HomeMy WebLinkAbout007 Departure RequestsSPR SUBMITTAL
BG MILL | NORTHERN PACIFIC ADD, S07, T02 S, R06 E, LOT 1, PLAT C-23-A11 | BOZEMAN, MT, 59715
BG MILL||
ACCESS DISTANCE STANDARDS
BMC, TABLE 38.400.090-1 “MINIMUM DISTANCE BETWEEN PUBLIC AND/
OR PRIVATE ACCESSES AND INTERSECTIONS AND THE MINIMUM DISTANCE
BETWEEN PUBLIC AND/OR PRIVATE ACCESSES AND OTHER PUBLIC AND/OR
PRIVATE ACCESSES”
1. PROPOSED PRIVATE ACCESS DOES NOT MEET THE MINIMUM SEPARATION
DISTANCE AS SET FORTH BY THE BMC. PLEASE SEE SECTION 12.01 FOR A
FULL DESCRIPTION OF THE CONDITION AND DEPARTURE REQUEST.
FAÇADE TRANPARENCY
BMC, TABLE 38.510.030.B “STOREFRONT BLOCK FRONTAGE STANDARDS”
1. PROPOSED FAÇADE TRANSPARENCY DOES NOT MEET THE STANDARD SET
FORTH BY THE BMC, SPECIFICALLY THE REQUIREMENT STATING:
“WINDOW AREA THAT IS GLAZED OVER OR COVERED IN ANY MANNER THAT
OBSCURES VISIBILITY INTO THE STOREFRONT SPACE SHALL NOT COUNT AS
TRANSPARENT WINDOW AREA.” PLEASE SEE SECTION 12.03 FOR A FULL
DESCRIPTION OF THE CONDITION AND DEPARTURE REQUEST.
LANDSCAPE - BLOCK FRONTAGE STANDARDS
BMC, TABLE 38.510.030.B “STOREFRONT BLOCK FRONTAGE STANDARDS”
1. PROPOSED SIDEWALK WIDTH IS 12’ FROM TOP BACK OF CURB TO THE
BUILDING STOREFRONT, HOWEVER THE DEPARTURE REQUEST CONSIST OF
HOW THE SIDEWALK PERVIOUSNESS AND MATERIALITY ARE TREATED. PLEASE
SEE SECTION 12.02 FOR THE LANDSCAPE NARRATIVE OF THE DEPARTURE
REQUEST.
DEPARTURE REQUESTS
007DEPARTURES
SPR SUBMITTAL
BG MILL | NORTHERN PACIFIC ADD, S07, T02 S, R06 E, LOT 1, PLAT C-23-A11 | BOZEMAN, MT, 59715
BG MILL||DEPARTURES
ACCESS DISTANCE DEPARTURE REQUEST
BRIDGER ENGINEERS, INC. 2150 Analysis Dr., Ste. B
Bozeman, MT 59718
(406) 585-0590
August 4, 2022
Bozeman City Engineering
20 E. Olive Street
Bozeman, MT 59715
Re: BG Mill – Site Plan Application (No. _________)
Deviation Request from Access Distance Standard
Dear Engineering Staff:
This letter is being submitted as a supplement to the BG Mill Site Plan Application. Specifically, this letter
serves as a request for a deviation from the Bozeman UDC provision Section 38.400.090.D.2 Table
38.400.090-1 which states that the minimum distance between the proposed access and other accesses shall
be 40 feet on local streets. The site plan Sheet C1.1 shows that there is a proposed partial access existing the
building on Mendenhall Street which is classified as a Local street. The east edge of this proposed access is
roughly in-line with the west edge of the combined alley/private approach across the street. Therefore, this
proposed access does not meet the minimum separation distance of 40 feet. Below is a discussion of the
present and future site conditions per Section 38.400.090.H.(3) of the UDC addressing this deviation request.
