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HomeMy WebLinkAboutNarrative GALLATIN CROSSING OVERALL PROJECT DESCRIPTION: As Gallatin Valley Mall looked toward the future of the retail real estate industry, it found itself at a crossroad. One fork led to business-as-usual—a predictable, problematic scenario with declining revenues and the weakest tenants continuing to close due to lack of customer interest, changing demographics, or the inability to develop a sustainable alternative to digital competitors that are growing more powerful every day. The other path’s potential rests on the ability of operators and retailers to relearn the rules of an ever-changing game where they can prosper by catering to a customer base proud of its diversity, less interested in owning things than in having experiences and who demand the right to co-develop and design the goods and services they buy. Gallatin Valley Mall will be rebranded as ‘GALLATIN CROSSING’ to transform into a mixed-use commercial center with offerings to meet the needs of new and future generations of shoppers. For the first time in history, the market includes six generations of shoppers. DESIGN INTENT: To create a ‘Values’ Center specializing in highly curated related retail businesses and services supported by other multi-format mixed -use tenants that reflect the values and preferences of the surrounding Bozeman community. THEME STATEMENT: OUTDOOR HEALTHY LIVING PRIMARY USES: · Outdoor Apparel and Gear · Women’s Fashion · Specialty Foods and Restaurants · Boutique Fitness Concepts SUPPORTING MIXED-USE: · Entertainment/Restaurant · Healthcare · Housing · Grocery Store · Large Format Fitness · Electronics Store · Furniture Store GOAL STATEMENTS: To create an environment where people gather to engage with friends, connect with like- minded shoppers, seek out unique experiences, reaffirm values, and interactively relate to brands on a personal level. Transactions will be a by-product of consumer socialization and engagement. Non-traditional anchors to include healthcare facilities, residential living units, and entertainment all organized around OUTDOOR HEALTHY LIVING. PROJECT TIME FRAME: The proposed development will be completed in four phases. The phases define the areas or scope of work and will run concurrently with phases overlapping in the schedule. DESIGN CONCEPTS: The Big Idea: ELEVATED CROSSINGS - A new direction or movement of upscale shopping, dining and socializing activities. · Thoughtfully design the arrival process · Create three distinct entry zones o The front roundabout entry to ‘High Street’ o The main entry into the mall o The entry at the food hall · Create distinct shopping and parking zones · Design the ‘crossings’ between zones Figure 2. · Simplify vehicle wayfinding · Create positive spaces where people want to gather · Define primary pedestrian pathways · Interlink green spaces with the park to the west · Develop multimodal pathways · Incorporate bus stop and public transportation Figure 3. · Create counterpoints in long south façade · Careful anchor placement to enhance shopper movement · Revise comprehensive sign plan · Propose preferred block frontages · Design materials and colors imagery – Gallatin Canyon Figure 4. PROJECT TEAM Owner/Applicant: Gallatin Mall Group, L.L.C. 2280 Grant Road Suite A, Billings, MT 59102 John Morrow Applicant: Koenig Consulting 280 Fern Lane Dillon, MT 59725 p: 406-660-1323 Ashley Koenig Representative: Grossman Development Group 405 Cochituate Road Suite 302 Framingham, MA 01701 p: 617-548-0586 Jamie Anderson Project Consultants: Architect: Collaborative Design Architects 2280 Grant Road Suite C, Billings, MT 59102 p: 406.248.3443 Jeff Kanning Engineering: C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT 59718 p: 406.587.1115 Ethan Cote CONCEPT SITE PLAN NARRATIVE General Site Information and Context The project site is approximately 37.43 acres and is located between a residential neighborhood to the north, Huffine Lane/W. Main Street to the south, and Commercial Development to the east and west. The applicant is proposing five (5) 1- story commercial buildings along with associated parking lot and infrastructure upgrades. The project will also include demolition of part of the main building and a number of interior renovations. Block Frontages The proposed building designs and building remodel will be required to conform to various block frontages including storefront block frontage and landscape block frontage. Site Circulation & Parking The proposed development provides for pedestrian circulation through all areas of the site and is connected to the existing sidewalks on Huffine Lane, as well as a pathway to the adjacent Bozeman Pond area and the residential neighborhood to the north. The proposed plan includes a new traffic circle in lieu of the existing “T” intersection which will greatly improve vehicular circulation in the mall. Aside from the traffic circle, vehicular circulation within the mall will be improved for easier circulation. There are 1,820 proposed parking provided for the entire mall parking spaces to serve the 369,451 SF of mall GLA. (Exceeds the City’s code requirement but not greater than 125% of required). Refer to the attached GVM Parking spreadsheet. Covered bike racks are provided in a number of different locations, refer to site plans. Site Considerations a. Utilities Existing utilities are available within the project limits to serve the Proposed Project. These utilities are within existing easements as shown. Refer to Site Plan C200 for proposed utilities. b. Grading and Drainage The site will be graded to provide for positive drainage away from the proposed buildings. The property generally slopes from south to north and is currently drained by a series of storm catch basins around the perimeter of the Mall. These catch basins collect and convey runoff to an existing