Loading...
HomeMy WebLinkAbout21117 A Community First SITE PLAN staff rpt.docx Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 1 of 27 Application No. 21117-A Type Site Plan for two buildings, North and South, for the 5.24-acre Site located at 202 to 206 E. Griffin Drive in the M-1, Light Manufacturing District. Project Name Community First Griffin Place North Building for a “Food Resource Center” and a South Building for a “Resource Hub” providing various services to people experiencing homelessness or needing housing assistance. Summary The project is for a site plan for two buildings within a single-lot with associated parking, landscaping and open space. The 2-story North Building would provide Light Industrial, small-scale Retail, Personal and Convenience Services, and Administrative office land uses such as a food bank, commercial kitchen, restaurant and food store. The Applicant calls the North Building a “Food Resource Center” (see Attachment 1 for the Applicant’s detailed description of the project). Each of these proposed uses are deemed principal permitted uses in the M-1, Light Manufacturing District except for the food store which is deemed an accessory Retail use to the food service activities in the North Building. The 2-story South Building would support services to persons experiencing homelessness in various spaces within the building. A second story facility for overnight accommodations and support services for persons experiencing homelessness would require approval of a separate Special Use Permit (SUP) application for the proposed Transitional and Emergency Housing, per BMC 38.360.140 (Application No. 21117-B). The proposed SUP application is being evaluated separately by staff and the Director would make a decision on the SUP application in a separate action. This staff evaluation is for the site plan for the two buildings and their associated parking, open space and landscaping. The light industrial and accessory office and personal service uses are principal permitted uses in the M-1 District. The retail grocery store is an accessory use to the Applicant’s food service principal use and is also being evaluated herein. Zoning M-1 Growth Policy Industrial Parcel Size 5.24-acres Overlay District(s) None Street Address 202 and 206 East Griffin Drive Legal Description Tract 38 of the NE Annex (J-20) located in the NW ¼ of Sec. 6, T2 S, R6 E of the P.M.M., City of Bozeman, Gallatin County, Montana Owner Human Resource Development Council District IX (HRDC); 32 S. Tracy Avenue, Bozeman, MT 59715 Attention: Ms. Tracy Menuez, tmenuez@thehrdc.org Applicant Same Representative Kelly Olinger of Hennebery Eddy Architects, kolinger@henneberyeddy.com Ms. Susan Riggs; GroundPrint, sriggs@groundprint.com Staff Planner Susana Montana Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 7/16 to 7/31/2021 7/16/2021 Mailed 7/16/2021 7/18 & 7/25/2021 DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 2 of 27 Advisory Boards Board Dates Recommendation DRC April 21, 2021 The site plan application is deemed adequate, conforms to standards, and is sufficient for approval with noted conditions and code provisions. DRB July 28, 2021 Unanimously (5-0) recommended approval of the site plan and the requested South Building 210-feet length departure. Additional landscaping on the east side of the property as an amenity for the Site’s clients and as a visual screen for east side neighbors was recommended. Recommendation The site plan for the North and South Buildings and the parking, landscaping and open spaces conforms to standards and are sufficient for approval with conditions and code provisions as noted below. The request for a design Departure for the 210-feet-long South Building’s north facade, noted below, is also justified for approval. Decision Authority Director Martin Matsen Date Existing Conditions: The Site is a 5.24-acre industrially-zoned lot in the Northeast area of the City. The Site was formerly occupied by a house and outbuildings. The house has been removed and any remaining outbuildings would be removed for the proposed new development, as would mature trees on the Site. The Site is accessed from East Griffin Drive via N. 7th Avenue. There is a traffic signal at the intersection of N. 7th Avenue and E. Griffin Drive. E. Griffin Dr. is an “urban thoroughfare” under the jurisdiction of the Montana Department of Transportation (MDT). The area surrounding the Site is industrial in character with warehouses, numerous vehicle repair shops and similar light industrial businesses. There is a small older mobile home park located northeast of the Site. The City’s Community Plan Future Land Use Plan Map designates this area as “Industrial” which seeks dynamic mixed uses including manufacturing, technology industries, research and development activities, office uses and supportive uses to provide employment and services to the community. Unresolved Issues: None Full application and file of record: Community Development Department, 21 E. Olive St., Bozeman, MT 59715 Public Information Portal: hNps://www.bozeman.net/government/planning/using-the-planning-map 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 Plans, accessory use of the Retail activity and the South Building design Departure request which are the subject of this staff evaluation was DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A 9/9/2021 Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 3 of 27 provided to members of the public and owners of property in the vicinity. The Applicant proposed to the City construction of 2- story building to house a food bank, restaurant, grocery store and food