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HomeMy WebLinkAbout001 - Canopy Hotel Narrative Canopy Hotel Downtown Bozeman SITE PLAN APPLICATION RC 2 October 2024 TABLE OF CONTENTS 1. Commercial Certificate of Appropriateness Application, Site Plan Forms & Checklists 2. Project Team 3. Site Plan Narrative a. General Site Information b. Site Considerations 1. Setbacks & Utilities 2. Block Frontage 3. Accessibility Provision 4. Parking 5. Garage Access 6. Bike Parking 7. Recycling and Garbage 8. Open Space 9. Snow Storage 10. Construction Management c. Parkland d. Building Design e. Landscaping f. Site Lighting g. Signage h. Floodplain i. Traffic j. Water Rights k. Subdivision Exemption l. CCOA Checklist Items m. DEM Checklist Items n. Response to NCOD Guidelines Chapter 4B 4. Appendices Appendix A – Vicinity Map Appendix B – Existing Zoning Appendix C – Block Frontage Diagram Appendix D – Existing Plats Appendix E – Existing Site Photos Appendix F – Historic Property Record Forms Appendix G – Traffic Impact Study Appendix H – Water, Sewer & Stormwater Design Report Appendix I – Stormwater Maintenance Plan Appendix J – Floodplain Design Narrative Appendix K – CILWR Determination Request Appendix L – Geotech Report Appendix M – Window, Door & Lighting Cut Sheets 1. Site Plan Application Information, Forms & Checklists The Site Plan form has been included per City requirements, and the applicant will submit the required fee once the application has been deemed adequate for review. Please see the estimated site plan fee amount below: Component Fee Quantity Total CCOA Fee $547 - $547 Site Plan Base $3,069 - $3,161 Commercial Area $400 Per 1,000 SF 145,314 $58,000 Departure Fee $353 Each 1 $353 Total $62,061 2. Project Team OWNER / APPLICANT S2K MILLER BABCOCK LLC (Attn: Kerry Nickerson) kerry.nickerson@millerglobal.com 4643 South Ulster Street, Suite 1500 Denver, Colorado 80237 PROJECT CONSULTANTS ARCHITECT Davis (Attn. Gene Wowk) Gwowk@thedavisexperence.com 3033 N Central Avenue Suite 800 Phoenix, Arizona 85012 p. 480.638.110 PLANNER Intrinsik Architecture (Attn. Rob Pertzborn) rpertzborn@intrinsikarchitecture.com 106 East Babcock, Suite 1A Bozeman, Montana 59715 p. 406.582.8988 CIVIL ENGINEER TD&H Engineering (Attn: Kyle Scarr) Kyle.scarr@tdhengineering.com 234 East Babcock Street, Suite 3 Bozeman, Montana 59715 p. 406.586.0277 LANDSCAPE Design 5 ARCHITECT (Attn: Troy Scherer) Troy@design5la.com 111 North Tracy Avenue Bozeman, Montana 59715 p. 406.5874873 3. Site Plan Narrative A. General Site Information This Site Plan Application proposes to redevelop three parcels located in downtown Bozeman. Currently, it is the site of the Salvation Army building. This project will see the construction of a new multi-story hotel, which will have significant benefits for downtown. The project proposes significant underground parking which will be accessed via East Babcock Street. Site improvements also include sidewalk and streetscape enhancement, landscaping, and additional site amenities as described in this Site Plan application. The subject property is located on the Northeast corner of South Rouse Avenue and East Babcock Street. The project site consists of five parcels. The project site totals 38,419 SF (0.882 Acres). The project site is designated “Traditional Core” in the growth policy and zoned Central Business District (B-3). This Site Plan application seeks to meet the spirit and intent of the B-3 District, which envisions a “vibrant mixed-use district that accommodates infill development, provides for a range of commercial uses and encourages the integration of multifamily residential uses”. Adjacent land uses are zoned B-3 as well. The Site’s proximity to Main Street, public transportation, shopping, banking, restaurants, school, and services all contribute to make this an ideal location for urban infill and a place to call home. B. Site Considerations 1. Setbacks & Utilities Setbacks The Canopy Hotel will be located on East Babcock Street on the current Salvation Army Building site (across three parcels, which will be combined into one parcel after adequacy) and will front onto East Babcock Street and South Rouse Avenue. The building is proposed to be located at the back of a 12' sidewalk as allowed by the Storefront Block Frontage. The Unified Development Code allows for zero lot line conditions, but a 15' setback is incorporated into the side yards to allow for the ability to place windows on those building elevations. The garage entrance is located off East Babcock Street and is set off the property line 20'. The rear of the property is adjacent to an alley and therefore is subject to a 5’ setback. Infrastructure New water and fire line services will be extended from existing main lines located in South Rouse Avenue. A new sewer service will be connected to the main located in South Rouse Avenue. Stormwater mitigation will be provided on the west side of the site. The proposed stormwater retention system is provided to retain stormwater from the roof and hardscape area. These retention areas take the shape of underground Stormtech systems. A transformer will be located on the north side of the site to service the building. Finally, there are existing communication and franchised utilities along the northern boundary of the property that this building will connect into. 2. Block Frontage This project is adjacent to a Mixed Block Frontage and given the downtown nature of the parcels it has been decided that the Storefront option is a good fit for the goals of the project. Whereas not on Main Street, the project will improve the pedestrian streetscape rather