMAC 10 GAL POT PER PLAN 16 1'-2' 4' - 6' POPULUS TREMULOIDES 'ERECTA' COLUMNAR QUAKING ASPEN- SINGLE STEM TILIA AMERICANA 'BOULEVARD' *** BLVD LINDEN 2" CAL B & B PER PLAN 2 50'-60' 20'-25' SPIREA BETULIFOLIA 'TOR' *** TOR BIRCHLEAF SPIREA 5 GAL POT PER PLAN 3 3.5'-4' 3.5'-4' MIXED PERENNIAL & ORNAMENTAL GRASS DRIFTS PLANTING COUNT BASED ON 2' TRIANGULAR SPACING,TBD UPON SITE APPROVAL 1 GAL POT 475 SF APPROX. 135 PLANTS *** INDICATES DROUGHT TOLERANT SPECIES PHYSOCARPUS OPULIFOLIUS 'DIABOLO'*** DIABOLO NINEBARK 5 GAL POT PER PLAN 3 4'-8' 4'-8' SYMB. PRODUCT DESCRIPTION CONTACT SITE AMENITY SCHEDULE QTY. BENCH 4 LANDSCAPE FORMS PARALLEL 42 BENCH 67" STRAIGHT UNIT - POWDERCOAT COLOR TBD BIKE RACKS BIKE RACK.COM (520)-322-9626 4 BIKE RIB 2.0 - THE ORIGINAL INVERTED U BIKE RACK BLACK POWDER COAT -90% GLOSS MARCUS ROWELL LANDSCAPE FORMS (269)-337-1321 www.landscapeforms.com *** SITE AMENITIES ARE SUBJECT TO CHANGE FOR AN APPROVED SUBSTITUTION. TRASH RECEPTACLE TOURNESOL SITEWORKS: WILSHIRE TRASH BASE WITH LID. 22" SQ. X 34.5"H. COLOR TBD 1 TOURNESOL.COM (800)-542-2282 OUTDOOR TABLE AND CHAIRS LANDSCAPE FORMS 48" ROUND OUTDOOR TABLE, MODEL TBD 3 MARCUS ROWELL LANDSCAPE FORMS (269)-337-1321 www.landscapeforms.com PERMEABLE PAVER PLAZA TECHO-BLOC PERMEABLE PAVERS MODEL: BLU 80 SMOOTH, COLOR: CHAMPLAIN GREY COLOR; LARGE FORMAT IN 3 SIZES. SEE SPEC ON SHEET L0.1 AND L5.0 FOR TYP. INSTALLATION DETAILS, FINAL PATTERN TBD ≈ 1,260 FT² TECHO-BLOC INC. (877)-832-4625 info@techo-bloc.com www.techo-bloc.com MEDIUM ROCK BARK 765 SF 3" DEPTH GROUNDCOVER MATERIALS SYMBOL SEED/SOD MIXES COMMON NAME (BOTANICAL NAME) LBS/ACRE QUANTITY RECOMMENDED NATIVE/UPLAND SEED BLEND SLENDER WHEATGRASS (AGROPYRON TRACHYCAULUM) "SODAR" STREAMBANK WHEATGRASS (AGROPYRON RIPARIUM) CANADA WILDRYE (ELYMUS CANADENSIS) SHEEP FESCUE (FESTUCA OVINA) WESTERN WHEATGRASS (AGROPYRON SMITHII) 4.0 5.0 4.0 1.0 4.0 2,000 SF SEED SCHEDULE SYMBOL/MATERIAL QUANTITY NOTES Landscape Planting Plan 0 5 10 20 L 3.0 N 1 L3.0 1"=10'-0" Landscape Planting Plan design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\emm 240 e mendenhall\autocad- current mod revisions nov. 2019\01_sheets\l000_em 240 e mendenhall_landscape.dwg East Mendenhall Mixed Use Bozeman, Montana NAB TMS 03/26/19 COB SP1 05/01/19 Site Plan RC1 06/25/19 Site Plan RC2 07/31/19 Site Plan RC3 10/01/19 Site Plan MOD 