HomeMy WebLinkAbout21117-A Staff Report 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
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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.
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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
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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
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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
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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
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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
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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
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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
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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.
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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
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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
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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
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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
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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.
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North Building Food Resource Center and
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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
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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.
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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
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Community First Griffin Place Site Plan
North Building Food Resource Center and
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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,
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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.”
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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)
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· 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
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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
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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
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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.
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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.”
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