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HomeMy WebLinkAboutExpanded Narrative 11-11-19 - Copy City of Bozeman 11 November 2019 Planning Department RE: Gallatin Center PUD – Lots 5, 6 & 7 Concept Review Application 18493, narrative and applicant responses. Narrative Proposed is a full service car wash facility offering state of the art efficient wash tunnel, vacuum and detailing facilities. Initial Concept Review Application was prepared by Intrinsik Architecture in November 2018. Through the Concept Review Application process, a Conceptual Site Plan was agreed upon with the City, owner and architects, Intrinsik Architecture. Stefan Associates was hired in April 2019 to complete the next application, a Site Plan Application. Site Use and Access: The project encompasses undeveloped lots 5,6 & 7 in Gallatin Center PUD. The lots are zoned B-2. The proposed use, Automatic & Full Service Car Wash, is permitted uses. The proposed car wash facility will be located on lots 5&6. Lot 7 will remain undeveloped. A lot aggregation of lots 5 & 6 is required, creating lot 5A. The aggregation application, Exemption from Subdivision Review and plat are included in the Site Plan Application. The plat will be filed upon receiving signatures from governing bodies. Previous development of lot 4 (formerly Johnnie Carino’s) provided a shared use entry easement for lots 4-7 in a previous subdivision application, off of Burke, that was never filed. That easement has been created and filed, providing access for lots 4-7. Physical Description Lot 5A has 5 property lines. Feasible site access is limited to Burke St. A shared access easement exists on the East common property line between lots 4 and 5A. The Northeast property line abuts Valley Center Road and has a 10’ trail requirement and 50’ Public Greenway Corridor easement. The Northwest property line abuts Catron Street paralleling Catron Creek and an 80’ Public Open Space easement. The West side has a common property line with lot 7. The site is relatively flat with a minimal slope from Southeast to North toward the creek. Several large deciduous trees line the ditch. A wetland delineation survey has been provided. Wetlands exist within the required watercourse setback along Catron Creek. Utilities/Sewer/Water By C&H Grading/Storm Water By C&H Site Organization Vehicle Car wash facilities are inherently vehicle centric developments. Primary site access is from a vehicle. Efficient car wash facilities operate with a loop vehicle circulation. The site plan locates vehicle access off Burke, looping around the site perimeter counter clockwise to the car wash tunnel, returning to the Burke access drive to egress the site. Full service detailing, parking and vacuum services are located in the center of the site. From the center of the site you are provided an option to egress the site or return to the loop to the car wash tunnel. The loop circulation provides a continuous flow of vehicles, minimizing idling. Pedestrian The site contains a shortest distance line between hotels north & west of the site and retail south of the site. Anticipated (observed) through-site pedestrian/bike will occur as a short-cut along a N-S line. A required accessible internal walk has been provided from the Catron-Valley Center intersection toward the Burke access. This conc. walk also provides connectivity from Valley Center to Max Ave. paralleling Catron St. located within the 80’ public open space setback on the south side of Catron Creek. Frontages Unique site features (Public Greenway and Public Open Space Setbacks, five property lines, three Block Frontages and car wash functions) result in five deviations to Block Frontage requirements. Valley Center Road Frontage: Gateway with Park/Trail Setbacks: 25’ required, 63’ proposed. Additional setback: 50’ Public Greenway Departures: 1. 40% max. parking on side and rear building. Circulation loop on front elevation proposed. Mitigation: The 50’ Public Greenway setback allows for increased landscaping and planting. Proposed are significate increase in plant screening and berming to screen the loop drive. Per City code, a 50% reduction of required transparency is allowed if an adjacent frontage meets transparency requirements. Adjacent Cantron St. frontage exceeds min. transparency requirements. Catron Street Frontage: Mixed-Landscape Setbacks: 10’ Req., 105’ proposed. Additional setbacks: 80’ Public Open Space, 35’ Waterfront. Departure: 1. 40% max. parking on side and rear building. Circulation loop on front elevation proposed. Mitigation: The 80’ Public Open Space setback and irrigation ditch conflict with a visible, direct entry. Proposed is an accessible landscape trail along Catron Creek leading to a crossing at the circulation loop then to the Detail Building entry, covered outdoor seating area and pocket park. The trail, park and entry are landscaped and planted. A 4’ high continuous plant screen is provided along the South side of the irrigation ditch (paralleling Catron St.). 2 Burke Street Frontage: Mixed-Landscape Setbacks: 10’ req., 77’ proposed. Additional setbacks: 25’ Utility & Sidewalk. Departures: 1. 25% Transparency req. No transparency provided. 2. 40% max. parking on side and rear building. Circulation loop on front elevation proposed. 