detention pond in the northwest corner of the property. These existing catch basins will be left intact to continue to collect runoff from the rest of the mall property. However, stormwater runoff from the area proposed for re-development will be conveyed to Stormtech infiltration systems for storage and treatment. The new stormwater drainage system for the re- development area is provided and shown on the enclosed plans. The satellite businesses (Petco, Fuddruckers, Rocky Mountain Bank, and Taco Bell) along the southern perimeter of the Mall property currently drain to a series of retention swales in the landscaped areas around these businesses. With the exception of Rocky Mountain Bank, the drainage features for the satellite businesses along Huffine Lane will not be disturbed by the proposed re- development project. These drainage systems are expected to continue to function in their current condition. Grading around the buildings and ADA parking spaces is designed to meet ADA accessibility requirements. Roof scuppers and downspouts are provided on the building structures in order to connect directly to underground collection system. c. Pedestrian Circulation Circulation is provided throughout the site and provides for accessible routes for all pedestrians. Refer to the site plans showing pedestrian sidewalks in the project area no greater than 200’ apart. Where necessary, crosswalks and ADA ramps are provided. The interior site circulation system connects to the local pedestrian network via proposed public sidewalks and allows for connectivity to the surrounding area including the recreation area to the west and the residential area to the north. d. Accessibility Provisions The site is fully accessible to shoppers and will meet the current requirements for site and building access. Accessible parking spaces are shown on the site plans located meet applicable codes. e. Fences and Railings The proposed development does not include any perimeter fencing. The existing perimeter fence on the north property line will remain. Fall protection will be provided for any retaining walls greater than 30” as required by code. f. Trash Enclosures Trash enclosures are provided for the pad buildings in various locations. g. Snow Storage The shopping Mall has historically provided areas within the surface parking lot for snow storage. h. Commercial Open Space/ Pedestrian Open Space The Project Area is 37.43 Acres (1,630,450 SF) requiring total usable open space of approximately 32,600 sf. We propose the areas at the main entry, the food hall entry, the bus stop area and the area at the whole foods store to meet this requirement. This area exceeds 32,600 SF. i. Construction Management The Applicant has not yet selected a construction manager for the project. Once selected, they will adhere to the following: · All construction traffic must follow the designated construction traffic routes. · Any topsoil that is on-site will be stockpiled at the start of the project. The topsoil will be redistributed once the building exteriors are complete. (approximately 1 year) · All spoils from mass grading and/or foundation excavation will be stockpiled at the start of the project until the buildings are backfilled. (approximately 10 weeks) Site Adjacencies The proposed development has the following uses adjacent to the site: East – Vacant Commercial building (Century Link) South (Huffine Lane/W. Main Street) – Commercial retail/mixed use. (Bozeman Gateway Center) West – Commercial retail and recreation area (Bozeman Pond). North – Residential neighborhood (Donna Ave) Parkland Not applicable Site Lighting The Proposed Project Area Site Plan will be lit to City of Bozeman requirements and standards using pole mounted lighting fixtures. The majority of the existing fixtures in the Project Area will need to be upgraded/relocated based on new drive aisles / 90 degree parking. The existing site lighting will remain in all other areas. Building Design The proposed building design will be required to conform to various block frontages and the overall building heights vary as measured from final grade elevations. The building exterior design modulates in both surface area and materials to establish a strong architectural language that provides spatial identity and interest. The modulated facades, use of material colors also aid in providing a series of repeating architectural expressions to the overall building. The common area spaces and retail are of complimentary materials and contain larger proportions of glazing to increase visibility and connection of interior space to the exterior environments. The existing monument sign for the mall will remain at its current location (signalized intersection at the site drive. Proposed building signage will be updated with a new comprehensive sign plan Landscaping Landscape has been provided in all areas of the Project Area, consistent with the BMC requirements. Shade trees have been located throughout the parking areas at required spacing. Landscape materials proposed are consistent with the local climate and have been designed to conserve irrigation water upon successful maturation of the plantings. An irrigation well will be installed near the southeast corner of the Whole Foods building. Refer to landscape drawing L100 for general information. Traffic A traffic study was completed for the Whole Foods Store and the proposed roundabout. The study will be updated to include the proposed new buildings and changes to the existing building. Water Rights The project has existing water rights. The proponent understands that a calculation agreed upon by the City and the proponent for payment-in-lieu of water rights. The calculation is based on annual demand for volume of water the proposed development will require. With that in mind, a table of proposed water rights will be provided with subsequent construction submittals.