a. Traffic Volumes
Currently the parcel contains an abandoned mill building which has not generated traffic for many
years. Attached to the mill building is an office building of approximately 2,500 sf. Using the ITE
Trip Generation Manual, 9th Edition, Volume 2; the estimated current traffic volumes resulting from
the office building are as follows:
Total Ave. Weekday Trips: 2,500 sf x 11.03 trips/1,000 sf GFA = 27.6 trips
Weekday AM Peak Hour: 2,500 sf x 1.56 trips/1,000 sf GFA = 3.9 trips
Weekday PM Peak Hour: 2,500 sf x 1.49 trips/1,000 sf GFA = 3.7 trips
The proposed development with this application includes replacing the existing buildings with an 18-
unit multi-family condominium building. A detailed traffic study was conducted for this project and
has been submitted with this application. Future traffic volumes are discussed in detail in that report.
The project is estimated to generate 82 average weekday trips.
b. Turning Movements
Presently on-site parking for the existing building is along the west face of the building. Traffic
enters and leaves the site from the full access approach/alley on Mendenhall. The combined
alley/private access on the north side of Mendenhall is also a full access approach.
The proposed plan utilizes one full-access approach and one partial-access (exit only) approach on
Mendenhall. The full-access approach is located to the west of the building within the Ida Alley
right-of-way. The partial-access (exit only) approach is located roughly in the middle of the
building. Traffic entering the site will be required to use the alley approach, traffic leaving the site
may use either approach. The traffic study provides a detailed study of the estimated future traffic
volumes and turning movements of the N. Broadway / E. Mendenhall intersection.
007
007
SPR SUBMITTAL
BG MILL | NORTHERN PACIFIC ADD, S07, T02 S, R06 E, LOT 1, PLAT C-23-A11 | BOZEMAN, MT, 59715
BG MILL||DEPARTURES
ACCESS DISTANCE DEPARTURE REQUEST
BRIDGER ENGINEERS, INC. Page 2
c. Traffic Controls
Present traffic controls near the site primarily include two-way stop-controlled intersections at the
intersections of Mendenhall with Broadway and Wallace. The intersection of Mendenhall and
Broadway also includes a public at-grade railroad crossing across the Montana Rail Link 2nd Sub
Spur that is controlled by crossbucks. Two railroad crossing signs exist within the Mendenhall right-
of-way as shown on the site plan. Additionally, a painted stop bar is located in the east-bound lane
of Mendenhall Street.
The BG Mill Traffic Study indicates that no additional improvements are necessary for the estimated
future traffic volumes; therefore, no additional traffic controls are proposed.
d. Site Design
The subject property is very limited on access options due to the Montana Rail Link spur bisecting
the property. An efficient traffic flow design is being proposed by utilizing the existing alley along
the west property boundary. This existing alley will be used to enter and exit the ground floor level
parking garage on the west end of the building. Traffic may continue through the building and leave
on the north side of the building. Cars parked within the building may leave from either access. The
proposed accesses are not only efficient, but safe as well, as they provide two exit points from within
the building. By not allowing traffic to enter the building from the east approach, we eliminate
concerns of backing up traffic on Mendenhall near the intersection with Broadway.
e. Sight Distances
Adequate sight distance is provided for traffic entering and leaving the accesses as shown with the
required vision triangles on the site plan.
f. Location and alignment of other access points
As depicted on the site plan, there is an alley/private access on the opposite side of Mendenhall. The
east edge of our proposed access is roughly in-line with the west edge of this combined alley/private
approach across the street. There are no other accesses to the east. Approximately 60 feet to the
west is the next closest access, this access is also on the opposite side of the street.
I hope that you will find the above discussion sufficient justification for approving this deviation request. We
believe the proposed access location to be well suited for both traffic flow and the functionality of the site
given the constraints resulting from the existing rail spur. Thank you for your time and consideration of this
request.
Sincerely,
Melanie Dyba, P.E.
