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HomeMy WebLinkAbout04 Project and Departure Narrative 03122021Page 1 of 8 04 Project & Departure Narrative March 12, 2021 Community First Griffin Place Site Plan Application The Human Resource Development Council (HRDC) is a non-profit community action agency that exists to instill hope, develop resources, design solutions, and change lives in our community. HRDC envisions “a place where poverty has no impact because opportunity and quality of life are equally afforded to everyone.” Current facilities that house several critical community programs are undersized and inadequate and the many negative economic and housing impacts of COVID-19 will unfortunately last beyond the distribution of a vaccine. The project presented in this site plan application, Community First Griffin Place (CFGP), is a vital step toward improving access to critical resources for our families, friends and neighbors. This project needs to be evaluated as an essential service similar to services like city water, sewer, police and fire; HRDC views the City of Bozeman as a partner in this endeavor. Community First Griffin Place is planned to house a plethora of HRDC’s programs inside two buildings. The Food Resource Center, referred to as the North Building in this application, will house the Gallatin Valley Food Bank, the Fork and Spoon, additional HRDC offices and programs, and a commercial kitchen to support programs like KidsPack, Summer Lunch, and Senior Groceries. The Year-Round Emergency Shelter and Resource Hub, referred to as the South Building, has a resource hub on the first floor and 170 emergency shelter beds on the second floor, including a family suite. The Resource Hub will provide a home for HRDC and its partner organizations to offer critical services to those experiencing homelessness including medical check-ups, housing navigators, counseling and addiction services, classes, showers, laundry, and other community support. The services provided on this stie will act as a resiliency center for our community and will help more people from crisis to stability. Page 2 of 8 Site Narrative Site Design: Community First Griffin Place (CFGP) is a 5.24-acre property south of Griffin Drive and east of the railroad. The property is zoned M-1 (Light Manufacturing). This site plan application proposes two buildings, internal vehicular circulation, pedestrian circulation, parking, and several landscaped areas, plazas, courtyards, and open spaces. The North Building (Food Resource Center) addresses Griffin Drive, while the South Building (Year-Round Shelter and Resource Hub), is intentionally more insulated in the central portion of the site and does not directly front a city street. The primary organizing feature of Community First Griffin Place is a central pedestrian corridor that parallels the primary vehicular access lane. The pedestrian corridor connects the bus stop at the north end of the site on Griffin Drive to the two buildings, parking and open spaces. Pavement patterning, plant material themes, site amenities, lighting, and signage will work cohesively to promote easy wayfinding along this corridor. Secondary circulation within the parking lots will have related landscape themes and materials to aid in directing staff and clients to the appropriate facilities. A secondary vehicular route will access the donation drop- off site, loading area, fleet and staff parking and trash enclosures. These areas will feature more basic paving patterns and simple landscaping to screen and soften the service areas. During the informal review, Community Development clarified that the property has “No Frontage” which defaults to “Other” which defaults to “Mixed” which allows for “Landscaped” block frontage designation along Griffin Drive and that no other frontage requirements were required for other sides of the site. There is an existing overhead powerline in the boulevard strip between the sidewalk and back of curb which requires the use of small ornamental trees with a 25’ on-center spacing in lieu of more typical street trees. All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants, use of appropriately sized landscape plant material, street frontage landscaping, parking lot landscaping, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. While the North Building is exempt from open space requirements (based on its M-1 zoning), the south building is required to provide a minimum of 37 square feet per person. This requirement will be met by the landscaped areas south of the South Building as detailed on Sheets A1.2 and L306. Page 3 of 8 Trauma Informed Design: Trauma-informed design principles promote health, safety, and welfare and were incorporated in every element of the building and site design. These design principles have shaped the site design, circulation paths, as well as the orientation and location of both buildings within the site. The flow of customers has been carefully considered. Open lines of sight, clear wayfinding and distinct paths of travel create a safe site. Main entries are clearly identified and connect to the primary north south pedestrian corridor. Over-sized circulation and open space help to avoid the sense of overcrowding and scarcity. The