preparation facilities for the Applicant’s off-site food service programs in the northern portion of the Site (see Attachment 1 for the Applicant’s full description of the proposed development). The Applicant also proposed construction of a 2-story building located in the southern portion of the Site to house programs serving persons experiencing homelessness. This evaluation addresses the proposed Site Plan for the North and South Buildings, parking, landscaping and open space development of the Site, addressing plan review criteria of Section 38.230.100 and the standards of the BMC. This evaluation also addresses the Applicant’s request for a design Departure for the South Building to allow a 210-foot length building where 150-feet is the maximum length allowed per BMC 38.530.04..E. A small grocery store retail space of less than 5,000 gross space feet would be provided as an accessory use to the Applicant’s food service principal uses, per Table 38.310.040-A. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and Departure applications and offer comments were provided the opportunity to do so. A petition protesting the Special Use Permit (SUP) Emergency Housing program proposed for the South Building was received and will be addressed in the separate staff report evaluating the SUP application (Project No. 21117-B). 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 and requested design Departure applications comply with the requirements of the BMC if certain conditions are imposed as described below. Therefore, being fully advised of all matters having come before him regarding this application, the Director makes the following decision. C) The site plan for the North and South buildings and their associated parking, landscaping and open spaces 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 BMC. The evidence contained in the submittal materials, advisory body review, public comment, and this report, justifies the conditions imposed on this development to ensure that the SUP complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC and, therefore, is approved. The Site Plan for the Community First Griffin Place development, including the North Building and the South Building, meet the criteria of Section 38.230.100 and, with the conditions and code provisions noted below, complies with all applicable regulations and criteria of the BMC and, therefore, is approved. The requested design Departure to allow the greater building length for the South Building meets the criteria for granting such a Departure and, therefore, is approved. On this _____ day of September 2021, Martin Matsen, Director of Community Development, approved, with conditions and code provisions the Community First Griffin Place Site Plan for the North and South Buildings, with a design Departure, for and on behalf of the City of Bozeman as authorized by Sec. 38.200.100.B of the 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 below, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT 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 way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 4 of 27 2. Prior to issuance of a building permit, all applicable utility easements for the property shall be recorded. CODE PROVISIONS 3. Per BMC 38.100.080 and 38.200.110, the proposed project shall be completed as approved and conditioned in the approved Site Plan. Any modifications to the submittal and approved application materials shall invalidate the project's legitimacy, unless the Applicant submits the proposed modifications for review and approval by the Director of the Community Development Department and this approval is granted prior to undertaking said modifications. The only exception to this law is repair. Figure 1: Location map DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 5 of 27 Figure 2: Vicinity Map. Figure 3: Current Zoning Map M-2 M-1 DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 6 of 27 Figure 4: Site Plan DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 7 of 27 Figure 5: Landscape Plan DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 8 of 27 Figure 6: Building elevation renderings DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 9 of 27 Figure 7: North elevation of the South Building with the alternate building articulation design for the Departure Request shown in red seeking to allow 210-feet instead of 150-feet building length. ANALYSIS AND FINDINGS Analysis and resulting recommendations are 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 site plan review for the proposed Community First Griffin Place development and its mixed uses and service programs with the exception of the Emergency Housing program which is the subject of a separate staff evaluation, Project No. 21117-B. Site Plan Review, Section 38.230.100. In considering applications for plan approval under this title, the Director of Community Development shall consider the code provisions noted in the following Table. 1. Conformance to and consistency with the City’s adopted growth policy 38.100.040.B Meets Code? Growth Policy Land Use Industrial Yes Zoning M-1, Light Manufacturing District Yes DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 10 of 27 Comments: The proposed Site Plan meets the applicable provisions of Bozeman Municipal Code (BMC) Sections 38. 