than stepping back and creating a more sub-urban feel. Three existing driveways will be eliminated with redevelopment and the majority of the ground floor is activate hotel lobby and amenity space. The building also features a glazing pattern at the pedestrian scale to enhance the visual appeal of the building from the street. The Babcock streetscape will provide a combination of street trees in tree grates and at- grade planting strips, while always maintaining a 12’ setback and a 7’ pedestrian sidewalk clearance. The west end of the frontage features a more urban plaza setting with site furnishings, concrete pavers, and an outdoor commercial space. The east end of the frontage feature more of a residential setting with ornamental trees in an at-grade planting strip of native grasses and perennials. Given the diversity of uses in the area a modified sidewalk section is proposed to soften the sidewalk experience, please see Section K below for more information on the departure request. Site elements such as lighting, plant material, site furnishings, and signage will be consistent with the elements provided throughout this area of downtown. A diversity of plant materials and textures will be included to maintain visual interest from a pedestrian scale. Finally, the main entrances are recessed into the building to allow for adequate weather protection. 3. Accessible Provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 & ADA standards for accessible design. Specifically pertaining to this site plan, the site design provides eight (8) accessible parking spaces across the whole site. All resident building entries, the refuse areas, and landscaped open space, are connected via an accessible pathway system which is in compliance with the requirements for an accessible route. 4.Parking Parking for this site is proposed in an underground garage. The entrance to the garage is located off East Babcock Street and will start to ramp down to the basement level shortly after entering the garage. Additional best practice measures typical of urban settings including signage, and vehicle approaching light/sounds will be put in place to ensure safety of pedestrians. The specific signs, and lights are still being determined. Please see the parking calculation table below. Program Square Footage 3,000 SF Reduction Required SF After the 3,000 SF Reduction Number of Rooms Number of Employees Number of Seats Parking Factor Required Spaces before Reductions Reductions Require parking after reductions Hotel - - 190 16 - 1.1/1 225 30% 157 Restaurant /bar 3,790 3,000 790 - - - 1/60 14 50% 7 Outdoor Restaurant/Bar 307 - 307 - - - 1/120 2 50% 1 Total Required 165 Reductions Section 38.540.050.C.(3) - Transit Stop within 800’ 10% Total Required After reductions 148 Provided onsite 148 5. Garage Entrance The design of the Canopy Hotel building is significantly influenced by creating an active and interesting storefront on Rouse and Babcock, navigating the adjacent floodway, and circulation/ramping for significant underground structured parking. Parking considerations strongly impact how the building interacts with its surroundings, including the street and pedestrian environment. The NCOD guidelines emphasize minimizing the visual impact of parking, which having access on Babcock does by having significant ramping and parking at the back of the building. The guidelines highlight the preference for enclosing parking within structures and suggest exploring options for both below and above grade parking. However, merely enclosing parking is insufficient; maintaining an active streetscape is equally crucial. These objectives might sometimes conflict; for instance, designing underground or above-grade parking requires lengthy access ramps that may extend to the building's front, potentially creating inactivated spaces and parking visible from the street. Such outcomes contradict the goal of minimizing visual impact and are deemed inappropriate. A solution aligning with these guidelines involves locating the garage access point from the street, allowing ramps and inactivated spaces to be situated at the rear. This approach minimizes visual intrusion, enhances activated spaces along Babcock, and improves the pedestrian environment. The illustrations above depict these two scenarios. Note three existing driveway points will be eliminated with the new development In addition to aesthetic concerns, there are significant safety issues associated with routing traffic through the alley. The existing poor sightlines at the TWO alley intersections pose risks for both drivers and pedestrians. Moreover, since the city does not plow or generally maintain alleys. This Babcock frontage is unique from traditional Main Street circulation patterns. This subject was further studied in the Traffic Impact Analysis included in this application as Appendix G. Some of the main takeaways from that study show that queuing and site distance from the alley into the intersections create an unsafe condition today and when adding additional trips with this use it becomes increasingly unsafe. These safety concerns are compounded by the city's plans to utilize alleys for more pedestrian travel, as outlined in the 2019 Downtown Improvement Plan. This plan emphasizes enhancing alleys to create safe, comfortable multi-modal networks. Proposed UDC edits further support these goals by advocating for expanded alley uses and signage. Requiring garage entrances to face alleys for facilities with high traffic contradicts these plans. During the City Commission's May 6, 2019 meeting, concerns regarding accessing structured parking were