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HomeMy WebLinkAbout002 SPR NWX Lot 11 Project NarrativeNarrative Page | 1 |NORTHWEST CROSSING| LOT 11, BUILDING J Oak & Cottonwood Bozeman, Montana SPR NARRATIVE The project is located on Lot 11 of the development Northwest Crossing located at North Cottonwood Road & West Oak Street. The intent is to build a one-story building for quick service restaurant use, with approx. 2,325 Gross SF. The building will host a Chipotle Mexican Grille concept dubbed “Chipotlane” which offers quick on the go pickup option for customers in addition to standard Chipotle operations. See below excerpt from Chipotle Mexican Grill’s chief development officer explaining business operations for this store format. “Here’s a tip if you ever find yourself chatting with Tabassum Zalotrawala, Chipotle Mexican Grill’s chief development officer, about the take-out windows they’ve dubbed “Chipotlanes”: Do not call them “drive- thrus.” Drive-thrus typically refer to the system that dates back to the Packard era, where drivers roll up to a two-way speaker, order from a menu board, and proceed to the window to pay and receive the order.“If we were talking about drive-thru windows, the conversation would be over because we don’t have any,” Zalotrawala told us at the onset of a recent interview. “All we have is digital pick-up windows.” Chipotlanes have no speakers or menu boards because their users have ordered and paid online (or through the Chipotle app). It takes an average of fewer than 30 seconds per order, Zalotrawala told Restaurant Dive, compared to a traditional drive-thru at Taco Bell, with an average service time of 221.99 seconds—the industry’s fastest in 2022 per QSR magazine—or Chick-fil-A, the slowest at 325.47 seconds.” The design intent of the project is to utilize design materials consistent with the NWX Design Guidelines and City of Bozeman standards. Enhanced materials are proposed to adhere to the Northwest Crossing neighborhood and incorporate with the surrounding buildings while maintaining the business’s corporate identity and branding. The project is scheduled for construction in the Fall of 2024 (once site plan and building permits are secured) with opening Summer of 2025. Boundary Adjustment: The east boundary of Lot 11 is proposed to be adjusted to the east to align with the proposed drive aisle boundary to capture the entire drive aisle on Lot 11 to simplify property improvement separations for the development. Access Easement: An existing 50’ wide public driveway access easement (Dayspring Drive) exists on the property to provide access in and out of the property. A mutual access easement exists (2780440) on the adjacent property to provide egress for proposed drive through lane. Refuse: A refuse enclosure is proposed with Lot 11 and strategically situated away from the ROW and in a convenient for employees and pickup location for servicer. Storm Detention: This project will propose underground storm detention systems. The site is planned to be filled to raise grade. Oak Street to the south is at a higher elevation and the site slopes south to north. The underground detention basin will be in the parking area outside of any utility easement constraints. Narrative Page | 2 Exempt Wells/ CIL Water Rights: No exempt wells proposed for irrigation. CIL of water rights is expected to be paid for irrigation needs in addition to building use. The landscaping is designed with water conservation in mind with little turf grass and hearty plantings. Zoning: Community Business District – Mixed, B-2M Permitted Use: Office, Restaurants & Retail Maximum Lot Coverage: 100% Maximum Building Height: (non-residential or mixed used) Five stories or 60 feet Block Frontage: Landscaped 38.510.030.C / Mixed Use 38.510.030.D • Building Placement: 10’ minimum front setback. The building is setback approximately 30’4” feet to accommodate pedestrian connection, outdoor seating patio area, and landscaping. • Building entrances must be visible and directly accessible from the street. A sidewalk connection is provided from Oak Street sidewalk and Dayspring Sidewalk to the front entrance. The front entrance is visible and directly accessible from both frontages. • Façade transparency: 25% required Building provides 34.14% transparency. See A301 for calculation breakdown. • Weather Protection: 3’ over primary business entries Building provides 42” metal canopy over both building public entrances. • Parking Location Departure Request from 38.510.030.C. o The applicant is requesting a departure from the maximum 50% parking area allowed in the landscaped block frontage. The project proposes 