12/10/19 5 Revision 5 5 516 29 23 24 24 24 25 25 27 27 28 26 7 RESIDENTIAL GARAGE PARKING (10 SPACES) COMMERCIAL SPACE FIRE RISER ROOM ENTRY LOBBY AND LOUNGE EXISTING STRUCTURE BOZEMAN CREEK(CENTER LINE) STREET PARKING (6 SPACES) SEE CIVIL GARAGE ACCESS 2 30 30 32 32 31 6 35' WATERCOURSE SETBACK MAPPED EFFECTIVE 100 YEAR FLOODPLAIN DELINEATION WATER COURSE EDGE 35' WATERCOURSE SETBACK 5' 5' 5' 5' NON-DISTURBANCE ZONE 5' NON-DISTURBANCE ZONE 5' NON-DISTURBANCE ZONE 33 32 SITE-SPECIFIC EFFECTIVE 100 YEAR FLOODPLAIN DELINEATION 4 EXISTING ASPHALT PARKING LOT S00DEG.48'16"W 151.07' 10 1 KEYNOTES 2 3 4 5 6 7 8 9 10 11 12 13 14 15 WATERCOURSE SETBACK MAPPED EFFECTIVE 100 YEAR FLOODPLAIN DELINEATION LANDSCAPE BENCHES, SEE AMENITY SCHEDULE BIKE RACKS (TYP.) SEE AMENITY SCHEDULE CONCRETE PLAZA MEDIUM ROCK BARK MULCH CONCRETE SIDEWALK DRAINAGE FACILITY SYSTEM, SEE CIVIL SNOW STORAGE PROPERTY DIMENSIONS (TYP.) ALLEY VISION TRIANGLE NATURAL STEEL EDGING APPROX. 180 LF NATIVE SEEDING, SEE SEED SCHEDULE EXISTING GRADES (1' INTERVALS) PROPOSED GRADES, SEE CIVIL FOR FULL GRADING PLAN UTILITY CONNECTIONS 16 17 18 19 20 21 PERENNIAL AND ORNAMENTAL GRASS PLANTINGS SEE PLANT SCHEDULE STREET LIGHT POWER LINE CANTILEVERED WOOD DECK WITH HANDRAIL, TO BE MIN. 1' ABOVE BASE FLOOD ELEVATION (BFE: ELEV. 4806.1'), NO DISTURBANCE OF BFE REQUIRED, SEE L5.0: DETAIL 10 OUTDOOR TABLES AND CHAIRS, SEE AMENITY SCHEDULE 22 TRASH RECEPTACLE, SEE AMENITY SCHEDULE 23 TRANSFORMER, TYP., SEE ARCH. 24 STREET LIGHTING, TYP. TO MATCH MENDENHALL STREET PLAN PERMEABLE PAVER PLAZA, TECHO-BLOC BLU 80 PAVERS, CHAMPLAIN GREY, SEE SITE AMENITY TABLE AND SPEC SHEET ON L0.1 & SHEET L5.0, DETAIL 11 FOR TYP. INSTALLATION DETAIL 25 DRY STACK BOULDER SEAT WALL 18" ABOVE PAVERS, STEP WITH GRADE, SEE L5.0: DETAIL 8, TYP. 26 8" BOARD FORM CONCRETE RETAINING WALL AND STAIRCASE FINISH TBD 27 TREE GRATE, TYP. SEE L5.0 DETAIL 9 28 TRENCH DRAIN, SEE CIVIL 29 EXISTING RETAINING WALL TO REMAIN 30 EXISTING BRIDGE WITH HANDRAIL TO REMAIN 31 1' WIDE BY 1' DEEP CONCRETE BANDING TO MATCH SIDEWALK FINISH 32 FIRST 9'-12' OF WATERCOURSE BUFFER TO REMAIN UNDISTURBED 33 5' NON-DISTURBANCE ZONE, TO REMAIN IN NATURAL STATE,TO BE OVER SEEDED WITH NATIVE SEED IF NECESSARY PROJECT DATA- EAST MENDEHALL MIXED USE 240 E. MENDENHALL BOZEMAN MT 59715 PROJECT OWNER HOOKS RANCH, LLC 45 SHEFFIELD PLACE