discussed. Initially proposing that entrances be taken from adjacent alleys, the Commission modified this to allow flexibility in accessing streets, reflecting concerns about alley congestion and safety. Commissioner Krauss articulated these concerns, emphasizing the potential risks of treating alleys as de facto streets. He states, “I’ll support this but I think it’s a terrible idea to use the alleys as a road, de facto street. We talk about downtown and livening the alleys and creating pedestrian ways and opening up street fronts onto the alleys, all along downtown. And yet this would direct two lanes of traffic down a very narrow street, de facto street, that there is a very short distance between doorways opening into breweries or distilleries or even retail and restaurants and the primary means of access to parking garages. That seems like a recipe for disaster. In addition, alleys, in along the corridor are used heavily by deliveries and are frequently blocked for periods of time and cannot be used to access anything. Trucks making, cisco trucks, beer trucks, you name it, making deliveries, auto parts trucks, battery trucks, whatever it might be, making deliveries into these businesses and blocking the alleys for extended periods of time, and then you couldn’t get out. You could not get out of the parking garage. That would be, I believe that’s a terrible situation. . . . I don’t know where this came from. It sounds like it came from staff who said we don’t want people driving out of the parking garage across the sidewalk and onto the street, and yet that is the story on parking garages in cities all over this country. It is the story of our parking garage along two areas. And it seems to me that if we were to add a 100 or 200 spaces to the downtown parking garage, we would be essentially in violation of this same. If we only added 90 or 100, you would be saying can’t you route everyone down the alley? No, that would be a terrible idea. And the next structured parking development, you’re going to insist on it, and it’s going to be a bad idea. So, if I could just vote for everything else in this ordinance and not that piece, I certainty would. I definitely support this because it gives you some flexibility but I have no illusion that you won’t continue to insist that we use alleys as streets, and I think that’s a bad idea.” Given the considerations outlined above, the decision was made to orient the 190 room Hotel's garage entrance towards the street, where this intersection will be designed using best practices. This design choice ensures the building's frontage maximizes active commercial space along the street, reduces safety risks associated with poor alley sightlines and multiple access points crossing sidewalks, and supports the vision of activating pedestrian movement along downtown alleys, as per the improvement plan. The Commission's desired flexibility in applying standards underscores the importance of balancing design with safety and urban planning objectives with specific conditions. 6. Bike Parking The required number of parking spaces, before any reductions, for the site is 241 spaces, which then requires 24 bike parking spaces (10% of total parking). Adjacent to the front door of the project are 12 "U" shaped bike racks which account for 24 spaces. Please see the bike parking calculations below. Bike Parking Number of Spaces Total Number of Required Spaces (10% of total required parking spaces) 24 Total Outside building 24 (12 racks) Total Provided 24 7. Recycling & Garbage The minimize visual and other impacts, recycling and garbage facilities are located on the north side of the building adjacent to the alley. It is understood that the dumpsters will need to be wheeled into the alley by building management for pick up. 8. Open Space The project site is less than 1 acre and entirely commercial, therefore open space is not required with this project. 9. Snow Storage This Site Plan does not propose any exterior parking areas or impervious areas outside the building and as such no snow storage areas have been identified on site. Snow storage for sidewalks, and entrances will be located adjacent to those facilities. 10. Construction Management To provide a safe working environment for adjacent properties, the project will utilize temporary construction fencing around the project extents which generally follows the perimeter of the property. A 30-CY dumpster will be located near the site in an easily accessible and clearly defined area to provide easy disposal of construction waste. The dumpsters will typically be placed near the alley to allow for easy pick up. See C2.3 Project Overview & Construction Management Plan for more information. C. Parkland This project is not a subdivision and does not propose any residential uses, therefore no parks or CIL are required. D. Building Design The Canopy Hotel in Bozeman, Montana is envisioned as a six-story, 190-room destination hotel located at the intersection of South Rouse Avenue and East Babcock Street in Downtown Bozeman. The proposed development includes two below-grade parking levels that provide 148 vehicle spaces along with auxiliary storage spaces. The ground floor level, which is raised 2’-6” above grade to comply with local floodplain regulations, features a variety of amenities, gathering areas, and back of house support spaces. Levels two through five contain the bulk of the guest rooms along with their corresponding service and utility spaces. The sixth floor is essentially split into two areas, with guest rooms distributed along the east wing and a series of indoor and outdoor