Bridger Engineers, Inc.
cc: File
007
SPR SUBMITTAL
BG MILL | NORTHERN PACIFIC ADD, S07, T02 S, R06 E, LOT 1, PLAT C-23-A11 | BOZEMAN, MT, 59715
BG MILL||
BMC, TABLE 38.510.030.B
“STOREFRONT BLOCK FRONTAGE STANDARDS”
1. DEPARTURE OPPORTUNITY, BMC 38.510.030.B.3 (B)
“FAÇADE TRANSPARENCY. THE PROPOSED ALERNATIVE DESIGN TREATMENT OF FAÇADE AREA BETWEEN GROUND LEVEL
WINDOWS PROVIDES VISUAL INSTEREST TO THE PEDESTRIAN AND MITIGATES IMPACTS OF ANY BLANK WALL AREAS. NO
LESS THAN 40 PERCENT OF THE FAÇ BETWEEN 30 INCHES AND TEN FEET ABOVE THE SIDEWALK MAY BE APPROVED WITH
A DEPARTURE.”
2. PROPOSED DEPARTURE NARRATIVE:
ALONG EAST MENDENHALL STREET, BG MILL HAS A VARIATED SHAPE AND A LARGE QUANTITY OF GLAZING. ADDING
FURTHER CHARACTER TO THE THOUGHTFUL BUILDING SHAPE AND STOREFRONT PRESENCE ARE MULTIPLE MATERIAL
VARIATIONS: PREMIUM FIBER CEMENT PANELS WITH A INTEGRAL COLOR AND PATINA, CORRUGATED VERTICAL METAL
PANELS IN ALLUSION TO THE OLD BG MILL, AND EARTH-TONED SCRIM.
IT IS THE INTERPLAY BETWEEN THE LARGE STOREFRONT GLAZING AT THE EASTERN END OF THE BUILDING - THE “PROW”
- AND THE SCRIM MATERIALITY THAT LENDS ITSELF TO A FAÇADE TRANSPARENCY DEPARTURE. RATHER THAN CREATING
A SIMPLE LINE BETWEEN THE TWO MATERIALS, AN OVERLAP OF THE SCRIM AND STOREFRONT FOR A SMALL AREA WILL
VISUALLY ENGAGE PEDESTRIANS AS THEY APPROACH THE PROW, SPEAK TO THE MATERIALITY OF OUR EASTERN OPEN
SPACE, AND PROVIDE AN INTRUIGING VARIATION TO THE FAÇADE, NOT ONLY FROM THE STREETSCAPE BUT ALSO FROM
WITHIN THE SPACE.
THE SCRIM IS ANTICIPATED TO BE 50% OPAQUE AND WILL BE OVERLAPPING STOREFRONT GLAZING, MEANING THAT
WHILE A DEPARTURE IS BEING REQUESTED, IT IS NOT A REQUEST TO REMOVE ANY BMC-REQUIRED GLAZING.
860 SQUARE FEET OF FAÇADE TRANSPARENCY IS REQUIRED; 875 SQUARE FEET OF STOREFRONT GLAZING IS PROPOSED.
THE SCRIM OVERLAPS APPROXIMATELY 116 SQUARE FEET; AT 50% OPACITY THIS AMOUNTS TO 58 SQ. FT. TOTAL,
MEANING THAT 43 SQ. FT. OF THE REQUIRED FAÇADE TRANSPARENCY IS BEING OVERLAPPED BY THE SCRIM (5%).