customers of the Year-Round Emergency Shelter and Resource Hub may especially be in crisis situations that warrant the need for more privacy and security. This building is located on the southern half of the site, which is more private in nature. Customer spaces inside the building face the south and open to two safe outdoor spaces for guests. Phasing & Concurrent Construction: Two phases are noted on the site plan that generally correspond to each building. HRDC is closely coordinating with the City and the City’s engineer regarding upcoming improvements to Griffin Drive. Please see Section 06 in the Documents folder for a detailed response to Section 38.270.030, the proposed project schedule and a detailed construction sequencing plan. If approved, the required additional paperwork will be submitted. Parking: In summary, 136 spaces are required and 136 spaces are provided for this project. Preliminary parking calculations are included on A0.1 “Cover Sheet” of the Drawing Set. Note that one parking reduction (10%) is proposed in exchange for a covered bus stop on Griffin Drive. The parking is proposed to be broken into several smaller lots rather than one large lot. All parking lots provide logical pedestrian circulation connecting to the primary north-south pedestrian corridor fronting both buildings. The north parking lot will primarily serve clients and staff of the North Building. The south parking lot will primarily serve clients and staff of the South building. Staff for both facilities will share the central parking lot between the two buildings. Additionally, there are six spaces located near the loading area for HRDC fleet vehicles. Eight accessible parking spaces are proposed to be evenly distributed throughout the lots. Parking calculations are provided on A0.1 “Cover Sheet.” Bicycle Parking: The project anticipates a higher than average need for bicycle parking and plans to provide more than the required bike parking at appropriate areas dispersed throughout the site. Bicycle parking calculations are provided on A0.1 “Cover Sheet.” Page 4 of 8 Lighting: Site and building lighting will be provided in accordance with city code requirements at parking lots, open spaces, and along pedestrian walkways creating safe access to and from each building. Please see the ES Sheets in the Drawing folder for details. Sanitation: A central trash enclosure area is proposed to serve both buildings. The enclosure is located southeast of the North Building with access along the East-West Service Drive, between the two buildings. This will allow convenient access for both buildings. The orientation of the enclosure will accommodate trash service vehicles. The enclosure will include standard trash dumpster(s), recycling bins, and compost bins. The enclosure will comply with Bozeman UDC requirements and standards. Please see Sheet A101 in the Drawings folder. Building Narratives Both buildings will comply with the 2018 International Building Code and the 2010 newly amended 1991 ADA Standards for Accessibility Design. The buildings will be designed to meet the International Code Council's International Energy Conservation Code, 2018 Edition, referred to as the International Energy Conservation Code, as implemented by the State of Montana Department of Labor & Industry, or ASHRAE Standard 90.1-2010. A level of coordination is intended to create cohesion between the two buildings with regards to exterior building materials and finishes. Specific details for each building are noted below. North Building (Food Resource Center) The North Building consists of a new 38,242 square foot, two story mixed-use building intended to serve a variety of commercial uses, which includes the new home for the Gallatin Valley Food Bank, a new location for the HRDC’s Fork & Spoon restaurant, and additional HRDC office space. The design of the building will respond to the overall project site and complement the new Year-round Emergency Shelter and Resource Hub building sharing the site to its south. The building design will also take its cues from the surrounding industrial context while reflecting its various uses. The Fork & Spoon will activate the northwest corner of building and engage with Griffin Drive, while the Food Bank warehouse and store shape the overall form of the building on its east and south aspects, respectively. The building is sized to accommodate the growing need of the greater Gallatin Valley community for many years to come, while providing the flexibility to respond to new needs as they arise. Proposed Uses: The building will be flexibly designed to accommodate a variety of uses. There will be an entrance on the west façade of the building to facilitate wayfinding both from the pedestrian corridor and the various parking areas dispersed throughout the site. An additional entrance will front on Griffin Drive and provide access to the second level as well as to the Fork & Spoon restaurant. The building includes the following primary program areas: Page 5 of 8 Ground Floor Spaces: · Main Entry Stair (serving Level 1 and Level 2) · Secondary Entry Stair (serving Level 1, and Level 2) · Reception/Client Services · Waiting Areas · Interview Rooms · Store · Fork & Spoon Restaurant · Commercial Kitchen and Food Processing · Warehouse · Receiving · Sorting · Mechanical, Riser, Data/Comm Rooms · Restrooms Level 2 Spaces: · Reception/Client Services · Mixed Staff Offices and Meeting Space · Community Room · Learning Space · Rooftop Garden & Terrace · Restrooms Building Design: The design of the North Building responds to its purpose and is consistent with Section 38.530.030. Rooted in the context of Griffin Drive and the industrial nature of the area, shapes the resulting design of the North Building. Part warehouse, part mixed use building, the design utilizes regionally appropriate materials and architecture to compose a pragmatic and utilitarian design aesthetic. Building Massing & Articulation: The building is large given its inherent use, yet the overall design of the building employs strategies to break down its size to an appropriate scale and add visual interest which meets the intent of Section 38.530.040. Changes in material siding, weather protection features, structural expression, and building modulation come together to effectively reinforce a human-scaled building design. Building Materials: As mentioned previously the North Building design aesthetic is taken from its context both, readily adjacent and the large western community as well. In collaboration with the South Building design, the exterior materials were chosen to complement each respective design while also combining to form a consistent and cohesive, campus like effect. Similar to the South Building, the primary siding material of the North Building is to be corrugated metal siding in a Galvalume finish. The corrugated profile of the material not only reduces the overall reflective nature of the material, but also evokes the agriculture heritage of food storage buildings as well as surrounding industrial uses. Perforated corrugated siding will be utilized in areas on the warehouse to provide additional visual interest: breaking up large wall Page 6 of 8 expanses by providing transparency while otherwise appearing seamless with the adjacent siding to reinforce a singular formal aesthetic. Transparent polycarbonate panels are proposed as a secondary siding material. This material is chosen for its ability to create a dynamic relationship between the interior and the exterior of the building; providing transparency and lightness to contrast with the opaque corrugated skin elsewhere. Naturally weathered steel is proposed as an accent material to reinforce the separation of main building massing and to emphasize the main building entry. This material was chosen for its contrast in both color and texture from the primary and secondary materials and are consistency with nearby projects. South Building (Year-round Emergency Shelter & Resource Hub) The South Building consists of a new 28,600 square foot, two-story commercial building intended to serve as an emergency shelter with accessory and complementary uses. The design will address Section 38.360.135 Transitional and Emergency Housing and will incorporate cohesion with the design of the North Building and the overall site. The building form and design will consider and respond to the industrial character of the surrounding area while immediately responding to the function of the proposed uses. As a budget-driven alternate, the design may include two south-facing exterior courtyard areas, using the building as a backdrop. The southwest courtyard space will be fully enclosed serving as an accessible and secure exterior space for overnight clients, while the southeast courtyard will be partially enclosed serving as a covered bicycle parking area. The design of these two courtyards is illustrated on Sheet A1.4 - Site Details. A primary goal of the design is to allow for flexibility of use over the life of the building by considering structural grids, fenestration, and vertical circulation. The building orientation responds to solar exposure, adjacent exterior open spaces, pedestrian circulation, and the overall site. Proposed Uses: The building is designed to accommodate numerous uses and allow for flexibility. The building’s main entry faces south, oriented to be recognizable and welcoming from the main pedestrian corridor, with an adjacent exterior plaza area. This entrance will primarily serve clients using the shelter. The secondary entrance will serve clients using the resource center and staff and is located on the southeast side of the building adjacent to the parking lot. In addition to entry plazas at each entrance, the building design proposes to incorporate two exterior spaces adjacent and accessible directly from the interior of the building. Pending further construction pricing, the enclosing of these spaces may be eliminated from the immediate design and designated as potential future additions. The building includes the following primary program areas: Ground Floor Spaces: · Main Entry Stair (serving Level 1 and Level 2) · Secondary Entry Stair (serving Level 1 and Level 2) · Toilet and Shower Rooms · Custodial Rooms · Reception and Intake area Page 7 of 8 · Client Storage Rooms · Client Laundry Room · Staff Offices · Client Dining & Commons Area · Client Kitchen and Pantry · Donation Storage · Meeting Rooms, Conference Room, and Classroom · Private Meeting Rooms for Clients · Small Exam Suite: Exam room, storage, and toilet room · Mechanical Room at Level 1, and Mechanical Mezzanine Space · (2) Elevators & Elevator Equipment Rooms · Building Storage, Mechanical, Electrical, Riser, Data/Comm Rooms Level 2 Spaces: · Common & Lounge area(s) · Multi-User Toilet and Shower Rooms o Single-User Toilet/Shower Rooms o Staff Office Area o Staff Laundry Area · Client Locker Storage · Sleeping (Bunk) Rooms (vary in size) · Family Bedrooms / area · Family Suite Kitchenette & Laundry · Kennel Room · Custodial / Storage · Exterior Smoking Terraces Building Design: The intent of the South Building’s design responds to the building design intent as described in Section 38.530.030. The design reflects regionally appropriate architecture based on human scale, materiality, and sustainable design measures, all while responding to the micro context of its site along Griffin Drive, and the greater Bozeman area. The simplicity paired with functionality of this building create a high level of design and efficiency. The design is far from generic or corporate and promotes future adaptation by implementing a flexible structural grid, a footprint that takes full advantage of solar orientation, and a number of transitional spaces that promote connection between interior and exterior spaces. Building Massing & Articulation: While the comprehensive design of the building implements strong, yet simple design strategies to create a unique, subtle, and visually appealing form – the design also meets the intent of Section 38.530.040, B., needing only one articulation feature as described in Exception B (M-1 District). Fenestration, entries, and weather protection features around the building address the intent of this section. Maximum Façade Width (Section 38.530.040.E) is applicable to the building’s north and south elevations, which are approximately 210 feet long. The south elevation includes several strategies to address this design requirement including recessed areas at the ground floor Page 8 of 8 level and recessed alcoves at Level 2 serving as exterior terraces, screened with a perforated corrugated material. There is also a recessed wall above level 2 that serves as a sustainable solar wall preheating ventilation air. The combination of all these features at the south elevation address the intent of this section. The north elevation is adjacent to the service drive between the two buildings and may not be subject to the maximum façade width design criteria. If, however the north elevation is subject to these design criteria, see the following departure narrative describing how the north elevation’s proposed design meets the intent of this section by alternative design methods. Building Materials: The South Building design proposes corrugated metal siding as its primary exterior material. The finish will be galvalume. The corrugated profile of the material reduces the overall reflective nature of the material. This material finish was carefully chosen due to its vernacular richness, authenticity, and for the way it interacts with natural light. A secondary material, corrugated and perforated aluminum panels, will complement the primary material while providing subtle contrast and transparency at key locations. This material will have an aluminum mill finish which will naturally patina over time, becoming less reflective. The natural patina process is intentional, and addresses concerns regarding highly reflective finishes. The exterior windows will have a clear anodized aluminum storefront frame, emphasizing the contrast between the glazing material itself and the frame/exterior metal siding materials. Departure Narrative (if needed): Building Massing & Articulation: Maximum Façade Width (Section 38.530.040.E) The South Building is proposing one departure related to Maximum Façade Width, specific to the building’s north elevation. The north elevation is 210 feet long; however, it has no block frontage designation and faces an internal service drive. The internal program and Trauma- Informed Design warrants more privacy at this elevation. The proposed design of this elevation creates alternative means of interest by incorporating a composition of small windows at both levels which provides a pattern inherent to the structural grid, allowing for natural daylighting into spaces that do not necessitate large areas of glazing. This is balanced by limited large windows serving internal spaces that benefit from more transparency and connections with the exterior. Vertical modulation would not benefit the regular structural grid, nor the layout/function of the interior spaces. The design intent of the building also strives to create a cohesive uniform design through form and materiality, minimizing the overall number of exterior materials. Change in materiality is limited at only a few locations specific to function, and not merely for aesthetic appearance. The result is a more honest design much like the surrounding vernacular of the region. The design, through a variety of alternative approaches addresses the primary intent of the Building Massing and Articulation code requirements by instituting a high level of site-specific design responses rather than generic design changes in modulation and materiality at each elevation.