SOUTHINGTON, CT 06849-1364 (203) 228-0088 ENGINEER TD&H ENGINEERING 234 EAST BABCOCK, SUITE 3 BOZEMAN, MT 59715 (406) 586 - 0277 ARCHITECT INTRINSIK ARCHITECTURE 111 N TRACY AVE. BOZEMAN, MT 59715 (406) 582 - 8988 LANDSCAPE ARCHITECT DESIGN 5, LLC TROY SCHERER 37 EAST MAIN ST, SUITE 10 BOZEMAN, MT 59715 (406) 587 - 4873 SITE DATA LEGAL DESCRIPTION: BOZEMAN ORIGINAL PLAT, S07, T02 S, R06 E, BLOCK D, PARCEL A PLAT C-1-H SHEET INDEX L0.0- LANDSCAPE SITE PLAN L0.1- NOTES AND LEGENDS L0.2- TREE PROTECTION AND DEMO PLAN L3.0- LANDSCAPE PLANTING PLAN L5.0- LANDSCAPE DETAILS SHEET L6.0- IRRIGATION WATER USE AND METHODS POINTS PROVIDED LANDSCAPE POINTS - EAST MENDENHALL MIXED USE 13 REQUIRED LANDSCAPE POINTS- (B3) YARD DISTANCE COLUMN A COLUMN B 5 EAST 151' 3 LARGE NON-CANOPY TREES REQUIRED 12 DECIDUOUS SHRUBS 6 EVERGREEN SHRUBS QUANTITY PROVIDED: 3 LARGE NON-CANOPY TREES PROVIDED 22 DECIDUOUS SHRUBS PROVIDED 6 EVERGREEN SHRUBS PROVIDED 16 1 POINT AWARDED FOR EXISTING TREES OVER 6" CALIPER TO REMAIN, SEE TREE DEMO AND PROTECTION PLAN 5 5 POINTS AWARDED FOR THE INSTALLATION OF DROUGHT TOLERANT SPECIES FOR GREATER THAN 75% OF THE NUMBER OF TREES AND SHRUBS 26 TOTAL LANDSCAPE POINTS PROVIDED STREET FRONTAGE LANDSCAPING EAST MENDENHALL STREET FRONTAGE= 140.41' REQUIRED: 1 LARGE CANOPY TREE FOR EVERY 50 FEET OF STREET FRONTAGE (2 TREES REQUIRED) PROVIDED: 2 LARGE CANOPY TREES PROVIDED *DESIGN BASED ON "MENDENHALL STREETSCAPE IMPROVEMENTS" PLAN DATED 3/31/17 BY TD&H ENGINEERING. SNOW STORAGE 275 SF OF DESIGNATED SNOW STORAGE PROVIDED Landscape Site Plan 0 5 10 20 L 0.0 N 1 L0.0 1"=10'-0" Landscape Site Plan design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\emm 240 e mendenhall\autocad- current mod revisions nov. 2019\01_sheets\l000_em 240 e mendenhall_landscape.dwg East Mendenhall Mixed Use Bozeman, Montana NAB TMS 03/26/19 COB SP1 05/01/19 Site Plan RC1 06/25/19 Site Plan RC2 07/31/19 Site Plan RC3 10/01/19 Site Plan MOD 12/10/19 5 Revision 5 5 5 5 5 REVISION 5 LANDSCAPE CHANGES: - CANTILEVERED DECK MODIFIED TO NOT EXTEND OVER EXISTING FLOOD PLAIN LINES, PER CITY OF BOZEMAN COMMENTS. SEE SHEET L5.0 DETAIL 10 FOR ADDITIONAL INFORMATION. - TREE PROTECTION FENCE ADDED TO PLANS AND SMALL CALIPER TREES TO BE REMOVED IDENTIFIED IN DECK AREA, SEE SHEET L0.2. - PERMEABLE PAVER SPECIFICATION AND TYPICAL INSTALLATION DETAILS ADDED, SEE