230.100, with the conditions of approval and Code provisions recommended by staff and described on pages 3 and 4 of this report. The Site lies within the City’s municipal service area and is designated an Industrial land use by the Bozeman Community Plan’s Future Land Use Map, a designation that allows the current M-1 zoning. The undeveloped site lying within the industrial zone is deemed a key “in-fill” site for industrial and service uses, particularly those with greater traffic or intensities that would not be appropriate in residential or commercial neighborhoods. The proposed mixed use, in-fill development of this Site would positively address goals of the Growth Policy/Bozeman Community Plan. It would create a cluster or a “campus” of related light manufacturing, warehouse and service uses for the Applicant to provide to its clientele and would efficiently provide public services and facilities in an area that is accessible to project clientele. The proposed project positively addresses the following Growth Policy/Community Plan goals and policies: Theme 1: A Resilient City—Goals, Objectives and Actions Goal R.1.2: Be resourceful: recognize alternative ways to use resources. Goal R-1.7: Be flexible: willingness and ability to adopt alternative strategies in response to changing circumstances. Goal R.2.4: Social Equity: Provide solutions that are inclusive with consideration to populations that are often most fragile and vulnerable to sudden impacts. Theme 2: A City of Neighborhoods—Goals, Objectives and Actions Goals N-1: Support well-planned, walkable neighborhoods. N-1.9 Ensure multimodal connections between adjacent developments. Theme 3 A City Bolstered by Downtown and Complementary Districts Goal DCD-1.1 Support urban development within the City. DCD-1.5 Identify underutilized sites for possible redevelopment. Theme 5—A City that Prioritizes Accessibility and Mobility Choices Goal M-1: Ensure multimodal accessibility M-1.1 Prioritize mixed use land patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. M-1.4 Develop safe, connected, and complementary transportation networks for pedestrians, bicyclists, and users of other personal mobility devices (e-bikes, electric scooters, powered wheelchairs, etc.). M-1.8 Establish standards and procedures for placement of bus shelters in City rights-of-way. The proposed project would provide light manufacturing food services for consumption on-site and for transfer to other locations in the City. The project would provide a warehouse for the Applicant’s food service activities and for a community-wide food bank. Personal Services for persons experiencing homelessness would be provided in both the North and South Buildings; these service uses are deemed an Accessory use in the M-1 District. No conflicts between the proposed mixture of uses and relevant Community Plan Growth Policies have been identified. Rather, with the conditions of approval proposed by staff, the development (buildings and programs) would positively address the Community Plan goals and policies listed above. In particular, the provision of a sheltered transit stop along E. Griffin Drive positively addresses the density, multimodal, neighborhood character, in-fill development and mixed use goals and objectives of the Plan. 2. Conformance to this chapter, including the cessation of any current violations 38.200.160 Meets Code? Current Violations None known NA DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 11 of 27 Comments: The circa-1921 single-family dwelling legal nonconforming use on the property has been removed. The proposed development does not violate any provisions of the Bozeman Municipal Code (BMC). 3. Conformance with all other applicable laws, ordinances, and regulations 38.100.080 Meets Code? Conflicts None with the recommended conditions of approval and Code provision. Yes, with conditions and Code provision. Comments: A non-profit housing and social service organization (Applicant) owns the subject property and would own, develop and manage the emergency shelter program and associated social services for its clients. The Applicant is advised by the recommended Condition 1 that any 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. The Applicant must submit a final site plan that addresses all code provisions, with the exception of an approved Departure for the length of the South Building, and must submit a building permit application meeting all applicable Building and Fire Code requirements and all zoning standards for each of the buildings. The Building Division of the Department of Community Development and the Fire Department would review the submittal against applicable requirements of the International Building Code and Fire Code for compliance at the time of building permit application. 4. Conformance with site plan review as specified in Article 2, Section 38.230 and conformance with Special Use review criteria as specified in Sections 38.230 and 38.360. Meets Code? The Site Plan criteria of Section 38.230.100 were used to evaluate the proposed site plan for this development along with public comment received. See Attachment 1 for the Applicant’s Narrative for Site Plan criteria compliance. Yes, with conditions and Code provision. Comments: The proposed “campus” development has been evaluated against applicable BMC Code provisions regarding proper development, operation, maintenance and management of the development and support services program and staff opines that the development meets these standards with assurance by the proposed Conditions and Code Provision. 