amenities, bar, lounge, and restaurant spaces to the west. The non-occupiable roof level contains a screened, centrally located mechanical equipment area. The simple forms and clean lines of the building are further articulated with a material palette that includes a mix of variegated charcoal brickwork, corrugated charcoal metal, textured metal accent panels, black metal trim, multi-lite gridded glazing, and composite wood accent cladding. Featuring a patchwork of masonry tones, textures, and patterns, the ground floor of the building seeks to relate to the surroundings historic architectural fabric while still maintaining a contemporary approach. Similarly, the gridded glazing throughout is meant to harken back to the city’s industrial heritage with modern, energy-efficient systems. Deep-ribbed corrugated charcoal metal panels clad the bulk of the upper floors, providing a simple yet dynamic façade with shadow lines that shift across every face of the building throughout the day. Composite wood soffits and textured metal accent panels break up the rhythm of the façade with contrasting texture and warmth. Finally, a delicate arrangement of accent lighting is distributed throughout the exterior to accentuate certain architectural elements and provide a safe experience along the public right of way while simultaneously avoiding unwanted light from illuminating the immediate surroundings. Additionally, a significant arrangement of local trees and plantings have been proposed around the base of the building to provide shade and help soften the experience along the ground floor. These plants provide an added relief to the building as raised beds, at grade strips, and grated tree wells distributed on either side of the sidewalk along the street-facing west and south sidewalks. Lastly, a large mural is proposed along the northwest corner angled towards the historic Main Street. The corner bridging piece will be developed by a local artist and reflect the unique nature of Bozeman, welcoming locals and visitors to experience the hospitality of the hotel and the broader downtown area. E. Landscaping The Canopy Hotel project provides comprehensive site and landscape planning to lend visual interest to the streetscape and provide a comfortable urban pedestrian experience. Onsite there is a comprehensive landscaping plan that enhances and ties together all the public spaces. Additionally, there is a comprehensive landscaping approach separating the public and private spaces that front along a street. 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, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. Additionally, the landscape plan calls out irrigation types and calculations on. This includes irrigation of all proposed trees, landscape material & beds. F. Site Lighting This Site Plan proposes to provide a comprehensive exterior building in accordance with the standards specified in UDC 38.570. The building entrance as well as the outdoor area will have exterior lighting. This lighting will help accent the building and enhance the overall exterior space. Please refer to the lighting plan set sheets for lighting locations, details, and photometric data. G. Signage The proposed project is located the northeast corner of South Rouse Avenue and East Babcock Street and has 439’ of total frontage. For B-3 this equates to 250 SF (671 SF actually but is capped at 250 SF) of signage allowed for the entire building. Exterior signage designating the building name and the address are exempt as well as window signs (covering less than 25% of the opening), from the maximum allowable signage square footage. A comprehensive sign plan detailing the specific locations of signs will be submitted after final site plan approval. This plan out hatches in the proposed locations of signage and the sizes. It is understood that a separate sign permit application is required for each individual sign. H. Floodplain The proposed project is located directly adjacent to Bozeman Creek as it flows through downtown Bozeman. Due to the urban channelization of the creek and the limitations of the existing culvert under East Mendenhall Street, the creek has the potential to flood during high water events. The 100-year floodplain, both mapped and delineated based on existing grading is shown on multiple drawings. The Zone AE – Regulatory Floodway is also shown on multiple drawings. The proposed project building and site are designed around these existing conditions. The main floor of the building, including the entrances, will be elevated on a concrete foundation to an elevation of 4816.5 (2.2 feet above the BFE). Areas around the building will be stabilized with hardscape and landscaping elements with finished grade elevations nearly at or below the existing ground surface to connect with the adjacent street curbs and alley to the north. Basement parking level floors will be located below the base flood elevation and will be floodproofed and designed in accordance with FEMAs NFIP Technical Bulletin 6 - Requirements for Dry Floodproofed Below-Grade Parking Areas Under Non-Residential and Mixed-Use Buildings. The entry to the parking garage will be located near the east end of the building, outside of the 100-yr floodplain boundary, and the threshold will be set just above the BFE at 4814.35. The basement parking garage entry will also have a removable water-tight barrier designed to be protective to 2-feet above the BFE. The attached floodplain exhibit shows the locations of these proposed flood protection design elements for the new building. For more information please see Appendix J for the Floodplain Design