FAÇADE TRANSPARENCY DEPARTURE REQUEST
DEPARTURES
"#$#$%%"#$#$%%
&%
$%%’!&$&$&&$&#%’!&$&$&%&$(%’!$&$&
$&$)
)
$)
’$%&*
$$)
’&)
$)+)+$)
)
%)
)
+&)
#’)
’)
&)
)
)
+&),-./.0)) )
)1203212-30451-67804.21%&9,,:2-30 45 3;.!! ))&7.<-3
<06503
!=
%’$$$%$
(&*%
&%%) "=*>
*>"?=
$$%$%%$$$%$
(&*$$$%
&%%)
($%$$)
#$%%$%)>@$AB>@A
#$%%)@"AC@"A= >@D&"A
’$’#&$&$$$$%$%%$&$$%&$>$&$%&$$$B$$+$&’&’#&&&" #$#$$&#$$%>F&&$’>$%$$#$$%#
BUILDING FAÇADE AT NORTHEAST END OF BUILDING - FROM SHEET SPR-A3.00
AREA OF DEPARTURE- SEE ALSO SHEET SPR-A3.00
007
SPR SUBMITTAL
BG MILL | NORTHERN PACIFIC ADD, S07, T02 S, R06 E, LOT 1, PLAT C-23-A11 | BOZEMAN, MT, 59715
BG MILL||
LANDSCAPE DEPARTURE REQUEST
DEPARTURES
Page 1
111 N Tracy Ave, Bozeman Montana 59715 406.587.4873
www.design5la.com
RE: BG Mill Landscape Departure
August 11th, 2022
The BG Mill project is uniquely situated at a transition between more intense urban uses and established single family
neighborhood patterns. We propose that a modified storefront block frontage pattern would soften the scale of new
development, infiltrate more water, and provide a better transition to the existing neighborhood. The width of the
continuous sidewalk along the building is 7ft. This is the useable width of any street front sidewalk with trees planted in
the boulevard. We propose a 4ft planting buffer on the boulevard side to help mitigate site stormwater, soften the
street edge and to showcase drought tolerant native plants. The larger, open boulevard planting strips will also greatly
reduce street tree stress by providing more air and water infiltration into adjacent soils. We also show a 12” strip of
concrete along the back of curb. This serves as a pedestrian walkway for people unloading from cars along the
street. We offer several ways for pedestrians to get from the road to the sidewalk through this vegetated
boulevard. This is the same approach taken on several new D5 projects in town. We ask that you consider this
departure in recognition of its superior visual and environmental performance.
66 66
:75 :75
8(8(
/,0 /,0
*$6 *$6
ʿʺʿʷͱ
2+3 2+3
ʺͲ
ʻͲ
ƭ
ʼͱ
&3
83
83
83
81'(5*52
8
1
'
6
7
2
5
0
:
$
7
(
5
5
(
7
(
1
7
,
2
1
*$6 *$6 *$6 *$6 *$6 *$6
2+32+32+32+32+32+38
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
*
$
6
*
$
6
*
$
6
*$
6
*
$
6
*
$
6
*$6 *$6 *$6 *$6
8
*
3
8
*
3
8
*
3
8
*
3
8
*
3
8*37979*$6*$6*$6*$6*$6*$6*$6*$6*$6*$6*$6*$6*$6*$6*$62+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+32+3:$7:$7:$7
:$7
:$7
:$7
:$7
:$7
:$7 :$7:$7:$7
6(:6(:6(:6(:6(:6(:6(:6(:6(:6(:6(:6(:6(:6(:
6(:
6(:
6(:
6(:
6(:
6(:
6(:
6(:
6(:
6(:
6(:
6(:
6(:
66(:
*$6 *$67(/7(/8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%8*),%;;;;;;;;;1%52$':$<$9((0(1'(1+$//67
6
6
ʸͱ
ʸʽʿʷ ʺʹ
1
ʸʹƔʷʷʸͲ̏ʸʽͱƖʷͲ
¿Ê» ·ÈºÉ¹·Æ»Â·Ä
/
6,7(+$5'6&$3(
3/$1
%,0),/(3$7+
6+((712
7,7/(
&23<5,*+760$3&
5(9,6,216
.(<0$3
$5&+,7(&76($/
352-(&7
352-(&7/2&$7,21
35(3$5(')25
/2*2
&2168/7$17
352-(&7180%(5
'5$:1%<
&+(&.('%<
7($0
3+$6(
'$7(
352-(&7180%(5 3ORW'DWH
8-11-22
$9'
706
%*0,//&21'20,1,806
714 EAST MENDENHALL STREET
BOZEMAN, MT 59715
2:1(5
63568%0,77$/
1R 'DWH Revision Description
127)25&216758&7,21
+(/(1$3 BOZEMAN3
007