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HomeMy WebLinkAbout002_Narrative Main Street Hotel Site Plan Application Narrative Project Narrative The existing site is located on the northwest corner of 5th Avenue and Main Street. The site used to have a hotel building and parking lot, but both have since been demolished and the site has been cleared of debris piles. There is existing crushed concrete and other materials that were used as backfill to level the site. This material will need to be removed under proposed building foundations and other areas, per the recommendations of the geotechnical report, and the existing building permit restriction recorded in Gallatin County. The site improvements include removing the existing material that can’t remain onsite for construction purposes, removing all existing trees, relocating existing overhead power underground, and improving existing accesses. The proposed design includes one building with different uses: a hotel and three (3) retail spaces. Sufficient parking for all structures will be provided to the north of the proposed building. Location This project is located on the northwest corner of 5th Avenue and Main Street. The block containing the lot is bordered by Main Street, W Mendenhall Street, 7th Avenue, and 5th Avenue. The legal description is Tracys 1st Addition, S12, T02 S, R05 E, Block E, Lot 1-9 Plus E2 Lot 10 and all Lots 40-46 and VAC Alley ADJ to Lots 3-9 & Lots 40-46. Phasing The Owner intends to develop the subject property in one phase. Building The proposed building is a total of 91,566 sq. ft. four story, wood construction and is 55 feet tall. The building is comprised of a 78,651 sq. ft. hotel, 9,367 sq.ft. ground floor retail space & 3,548 sq.ft. ground level hotel pool. The building is sited on the corner of 5th Avenue & Main Street. The main lobby has dual pedestrian access from the south & north side of the building. The pedestrian access is off Main Street through a featured two-story glass archway with a projected canopy. Vehicular access is on the north side of the building. A horseshoe shaped access drive brings you into the rear courtyard arriving at a curved metal roofed Porte Coche. The exterior of the building is clad with cast stone and brick veneer. The windows and storefront are dark bronze aluminum with clear insulating glass. The retail component of the building has large expanses of recessed storefront glass and entrances with projected canopies. The overall design & exterior material complement the surrounding neighborhood. Access A Traffic Impact Study (TIS) is enclosed. An overview of the existing and proposed access to the site is as follows. There are no dedicated turn lanes in the existing streets. The west leg of the alley access on North 7th Avenue operates under right-in/right-out control with a pork chop median. There is currently no intersection control at any of the alley intersections. The West Main Street/North 5th Avenue and West Mendenhall Street/North 7th Avenue signals both operate with a simple two-phase plan with no left-turning protection. The proposed hotel access on North 5th Avenue will be 20 feet wide, which will accommodate entering and exiting vehicles simultaneously. The existing alley access entrances on West Main Street and West Mendenhall Street will continue to be used as access locations. Zoning The site is currently zoned B-2M (Community Business District - Mixed). The intent of the B-2M community business district – mixed is to function as a vibrant mixed-use district that accommodates substantial growth and enhances the character of the city. This district provides for a range of commercial uses that serve both the immediate area and the broader trade area and encourages the integration of multifamily residential uses as a secondary use. Site Plan Improvements The proposed improvements will include the following: • A four story 55’-0.5” 91,566 square foot hotel and retail building • 59 parking stalls: 45 standard, 10 compact, 4 ADA • New east/west alley access through the site • Sidewalk, curb & gutter, and asphalt repair along Main Street, Mendenhall Street, and 5th Avenue • Water and sewer services • Storm drain piping and underground retention facility • Relocation of aboveground power to underground within a new utility easement • Natural gas service within a new utility easement All improvements are shown on the enclosed site and utility plan. Landscape The enclosed landscape plan shows the proposed approach to meeting City code requirements for the parking lot and street frontage improvements. The general intent is to simplify the maintenance and diversify the tree species, specifically with stately, slower growing, legacy-type species. Stormwater A stormwater design report is enclosed. An overview of the stormwater design is as follows. Stormwater improvements will consist of multiple catch basins and manholes throughout the site which will direct water by way of underground stormwater pipes to a retention area on the north end of the site. All stormwater improvements are shown on the enclosed site and utility plan. Response to Concept Review Comments Enclosed are specific responses to the Informal Review Application (Application No. 21182) as provided in the DRC Memo dated 5/28/21 and 6/08/21.