Narrative. I. Traffic A Traffic Impact Study (TIS) conducted by Sanderson Stewart is included in this submittal. A trip distribution is an estimate of site-generated trip routing, which can be determined by several methods such as computerized travel demand models, calculation of travel time for various available routes and/or simple inspection of existing traffic patterns within the project area. The preceding analysis has shown that redevelopment on the Canopy Hotel site will generate a moderate volume of new traffic demand for area streets and intersections. Through the planned development, it is estimated that approximately 1,526 total new external vehicle trips could be generated daily. Please see Appendix G for more information relating to traffic impacts. J. Water Rights Griffin Neilson has been contacted to request a determination on what cash-in-lieu of water rights are required for the Site Plan Application. Upon final calculation, the fee will be paid prior to final site plan approval. The request letter is included as Appendix K. K. Subdivision Exemption It is understood that a subdivision exemption application will be required prior to final site plan approval to remove all the internal lot lines. This application is in the works and will be submitted after the site plan is submitted and deemed adequate. L. CCOA Checklist Items If demolition is proposed, provide a complete submittal with checklist items in form DEM. Applicant Response: The current proposal is to demolish the existing Salvation Army building. The demolition of this non-eligible structure is necessary in order to be able to construct the new building that is being proposed. Please see Sheet C2.2 for additional information on demolition. Date of construction of structure if known. Applicant Response: The existing building is estimated to have been constructed in 1978. Property record form, both original and updated. Applicant Response: Please see the property record forms attached as Appendix F. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. Applicant Response: Please see Site Plan Sheets SP100-SP311 and the narrative above outlining the proposed building. Historical information such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the proposed changes to the property. Applicant Response: Please see Appendix F for Historic Property Records. Appendix E contains a set of site photos for reference. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extend of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: The drawing set contains detailed elevations for each face of the proposed building. Additionally, please see Appendix E for site photos. Include a separate site plan displaying existing conditions such as lot boundaries, dimensions, setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features, and topography. Applicant Response: Please see Plan Set Sheet C2.1 for an existing site plan and sheet SP100 for our proposed Site Plan. Site plan depending on project complexity with north narrow, property dimensions, location of buildings, parking, driveways, fencing, landscaping, setbacks, utilities, access, pedestrian facilities, and location of changes proposed. Applicant Response: Please see Plan Set Sheet C2.1 for an existing site plan and sheet SP100 for our proposed Site Plan. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show existing and proposed changes. Applicant Response: Elevations have been included in the drawing set, please see sheets SP300-311. Proposed changes are indicated on the drawings. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations. Applicant Response: Please see sheets SP300-311 for the building elevations and proposed materials. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. Applicant Response: Please see the Demo Plan included in the Civil Plan Set as Sheet C2.2. This proposal is to demolish all the existing structures. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected nonconforming status per Section 38.280.040.B BMC has been met or surpassed. Applicant Response: At this time, there are no known non-conformities. This application is for an entirely new building, so any non-conformities will be brought into compliance with this application. For minor screen, storefront or window/door changes or replacements, and other minor changes: pictures, specifications and other information that will clearly express the proposed changes or alterations to the property. Applicant Response: This application is for a new building, not minor modifications. This item is not applicable. Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurately. Applicant Response: Please see the finish selections on SP300-311. Additionally, lighting cutsheet information is included in Appendix M. Floor plans showing floor layout including square footage and proposed use for each room and area within the building clearly showing areas to be changed or added to. Suggested scale of 1/4” = 1’-0”. Applicant Response: Floor plans have been included in the architectural plan set. Please see sheets SP100.01-107. Detailed plans will follow for Building Permit Applications. Parking plan and calculation for all uses, if proposed changes to the property require review of parking requirements. Applicant Response: Please see the Parking Calculations included above. Parking for this site is proposed to be provided on-site. The proposed on-site parking will be provided in within the basement level of the building. A schedule for the proposed changes to the property if to be phased or if applicable. Applicant Response: The Applicant is not going to phase the improvements proposed in this application. Any additional modifications will be submitted and approved through a MOD Application, and subsequent Building Permit Applications where required. M. Demolition Checklist 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations proposed to buildings, structures and site layouts on the property. Application Response: Please see Appendix F for Historic Property Records. The proposal is to demolish the existing Salvation Army building. 