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HomeMy WebLinkAboutNarrative 5-21-20ARMORY HOTEL 24 WEST MENDENHALL Page | 1 MOD Roof Screen Narrative May 19, 2020 The following is a response to the Conditional Approval of Armory Hotel Modification to Approved Plan , Application No 19410, May 4, 2020 Phase 1 Condition of Approval 1. Applicant must submit a new plan to screen the rooftop mechanical equipment located on the second and third floor rooftop of the Armory to comply with requirements of section 38.21.050.F BMC (2013). Specifically, applicant's new plan must provide full screening of the sides of the rooftop mechanical equipment and a proposal to address the visual impacts of the top of the equipment to shield it from view of adjacent properties and the public way. The applicant's plan will be subject to a 15 day public comment period, after which the Director of the Community Development Division must issue a decision on the proposed plan to screen the second and third floor rooftop mechanical equipment. Excerpt from Conditional Approval Letter, March 4, 2020; The City's Unified Development Code (the "code") require concealment of the equipment. Because this building is located in the Neighborhood Conservation Overlay District (NCOD), the provisions of section 38.16 of the 2013 Bozeman Municipal Code control. The applicable standard from the NCOD code states, "When considering the appropriateness and compatibility of proposed alterations with original design features and with neighboring structures and properties, focus shall be given to the concealment of non-period appurtenances, such as mechanical equipment." See section 38.16.050.B.8 BMC(2013). Other sections also address rooftop mechanical equipment. Section 38.21.050.F.1, in relevant part, states: "Rooftop mechanical equipment should be screened. Screening should be incorporated into the roof form when possible. ..." 38.21.050.F.1 BMC (2013). The mechanical equipment is not currently concealed as required by code. The mechanical equipment is visible from neighboring structures and properties as well as by travelers on Mendenhall Street. In the public comments we received, several people who live in neighboring buildings commented on the view of the mechanical equipment from their homes. The project is proposing the following modifications to meet the above condition approval by the following: 3rd Level Roof Screens: - A fiber cement board will be placed over the face of the existing screen, making the screens opaque and preventing any view of mechanical equipment from the public way. - Panels will extend above and below the current metal screening, expanding the extent that rooftop equipment is concealed from view from neighboring structures and properties. - The material color selected is a similar and a complementing color to that of the concrete of the armory. - The panels are detailed to incorporate reveals at each vertical post and have a specific fastening pattern to add to the level of detail of the roof screens. - Vinyl artistic wraps are proposed to cover the tops and sides of equipment that may be seen from neighboring structures and properties which are not at ground level. Artistic treatments will alter the visual impacts of mechanical equipment, transforming them into renderings of flowers and natural scenes. Note: Any view of the wrapped equipment by adjacent properties is restricted to only the upper two floors of the residential units directly across the street from the armory (5 West building). Rendering provided utilizes actual view from a 5th floor residential unit at the 5 West building. ARMORY HOTEL 24 WEST MENDENHALL Page | 2 2nd Level Roof Screens: - A fiber cement board will be placed over the face of the existing screens, making the screens opaque and preventing any view of mechanical equipment. - With fiber cement board overlaying existing screens, existing posts will remain exposed. - The height of the fiber cement board panels will extend beyond the current height and to the top of the existing posts, further screening mechanical equipment beyond the existing screening. . - Fastener layout will be deliberate to add a level of detail to the screens. - Vinyl artistic wrap will be added to the top of RTU 2 which is located on the far north end of the 2nd level roof.