5. Conformance with zoning provisions of Article 3, Section 38.320.050. Meets Code? Permitted uses 38.310.040.B. M-1 District permitted uses Yes Form and intensity standards 38.320 and 38.510 for the M-1 zone Yes with Director approval of the Departure request to allow the South building to be 210- feet in length. DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 12 of 27 Zoning M-1 Setbacks (feet) Required / Proposed Parking / Loading Yes Front 10’ / 20’ Landscape Block Frontage (BF) 20’ to parking spaces Rear 3’ / ~250’ - Side 3’ / 3’ East, 44’ West - Alley access NA NA Comments: This evaluation focuses on the site plan design of the two buildings: The North Building would house the light industrial food service activities and accessory food store and administrative offices and the South Building would house various services for persons experiencing homelessness. This evaluation assesses the design, layout and livability of the two buildings and its “campus” setting. The subject portion of E. Griffin Dr. and the Site have not been designated a Block Frontage (BF) type. BMC 38.510.030.H states that block frontages in the industrial zones are subject to the standards for “Other” Block Frontage streets. The landscaped setback between the sidewalk and the building must be at least 10-feet in depth and this setback is encouraged to meet the landscaping standards of Section 38.550. The proposed landscape plan meets this standard by proposing a 20-foot landscaped setback between the North Building and the E. Griffin Dr. property line. The South Building, as an interior building, does not require a front setback or BF designation. Per the Other Block Frontage standards of BMC 38.510.030.G, the North Building must have an entrance visible and directly accessible from E. Griffin Dr. and at least 10% of the ground floor street-facing façade of the North Building must have windows located between 4- and 8-feet above the sidewalk. These standards are met by the proposed design. Other BF requirements for weather protection, landscaping and sidewalk width are met by the North Building design. Proposed on-site parking, landscaping and open space for clients, volunteers and staff meet applicable BMC standards. The Design Review Board (DRB), at their July 28, 2021 review of the site plan, recommended approval of the site plan and South building 210-feet length Departure and suggested that the Applicant install more dense vegetative landscaping along the east side boundary of the Site, particularly adjacent to the South Building, to provide an attractive amenity for its clients and to provide a more attractive and effective vegetative screen between the Site and its eastern neighbors. A final site plan may include such enhanced landscaping. Nonetheless, the current landscape plan meets BMC landscape standards. It is noted that the Special Use Permit application has a condition of approval that requires the Applicant to install a 6-foot tall opaque fence along the Site’s eastern property line prior to occupancy of the proposed emergency housing program in the South building. If that SUP and that condition is approved by the Director, this site plan would feature that opaque fencing along the east side of the Site. Relationship to adjacent property’ standards 38.520.030.C regarding light and air access and privacy and angled setback plane requirements for accessory structures per 38.360.030. Yes Applicable zone specific or overlay standards 38.330-340 NA Building Height Requirements 38.320.010-.060 DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 13 of 27 Lot coverage 100% allowed per 38.320.050. 32% provided. Yes Height 45-ft. allowed South Bldg=43’9” North Bldg=30’ Yes Comments: Both the North and South buildings are setback from the east property line to assure privacy, light and air to the warehouses to the east. The South building, the closest to the east property line, is approximately 25- feet distant. The buildings remain within the maximum height limit. The detached accessory structure, the trash enclosure, is set back from the east property line and is landscaped on its east elevation to enhance its appearance to the neighbors to the east. A food chiller structure next to the South building’s east façade is provided a screen fence. The west side of the Site is abuts active railroad tracks. General land use standards and requirements 38.350 Meets Code? Comments: The proposed uses meet the M-1 zone permitted and accessory uses. There is an application for an Emergency Shelter Special Use Permit which is the subject of a separate staff evaluation and the Director will make a determination on that application in a separate document, Project No. 21117-B. Site Plan complies with conditions and Code provision. Applicable supplemental use criteria NA for site plan Comments: The two buildings, with the Departure request approval and conditions and C ode provision met, would meet BMC standards. Wireless facilities 38.37t0 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: This proposed facility would be owned, operated and maintained by a non-profit housing and social service organization, the Human Resources Development Council (HRDC), District IX of Gallatin County. The conditions and code provision recommended by staff would assure that the development of the two buildings and their “campus” setting meets BMC standards. 