HomeMy WebLinkAboutStaff Report Denial Response 12-10-2019
December 10, 2019
Sarah Rosenberg, Associate Planner
City of Bozeman Department of Planning and Community Development
P.O. Box 1230
Bozeman, MT 59771-1230
Re: The Aviator Building Site Plan Application – Response to Final Staff Report of Previous
Application
COB#: 19004 (Previous Application)
MMI#: 3638.009
Dear Sarah:
This letter is to provide written responses to the comments stated in the Final and Signed (July
16, 2019) Staff Report dated July 9, 2019 that did not meet code. The design of the building
has since been modified to meet the code sections specified in the Staff Report while
maintaining our client’s vision for the building. Our response is shown bold below each
associated comment.
STAFF REPORT COMMENTS AND OUR RESPONSES:
1. (4) Conformance with Plan Review for applicable permit types as specified in article 2
Section 38.230 – A.3.f Impact on the Community
The building has been redesigned to better integrate into the surrounding
development. The architectural features of the building, blend materials and forms
that are common to the Bozeman Gateway PUD and further reinforce the
building’s design within the Gateway PUD context. The Aviator building is both
cohesive and unique to Bozeman making it the ideal gateway building into the
Bozeman city limits.
The selected materials were chosen due to their aesthetics attributes, their ability
to perform in our climate, and their relatively competitive life cycle costs. The
building has been revised to eliminate excessive articulation as well as provide
more simple lines characteristic to the other existing buildings within the
Bozeman Gateway. We feel like the redesigned architectural features are sleek
and do not produce a cluttered or busy appearance.
2. (4) Conformance with Plan Review for applicable permit types as specified in article 2
Section 38.230 – B.3 Mass and Scale
We believe the redesign of the building and the northern patios are more inviting
than the original design. Like the rest of the Bozeman Gateway PUD, the Aviator
Building strives to promote a high level of pedestrian access. The connectivity to
the existing north pathway as well as the inviting communal fire pit and public
seating areas promote pedestrian friendliness. The function of the building as a
high access, multi-tenant building fits with the overall community aspect present
in all the Bozeman Gateway buildings. The freeform architectural features assist
in the human scale of the building and provide creative articulation of
architectural design and building entries. Clear and welcoming entries are
achieved on all facades of the building through articulation of material and
figure/ground relationships.
3. (4) Conformance with Plan Review for applicable permit types as specified in article 2
Section 38.230 – B.4 Architectural Vocabulary
The architectural style of the revised building complements the next progression
of design within the Bozeman Gateway PUD with its incorporation of traditional
elements as well as contemporary design. The building’s original freeform
architectural features and entryways have been revised to further reflect
Bozeman’s regional architecture as well as to create a more inviting atmosphere
for pedestrians.
4. (7a-c.) Conformance with the project design provisions of Article 5, Compatibility, Design
and Arrangement – 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.
The redesign of the building, and the northern patios along with building materials
chosen provides compatibility with the immediate environment and adjacent
neighborhoods. As stated before this building is the next step in providing public
interest and movement for the Bozeman Gateway PUD and Bozeman.
5. (7a-c.) Conformance with the project design provisions of Article 5, Compatibility, Design
and Arrangement - 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
38.520.010
The north façade’s large freeform architectural features have been removed to
better integrate the building with the common open space and public right of way.
The northern patios have been redesigned to allow pedestrians to see through the
railing system and provide more inviting public space. The landscaping has been
modified to better integrate the building into the common open space along
Huffine Lane.
6. (7a-c.) Conformance with the project design provisions of Article 5, Compatibility, Design
and Arrangement – Relationship to adjacent properties 38.520.030
The revised architectural features are reflective of the next iteration of design
within the PUD which integrate seamlessly with the site and overall Bozeman
Gateway Community. The use of similar building materials seen on other
buildings located in the Bozeman Gateway and the revisions to the freeform
features better relate to the adjacent buildings and developments.
7. (7a-c.) Conformance with the project design provisions of Article 5, Compatibility, Design
and Arrangement – Building Design Standards 38.530
Clear and welcoming entries are achieved on all facades of the revised building
through articulation of material and figure/ground relationships. Determined
signage for individual tenants will also identify entrances and provide direction for
users. Revised elevations have been provided in this site plan Application to
further illustrate entrances that define the building as a multi-tenant building.
8. (7f.) Conformance with the project design provisions of Article 5, Lighting 38.570 –
Building-mounted lighting (cutoff and temperature)
Building lighting was reviewed per Section 38.570.040.G.7. Lighting revisions were
made to meet City cutoff standards. Foot candle illumination elevations are
provided.
If you should have any questions regarding these comments, revisions and corrections for the
Aviator Building Site Plan Application don’t hesitate to contact me.
Sincerely,
______________________________
James A. Ullman, PE
Project Engineer
cc: Ted Mitchell, Mitchell Development Group
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