64.42% (103’6”) parking area and 35.58% (57’2”) landscape/ building frontage. The justification for the deviation is below. o 38.510.030.C 3c.Parking location. There must be an acceptable tradeoff in terms of the amount and quality of storefront area that is integrated with the development and the applicable parking location departure. Plus, the alternative must include design features to successfully mitigate the visual impact of additional parking areas along designated landscaped streets. The storefront area exceeds the façade transparency requirements with floor to ceiling windows and an activated patio area for patrons. The drive through lane is situated around the rear of the building to be screened from Oak Steet. In addition, the natural grade change from Oak Street and plantings around the property provides natural screening for the parking areas. The tradeoff in terms of the enhanced building façade transparency, screening (both natural grade and plantings), and functionality of the patio for the visitors of the property successfully mitigates visual impacts for the parking areas. In addition, there will be minimal stacking in the drive through at the rear of the building due to business operations described above. No stacking will occur along the Oak Street frontage as this is an exit path for patrons after the pickup window. • Landscaping The project exceeds any landscaping block frontage standards with a patio area at the front façade and designated pedestrian plaza area with enhanced landscaping and setbacks. • Sidewalks The property has an existing 10’ shared use path along Oak Street frontage with a proposed 7-foot sidewalk connection to the business entrances. Setbacks: Structures Required Setback: Front Yard per Mixed Block Frontage Rear 10’ Side Yards 5’ Loading Required Setback: Rear 5’ Narrative Page | 3 Side 5’ Parking Required: (2,235 SF Restaurant) • B-2M Standard Minimum Parking Req'd (per 38.540.050-6) • Restaurant: 2,325 SF / 1000 = 2.325 x 5 = 11.6 12 parking spaces • Total Parking Req’d = 12 • Parking Provided = 20 Bike Parking Required: • 2,325 SF Restaurant /1000 = x 2.5 = 6 bike parking • Total Bike Parking Req’d = 6 bike parking • Bike Parking Provided = 6 bike parking Open Space • Required: 33,977 actual lot + 2,635 SF added = 36,611 (exempt less than 1 acre per 38.520.060.C) Sec. 38.360.110. - Convenience uses and drive-through/drive-in restaurants A. In addition to applicable building design standards in division 38.530 of this chapter, the following supplemental architectural guidelines must apply: 1.All convenience uses must be designed with an architectural and design character that is appropriate for and compatible with the area; The building is designed in compliance with NWX Commercial Design Guidelines to be compatible with existing and future development. 2.Standardized corporate identification themes integrated into the architectural design is considered sign area and is subject to the requirements of division 38.560. Excessive use of such themes may be grounds for denial of the project; Sign area complies with the standards and will be reviewed under separate permit. 3.When located in shopping centers, the architectural character of the building must be integrated with the design theme of the center with the same building materials, shapes and details. The effect of color in creating a design character that is appropriate for and compatible with the area will be considered. All parking, circulation, drive aisles, setbacks and signage must be integrated with the entire design theme of the project; The architectural character of the building complies with the NWX Guidelines and includes the use of brick, concrete board, and metal to meet the standards. The colors are complimentary to the design of NWX. Site circulation is connected via the internal access easement to direct traffic through NWX commercial area. Parking and drive aisles are consistent with the design intent of the development and provide minimal impacts on adjacent and future uses. 4.The elevation design of the building must provide design character and detailing on all four sides; and All four sides of the building are wrapped in brick façade to match the design character. 5.Screening of drive-through areas may be required to control glare affecting public right- of-way or adjacent properties. Ample screening with landscaping, natural grade change, and the pedestrian plaza with retaining wall provide mitigation to control glare. B. Noise from drive-through speakers must not be audible from adjacent residential districts. This business does not operate drive through speaker and is adjacent to commercial activity.