6a(1) Conformance with the Community Design provisions of Article 4: Transportation facilities and access, Section 38.400 Meets Code? Street vision –sight visibility triangle shown on plans. Complies Yes Secondary access Yes Traffic Impact Study / LOS NA Transportation grid adequate to serve site Yes Yes Comments: A traffic summary was required in lieu of a Traffic Impact Study. This summary was provided to the City. Vehicular ingress and egress to the property would be provided from East Griffin Drive which is classified as a “minor arterial” street. The main vehicular entrance would be from the mid-point of the Site with a 36’ wide ingress/egress access lane. A 30’ secondary ingress/egress for service vehicles would be provided at the northeast end of the Site. These access points meet City standards. Street dedication NA Complies? Yes Drive access locations and widths 36’ for 2-way access Number of drive accesses 2 street access Yes Street easements NA DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 14 of 27 Special Improvement Districts No Yes Comments: The Site would be accessed from E. Griffin Drive which is being improved to City and MDT standards prior to occupancy of the Site. Parking requirements of 38.540 Required parking for non-residential 107 Complies? Yes Required vehicle parking for the emergency housing program per Table 38.540.050-1 requires 0.25 parking space per person of approved capacity: 0.25 X 170 beds= 42 spaces 42 both required and provided Reductions for non-residential parking per 38.540.050.A.2.c (3): 10% reduction for proximity to a sheltered transit stop= 10 space reduction 107-10=97 Reductions for the residential parking per 38.540.050.A: 10% reduction for proximity to a sheltered transit stop=4 spaces 42-4=38 Total Required Parking: 97+ 38=135 135 Provided parking off street 135 On street parking None Bicycle parking required per 38.540.050.A.4 13 Yes Bicycle parking provided 76 Yes 6a(2). Conformance with the community design provisions of Article 4: Transportation facilities and access per 38.400 Meets Code? 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 Two from E. Griffin Dr. Yes Pedestrian access location(s) Sidewalks to and through the Site provided Yes Street vision triangles shown on Sheets A1.1 and L10 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 Yes Curb ramps Yes Pedestrian lighting Yes Comments: It is anticipated that many clients of the proposed program would arrive and depart by foot, bicycle or transit. Some clientele and most, if not all, program employees would be expected to arrive by private vehicle. On- site parking is provided for 135 vehicles. Although the parking lot is shared by both building users, 38 spaces would be available for South Building clients and visitors and 97 would be provided for the North Building clients, visitors and employees. Bike parking is available for 76 bicycles located in clusters throughout the Site. A sheltered transit stop is proposed for the Site’s E. Griffin Drive frontage. A sidewalk exists along the E. Griffin Drive frontage of the lot and would be improved by the City. Adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent development and the general community Yes DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 15 of 27 Access easements NA Dedication of right-of-way (ROW) or easements necessary for pedestrian, shared use pathway and similar transportation facilities NA Comments: The Site is connected to the City sidewalk along E. Griffin Drive which, in turn, connects to N. 7th Avenue and I-90. This portion of E. Griffin Dr. is being improved by the City with funds from the MDT and the City. Due to these improvements to E. Griffin Dr. street trees are not able to be planted within a Boulevard green strip due to the location of both overhead and underground utilities thereon. The Applicant proposes to plant trees and shrubs on-site along the E. Griffin Dr. frontage. 6a(3) Loading and Unloading areas Meets Code? Loading and unloading area requirements 38.540.080 Yes Loading and unloading One Yes First Berth (min. 70 feet in length, 12 feet in width and 14 feet in height) Yes Additional Berths (min. 45 feet length) NA NA Comments: One off-street loading berth is provided for this use at the North Building’s east facade. 6b Community Design and Elements provisions 38.410 Meets Code? Lot and block standards 38.410.040 NA Rights-of-way for pedestrians alternative block delineation NA Comments: The Site is a single, pre-existing lot. Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Municipal infrastructure requirements Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, Natural gas, communications) Yes CIL of water rights Yes Comments: The site plan and building permit applications for the development would provide for all necessary water and sanitary sewer, and power utility easements. Site Surface Drainage and stormwater control 38.410.080 Yes Location, design and capacity Yes Landscaping per 38.410.080.H (stormwater pond landscaping) Yes Comments: The site plan design provides for adequate stormwater management and landscaping to address these requirements. Grading 38.410.080 Yes Maximum 1:4 slope requirements met Yes Comments: The site plan elements positively address these requirements. 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 DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 16 of 27 Parkland Cash-in-lieu for maximum known density--Not to exceed 27 persons/acre (ac.). Exempt per 38.420.020 Cash donation in-lieu(CIL) NA Improvements in-lieu NA Comments: Per Section 38.420.020, commercial uses are exempt from the provision of parkland. 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, one nation of buildings on the site and visual integration. Yes Block Frontage Standards 38.510 Yes Building Design 38.530 Yes with Director approval of a Departure for the South Building length (See Figure 7 above and Attachment 2 below) Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: The design “character” of the two proposed buildings are reminiscent of the adjacent light industrial warehouses and service buildings. The site plan meets required setbacks and landscaping standards of the Landscape Block Frontage type. 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, complies. 