SHEET L0.0 KEYNOTE #20, SHEET L0.1 SITE AMENITY TABLE AND INSTALLATION DETAIL ON SHEET L5.0 DETAIL 11 5 515 134' - 2" T.O. PLATE (L4) 143' - 0 3/4" LEVEL 5 144' - 2" LEVEL 6 154' - 2" F T.O. PLATE (L6) 163' - 0 3/4" ROOF 164' - 2" GARAGE ENTRY 104' - 1 1/2" *NOTE: TAKTL HIGH PERFORMANCE CONCRETE PAINELS TO BE VARIEGATED IN COLOR, SEE A340 FOR COLOR AND PATTERN CHARCOAL EIFS WITH CONTROL JOINTS AT STOREFRONT EDGES STEEL RAILING METAL PANEL SIDING, VERTICAL ORIENTATION BRICK, RUNNING BOND LAYUP 11' - 6 3/8" 7' - 0" 14' - 6" 7' - 0" 11' - 7" METAL FRAMES, FASTENED TO SIDING *NOTE: TAKTL HIGH PERFORMANCE CONCRETE PAINELS TO BE VARIEGATED IN COLOR, SEE A340 FOR COLOR AND PATTERN ALUMINUM CLAD WINDOWS & DOOR sheet project code address revisions © 2019 INTRINSIK DRAWINGS FOR PLANNING REVIEW ONLY 111 North Tracy Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Revit User Files\EMM_19.07.25_Central_l_ward.rvt A301 EMM EAST MENDENHALL MIXED USE ELEVATIONS 240 EAST MENDENHALL STREET MOD 1/8" = 1'-0" 2019-10-01 A301 2 WEST ELEVATION A301 1/8" = 1'-0" 1 SOUTH ELEVATION No. Description Date 1 RC Submittal #1 05-02-2019 2 RC Submittal #2 06-25-2019 4 RC Submittal #4 09-13-2019 514 LEVEL 3 124' - 2" T.O. PLATE (L3) 133' - 0 3/4" LEVEL 4 134' - 2" T.O. PLATE (L4) 143' - 0 3/4" LEVEL 5 144' - 2" LEVEL 6 154' - 2" T.O. PLATE (L6) 163' - 0 3/4" ROOF 164' - 2" WEATHER PROTECTION AWNING, CEDAR T&G SOFFIT GARAGE ENTRY 104' - 1 1/2" METAL PANEL SIDING, VERTICAL ORIENTATION CHARCOAL EIFS WITH CONTROL JOINTS AT STOREFRONT EDGES BRICK, RUNNING BOND LAYUP VARIEGATED TAKTL HIGH PERFORMANCE CONCRETE PANELS STEEL RAILING ALUMINUM CLAD WINDOWS & DOOR UTILITY METERS, TO BE SCREENED BY LANDSCAPING TRASH / RECYCLING WALL MOUNTED LIGHT FIXTURE STEEL C-CHANNEL 7' - 7 1/2" 21' - 8 17/32" 4' - 11 3/4" 3' - 5" 2' - 2 11/16" PRIMARY FACADE TRANSPARENCY LEVEL ONE TOTAL FACADE AREA: 1,066 SF TRANSPARENT AREA: 530 SF TRANSPARENCY PERCENTAGE = 50% PRIMARY FACADE TRANSPARENCY PERCENTAGE BETWEEN 30"- 10'-0": TOTAL FACADE AREA: 635 SF TRANSPARENT AREA: 396 SF REQUIRED FACADE TRANSPARENCY: MIN. 60% TRANSPARENCY PERCENTAGE = 62% 30" - 10' AWNING SECONDARY FACADE TRANSPARENCY LEVEL ONE TOTAL FACADE AREA: 1,618 SF TRANSPARENT AREA: 475 SF TRANSPARENCY PERCENTAGE = 29% SECONDARY FACADE TRANSPARENCY PERCENTAGE BETWEEN 30"- 10'-0": TOTAL FACADE AREA: 1,012 SF TRANSPARENT