3. No overhead door allowed. Proposed is the Car Wash Building vehicle egress facing Burke Street. Mitigation: A 4’ high continuous plant screen and berming provided along Burke Street. The internal site walkway is located at Buke Street. Additional departure mitigation considerations: When several frontages exist (3-Burke, Catron, Valley Center) one entrance may be allowed. One entrance is provided on the Catron frontage. Transparency requirements exist for each frontage. When one frontage meets transparency requirements (Catron St. aggregation) a 50% reduction of transparency is allowed. Proposed Valley Center frontage transparency is 22% of wall surface, 30% is required. Buildings The design intent was to organize the site as a barnyard of familiar agricultural structures, breaking down and separating the functions into agricultural related forms. By separating the forms (vs one large structure), building mass is reduced and those masses are then arranged to define the barnyard enclosure. The buildings are further defined by roof extensions and canopies that add interest as you move around the site. The photos below are examples of how simple agrarian forms can be manipulated to create elegant and refined expressions. (Windemere-Jetty Museum) 3 The proposed buildings are all slab on grade, pre-engineered galvanized steel frames, wrapped in pre- finished insulated metal wall and roof panels. Veneer stone, stained wood siding, aluminum framed clear glazed windows and doors, pre-finished insulated O.H. doors and polycarbonate panels are used to meet frontage requirements. Trash Building Driving along the internal loop, the first building encountered is the Trash/Compressor Structure. Trash doors are heavy timber panels in a heavy duty steel frame. The building base has veneer stone to 10’ AFF. Punched windows and louvers break up the max, 150 sf flat surfaces. ISP’s are used above the stone with poly carbonate panels in the signage area. Roofs are all pre-finished standing seam. Detail Building The next building is the Detail Building. It is a simple machine shed form with two roof extensions. One extension covers a public exterior space adjacent to a packet park and the other covers the ATM que area. The Detail building functions contained is three detail stalls and a hand washing stall, storage, public toilets, customer waiting area and management offices. 3 ATMs are under the covered area. The 4 building envelope is wall ISPs and ISP roofing. Stained wood siding, aluminum framed clear glazed windows and doors, pre-finished insulated O.H. doors break up the max. allowed, 150 sf flat surfaces. The West building face has large aluminum framed clear glazing and a 3’ building overhang. The South face has a 15’ roof overhang providing an outdoor waiting/sitting area adjacent to the internal walk and pocket park. Both the West and East elevations have gabled flat surfaces exceeding 150 sf. The design intent is reinforced by the simple unadorned gable faces, application of varied surfaces or fenestration within the gable face confuses the design intent. Maintenance Building Driving along the loop, the next building encountered is the Maintenance Building. This building contains vacuum equipment and site maintenance equipment. The building base has veneer stone to 10’ AFF. Punched windows and louvers break up the max, 150 sf flat surfaces. ISP’s are used above the stone with poly carbonate panels in the signage area. Roofs are all pre-finished standing seam. Wash Building The final building is an automatic wash tunnel and 16 covered vacuum stalls. The building also contains an operations office, kitchenette, mechanical, storage and exterior covered vacuum stalls. The building’s envelope surfaces are wall ISPs and ISP roofing with stone veneer, aluminum framed clear glazed windows and doors, polycarbonate panels and pre-finished insulated O.H. doors. The lot 7 common property line will have 4-6 large laser cut mural art panels mounted to the ISP wall surface. The artist has yet to be determined. The Northwest face provides a covered walk as part of the internal site walkway. Both the West and East elevations have gabled flat surfaces exceeding 150 sf. The design intent is reinforced by the simple unadorned gable faces, application of varied surfaces or fenestration within the gable face confuses the design intent. Wash System Features The facility provides two sand oil separators and water recirculating systems that reuse 85% of water used to wash vehicles. This is the highest commercially available water recirculation system available. Soaps and detergents used are reclaimed, conditioned and reused. Insulated overhead doors are used to conserve energy as well as mitigate sound transmission. Exterior heated slabs are provided to minimize dangerous drive surface ice build-up. Landscaping Planting has been used to enhance the existing 50’ Public Greenway and 80’ Stream Corridor & Open Space, screening for requested Block Frontage deviations, enhancement of a pocket park and landscape requirement fulfillment. Hardy drought tolerant plants have been used along with irrigation as required to insure plant survivability. 3’-4’ tall berms with planting have been used as continuous screening along Valley Center and Burke Street. Catron boulevard trees have been removed per City request. Parking Required parking are 1 stall per employee (the car wash facility will have a max. of 5 employees per shift), 2 stacking stall per self-service washing stall (1). Total parking required is 8 stalls, 10 are provided. 5 Lighting Parking and vehicle loop circulation lighting are provided by 12’ pole mtd. LED cut-off fixtures. Additional recessed and surface mounted down lights are used on the Detail Building serving bays, exterior covered areas, Wash Building O.H. doors and covered vacuum stalls. No additional accent lighting is provided. Submitted by, Stefan Associates Tim Stefan For Lyon Investments, Inc. Appendix: DRC Concept Review Responses DRC Site Plan Review Comments & Responses Engineering Review Comments & Responses Concept Review Responses: Planning Division 1. See Application submittals, CCOA & NCOD not applicable. 2. See above and following. 3. a & b see enclosed drawings A1-A3 4. Enclosed 5. Enclosed see L1 Engineering Division 1. Site consists of lot 5&6. a. See C2.1 Utilities Plan b. See C2.1 Utilities Plan c. See Wetland Delineation Report 2. See Storm Water Report & Calculations 3. See C2.2 & Storm Water Report 4. See C2.2 and easement agreement 5. Maximum capacity of the Wash facility is 120 cars per hour occurring at off-peak hours (M-F after 5 and S/S). 6. See C1.0 & C2.0 Overall Site Plan 7. See C2.1 & C3/1, 2 separators provided. 8. See C1.0 Overall Site Plan 9. “ 10. “ 11. Documents enclosed 12. See C2.1 Utilities Plan 13. Document enclosed. 14. See C2.1 Utilities Plan Solid Waste 1. See A2 & A3 enclosed. 2. “ General Comments 1. Understood. 2. See enclosed document