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 vicinity offers a mix of light industrial and residential uses and structures. 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, complies. Site Planning and Design Elements 38.520 Complies Comments: The Applicant has a particular design principle and program which is reflected in the building configurations, architecture, Site circulation and South Building open space and floor plan layouts. Staff determines that this proposed Trauma-Informed Design is in harmony with adjacent built and natural environments. DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 17 of 27 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 38.220.100i Yes. Mandatory landscaping 38.550.050 Yes Yard Yes Additional screening A tree-lined landscape buffer would be provided on-site along the E. Griffin Dr. frontage due to underground and overhead utilities within the street ROW. Parking lot screening Yes Interior parking lot landscape Yes Off-street loading spaces screening Yes Street frontage E. Griffin Dr. is being re- designed and improved by City & MDT. Site has an “Other” Block Frontage with a 20’ landscape setback. Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Trees for residential adjacency NA Performance points NA NA City rights-of-way and parks Yes Tree plantings for boulevard ROW, drought-resistant seed Due to proximity of overhead and underground utilities along E. Griffin Dr. frontage, trees cannot be planted within the ROW (see comments below) Public ROW boulevard strips NA Irrigation and maintenance provisions for ROW NA State ROW landscaping NA Additional issues NA NA Fencing and walls NA NA DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 18 of 27 7g. Conformance with the project design provisions of Article 5, Signage 38.560 Meets Code? Allowed (sq. ft) /building NA To be decided when a sign permit is submitted. Proposed (sq. ft) TBD Comments: Signage is not proposed at this time. A separate building permit must be submitted for signage. 8a-c. Conformance with environmental and open space objectives in Articles 4- 6 Meets Code? Enhancement of natural environment: NA Grading NA On-site retention/detention Yes Comments: One on-site retention pond is proposed at the northeast corner of the Site. Drainage design Yes Stormwater maintenance plan 38.410.030.A Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes Comments: The grading and stormwater management for the proposed development meets these requirements. Comments: East Griffin Drive along the Site’s frontage is being re-designed, widened and improved with funding by the MDT and the City. This re-design requires utilities to be placed within the ROW where a Boulevard green strip would be located. Therefore, street trees cannot be installed within the ROW Boulevard strip. BMC Section 38.55ti.050.K exempts the Applicant from planting a tree in the boulevard due to the presence of the utility line therein. The Applicant volunteers to plant 8 large canopy trees on-site within the landscape setback along the E. Griffin frontage to enhance the landscaping of the Site and improve the aesthetics of the Site and vicinity. Site planning and design required 38.520 Complies Pedestrian area landscaping, including pathways and internal circulation 38.520.040 Yes Internal roadway landscaping 38.520.050 Yes Open space landscaping 38.520.060i Yes Service area and mechanical equipment landscaping ad screening 38.520.070 Yes Comments: These proposed plans meet BMC standards. 7e. Conformance with the project design provisions of Article 5, Open Space Meets Code? Open Space Section 38.520.060 Yes Comments: The site plan would provide 73,000 sf of landscaped circulation and open areas within the Site for both the North and South Buildings’ workers, visitors and clients to enjoy. This exceeds BMC standards. 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 Minimum light trespass at property line Complies Comments: A lighting plan, fixture cut sheets and illumination calculations sheets have been provided that meet BMC standards. DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 19 of 27 Watercourse and wetland protections and associated wildlife habitats NA 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? NA Comments: There are no such assets in the vicinity of the Site. 9. Conformance with the natural resource protection provisions of Articles 4-6 Meets Code? Watercourse setback 38.410.100 NA Watercourse setback planting plan NA Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: There are no such resources and assets on the Site. 10. Other related matters, including relevant comments from affected parties 38.220 Meets Code? Public Comment Yes Yes Comments: A public notice period was executed per Section 38.220,420. Details regarding date the noticing requirements were conducted can be found on page 1 of this staff report document. In addition to the public notice form required by the Department, the Applicant sent a letter to adjacent property owners that describes the proposed project, its purposes and how to contact HDRC with comments or inquiries. It is noted that there were public comments on the associated Special Use Permit application for the proposed emergency housing program for the South building. Those comments are addressed separately in the SUP staff report of Project No. 21117-B. There were no comments on the proposed site plan or Departure. 11. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirements of this Title, whether the lots are either: (1) 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 Non-conforming OR (2) Are the subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become non-conforming per 38.410.060. Meets Code? NA Subdivision exemption NA NA Required Easements Yes Reciprocal access and shared parking easement NA Mutual access easement and agreement NA Comments: Utility easements would be provided as necessary per Condition 2. 12. Phasing of development 38.230.020.B including buildings and infrastructure Meets Code? Phasing No # of phases 1 Yes DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 20 of 27 Comments: Both buildings are expected to be constructed within the one-year (plus, perhaps, one additional year extension) period of a Site Plan approval. Attachment 1: Applicant’s Site Plan Justification Narrative [Staff Comment: Please note that the emergency housing program described within the narrative below will be evaluated in a separate staff report to the Director, Project No. 2117-B. This staff evaluation is solely for the Site Plan for two proposed buildings and their “campus” setting.] “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 site will act as a resiliency center for our community and will help more people from crisis to stability. 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, DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 21 of 27 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 dropoff 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. 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.” DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 22 of 27 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.” 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: Ground Floor Spaces: · Main Entry Stair (serving Level 1 and Level 2) · Secondary Entry Stair (serving Level 1, and Level 2) DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 23 of 27 · 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 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 DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 24 of 27 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 DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 25 of 27 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 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 DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 26 of 27 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.” Attachment 2: Applicant’s Building Design Departure Request “South Building Departure Narratives South Building’s North Elevation Departure Narrative: 38.530.040E Building Massing & Articulation: Maximum Façade Width Departure Criteria: Departures will be considered provided the design meets the intent of the standards. Supplemental consideration for approving alternative designs: • Width of the façade. The larger the façade, the more substantial articulation/ modulation features need to be. • Block frontage designation. Storefront designated block frontages warrant the most scrutiny, while undesignated streets warrant more flexibility. • The type of articulation treatment and how effective it is in meeting the intent given the building's context. “The South Building is proposing a 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. South Building’s North Elevation Departure Narrative: 38.530.070 Blank Wall Treatments Departure Criteria: Departures to the provisions in this section will be considered, provided the design whole façade and applicable blank wall treatment methods meet the intent of the standards. DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A Staff Report Community First Griffin Place Site Plan North Building Food Resource Center and South Building Service Resource Hub Site Plan Application 21117-A September 3, 2021 Community First Griffin Place Site Plan; Project No. 21117-A Page 27 of 27 The South Building is proposing a departure related to Blank Walls, specific to the building’s west elevation. The west elevation of the South Building has incorporated a series of design elements that meet the intent of this code section: to avoid untreated blank walls, and to retain and enhance the character of Bozeman’s Streetscapes. At the ground floor of the west elevation, there is 1) a change in material at an exterior barn door that serves a garden utility space, 2) a large window centered on the elevetion, and 3) a significant recessed glazed area that wraps the southwest corner of the building, leading users to the main entrance at the south elevation. These three elements are arguably the most visible portion of this elevation with their proximity to pedestrians at grade elevation. At level 2 of the west elevation, six small windows have been added to the design in response to the Community Development Department’s comment #8. The locations of these windows have been carefully considered, acknowledging the layout of bunks within the bunkrooms along this exterior wall, providing natural daylight while allowing for privacy. In addition to this design response, the design of this building balances the use of Blank Walls by implementing design elements on certain elevations that exceed what is required by code. The south elevation, where the two main entrances are located acts as a highly dynamic elevation and is strengthened when accompanied by contrasting elevations that are more subtle in nature. This balance is integral to wayfinding, interior and exterior functions, and the design aesthetic of the entire building. In lieu of spreading out design features along each elevation, the building design is strengthened by drawing focus to highly used areas related to internal/external spatial configurations, solar exposure, and pedestrian circulation.” DocuSign Envelope ID: ACDEF990-D1DD-4E88-B0C0-040583C53C6A