AREA: 409 SF REQUIRED FACADE TRANSPARENCY: MIN. 40% TRANSPARENCY PERCENTAGE = 40% LEVEL 1 13' - 0" 30" - 10' AWNING sheet project code address revisions © 2019 INTRINSIK DRAWINGS FOR PLANNING REVIEW ONLY 111 North Tracy Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Revit User Files\EMM_19.07.25_Central_l_ward.rvt A300 EMM EAST MENDENHALL MIXED USE ELEVATIONS 240 EAST MENDENHALL STREET MOD 2019-10-01 A300 1/8" = 1'-0" 1 NORTH ELEVATION A300 1/8" = 1'-0" 3 EAST ELEVATION A300 1" = 20'-0" 2 NORTH ELEVATION TRANSPARENCY A300 1" = 20'-0" 4 EAST ELEVATION TRANSPARENCY No. Description Date 1 RC Submittal #1 05-02-2019 2 RC Submittal #2 06-25-2019 3 RC Submittal #3 07-31-2019 4 RC Submittal #4 09-13-2019 513 W W W W W W W W W W W W W W W W W W W G G G E E G G G G G G G G G G C C C C C C C E E W W X X X X X X X X X X X X X X X X X X X X X X X E E E E E E E E E E E X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X LINE TYPE LEGEND PROPERTY LINE SETBACK LINE FENCE COMMUNICATION LINE WATER LINE FIRE SERVICE LINE GAS LINE ELECTRICAL LINE SEWER LINE STORM DRAIN EASEMENT LINE COMMERCIAL SHELL SPACE STAIR 1 COMMERCIAL PRIMARYENTRY OFFICE & RESIDENT ENTRY RESIDENT VEHICLE INGRESS OUTLINE OF AWNING ABOVE BOZEMAN CREEK MENDENHALL STREET RECORD WIDTH 60' EXISTING ALLEY (RECORD WIDTH 20') 24' - 0" 24' - 0" 24' - 0" 24' - 0" 24' - 0" 24' - 0" ON-STREET PARKING (6 SPACES) WATERCOURSE SETBACK STOREFRONT GLAZING PROPERTY LINE 88.00' PROPERTY LINE 151.07' PROPERTY LINE 140.41' PROPERTY LINE 63.52' PROPERTY LINE 52'-1" PROPERTY LINE 87.64' B-3 ZONING EXISTING ASPHALT GAS METER EXISTING STORM DRAIN EXISTING WALL WITH METAL RAILING EXISTING WALL WITH METAL RAILING EXISTING RETAINING WALL TO REMAIN EXISTING STORM DRAIN B-3 ZONING TELEPHONE RISER EXISTING POWER POLE EXISTING POWER POLE EXISTING POWER POLE TELEPHONE RISER VALVE WATER B-3 ZONING S S EXISTING STRUCTURE 1' - 9" 1' - 1 5/16" 20' - 0" 36' - 0" 9' - 0" 16' - 0" 1' - 0" 9' - 0" 9' - 0" 3 4 5 6 7 8 9 10 1' - 9 1/16" 50' - 8" 51' - 2" 2 1 8.07% [No Slope] ENTRY LOBBY & LOUNGE V GAS AND ELECTRICAL METERS 1' - 0" EXISTING WATER MAIN EXISTING SEWER LINE EXISTING OH POWER LINES PROPOSED FIRE AND WATER SERVICE LINES EXISTING OH POWER LINE EXISTING STORM DRAIN EXISTING GAS MAIN EXISTING EDGE OF STREET PAVING ELEV. MECH. NEW TRANSFORMER TYP. 5' - 0" VAN ACCESSIBLE PARKING STALL LENGTH (TYP.) 20' - 0" NEW LIGHT POLE TO MATCH DOWNTOWN STANDARD (TYP) NEW TREE W/ TREE GRATE (TYP) SNOW STORAGE 58 SQ. FT. SNOW STORAGE 158 SQ. FT. EXISTING STRUCTURE EXISTING ASPHALT B-3 ZONING EXISTING WOOD FENCE OFFICE & RESIDENT ENTRY OUTLINE OF AWNING ABOVE (TYP.) CONCRETE SCORING (TYP.) FIRE RISER ROOM GARAGE PARKING ELEV. ELEV. EXISTING FENCE VISION TRIANGE EXISTING TREES TO REMAIN EXISTING TREES TO REMAIN 10 PARKING SPACES BOZEMAN CREEK WATERCOURSE EDGE MAPPED EFFECTIVE 100-YR FLOODPLAIN DELINEATION EXISTING STORM DRAIN LINES ROOF DRAIN PIPE, SEE CIVIL FOR ADD'L INFO 17' - 7" 30' - 2" 20' - 0" 9' - 0" 9' - 0" 9' - 0" 9' - 0" 9' - 0" 9' - 0" 22' - 2" LAY DOWN CURB RESIDENT VEHICLE EGRESS DRIVE AISLE 24' - 0" BIKE RACKS FIRE HYDRANT, SEE CIVIL FOR ADD'L INFO 6 YD DUMPSTER 1' - 0" SITE-SPECIFIC EFFECTIVE 100-YR FLOODPLAIN DELINEATION BUILDING CANTILEVER ABOVE SNOW STORAGE 56 SQ. FT. STORM DETENTION STRUCTURE BUILDING CANTILEVER ABOVE 4' - 0" TREE PROTECTION FENCE TREE PROTECTION FENCE SEE LANDSCAPE PLANS FOR WOODEN DECK 5 5 SIDEWALK WIDTH 12' UTILITY EASEMENT 10' - 0" 5 5 5 SYMBOL LEGEND ACCESSIBLE PARKING SPACE SIGN VAN ACCESSIBLE PARKING SPACE SIGN STREET SIGN - SEE CIVIL COMPACT PARKING SPACE SIGN A V C S MENDENHALL STREET 22' - 1" 31' - 2" STOREFRONT BLOCK FRONTAGE 84' - 7" 5' - 0" RETAIL SPACE DEPTH 20' - 0" COMMERCIAL SHELL SPACE RESIDENTIAL LOBBY STOREFRONT TRANSPARENCY WEATHER PROTECTION AWNING ABOVE (TYP) WEATHER PROTECTION CALCULATION: TOTAL FACADE LENGTH: 84'-7" TOTAL PROTECTED FACADE LENGTH: 53'-3" REQUIRED PROTECTED FACADE: 60% TOTAL PERCENT PROTECTED FACADE: 63% SIDEWALK 12' GARAGE PARKING 3 4 5 6 7 8 9 10 2 1 VAN ACCESSIBLE BUILDING CANTILEVER ABOVE BUILDING CANTILEVER ABOVE EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED PROPOSED NEW TREES PROPOSED NEW SHRUBS PLANTING LEGEND sheet project code address revisions © 2019 INTRINSIK DRAWINGS FOR PLANNING REVIEW ONLY 111 North Tracy Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Revit User Files\EMM_19.07.25_Central_l_ward.rvt A101 EMM EAST MENDENHALL MIXED USE SITE PLAN 240 EAST MENDENHALL STREET MOD 1" = 10'-0" 2019-10-01 A101 1 SITE PLAN N NORTH A101 3/64" = 1'-0" 2 BLOCK FRONTAGE DIAGRAM N NORTH No. Description Date 1 RC Submittal #1 05-02-2019 2 RC Submittal #2 06-25-2019 3 RC Submittal #3 07-31-2019 5 Mod Set RC Submittal #1 12-10-2019 512