2. Historical information, such as pictures, plans, authenticated verbal records and similar research documentation which describe the property’s historic significance that may be relevant to the proposed changes to the property. A current Montana Property Record Form may be used to document the existing conditions on the site and determine the property’s historic significance. Application Response: Please see Appendix F for Historic Property Records. 3. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extent of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: Please See Appendix E for reference pictures of the buildings. 4. Site plan showing), parking, driveways, fencing, landscaping, setbacks. a. Property dimensions b. Location of building(s) and changes proposed c. Setbacks d. Pedestrian and vehicular circulation e. Location of utilities Application Response: Please see plan set sheet SP100 for this information. 5. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. Application Response: Please see plan set sheet C2.1 for this information. 6. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non-conforming status per Section 38.280.040 BMC has been met or surpassed. Application Response: At this time there are no known non-conformities. 7. If the property is classified as historic, whether by listing on the National Register of Historic Places, identification as “eligible” or “contributing,” identification as a Landmark or in a local district, definitive evidence shall be provided in support of demolishing the structure under Section 38.340.090.C and Section 38.340.100 including: a. The structure or site has no viable economic or useful life remaining, based on evidence supplied by the applicant. This may include a structural analysis and cost comparison evaluating the cost to repair and/ or rehabilitate versus the cost of demolition and redevelopment using the International Existing Buildings Code. b. The structure or site is a threat to public health or safety, and that no reasonable repairs or alterations will remove such threat; any costs associated with the removal of health or safety threats must exceed the value of the structure. Application Response: The Historic Property Record Form indicates this building is not eligible for a recommendation of National Register of Historic Places Status. It also goes on to say that the building does not possess any clear association with significant events or person in history. N. Responses to Chapter 4B - Guidelines for the B3 Commercial Area Mass and Scale Policy: The scale and character of the Main Street Historic District should be protected. The area covered under this subchapter, should be able to accommodate compatible contemporary development of greater height and density. Varied mass and scale along a streetscape and block is inevitable and can contribute to a more interesting urban pattern that continues to evolve over time. 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. • Floor area ratio for any new construction project shall be a minimum of 1.0 FAR. Lower FAR ratios are acceptable with renovation or remodeling of existing structures. • Floor-to-floor heights for commercial and mixed use buildings shall be designed to accommodate a variety of current and future uses. The first floor level of new commercial and mixed use buildings shall maintain a minimum floor-to-floor height of 15 feet. • Buildings with 100 percent residential uses are exempt from the 15 foot floor-to-floor height requirement but are encouraged to consider taller first floors to provide flexibility for a variety of uses over time. RESPONSE: The Canopy Hotel project site is east of the Main Street Historic District. Regardless, the building contains ground level amenity spaces as well as commercial areas which emulate a traditional downtown mixed-use building outside the core. The floor-to-floor heights have been carefully studied and the ground floor has a minimum relative dimension of 15’. The FAR, at approximately 26.5, is significantly higher than 1. 2. Innovative development and diversity of design is encouraged. • Buildings and streetscapes should be of high quality and reflect a variety of architectural styles. • Decorative architectural adornment or other architectural patterns that convey a false sense of historic period are discouraged. • Buildings and additions should undergo a critical and rigorous design process by design professionals that includes an emphasis on best practice designs to address sustainable development. • Innovative use of varied materials is encouraged. RESPONSE: The building features ground level brick to complement the downtown district. Above the ground floor a composition of metal and glass models the elevations. The forms recede on the second level and above and changes materials to create an interesting and lighter appearance. The streetscape has been designed to balance the urban streetscape nature of the building with the transition into the more residential areas further to the south. Additional landscaping has been proposed in the ROW to create interest and moderate the wider sidewalk. At the ground level, storefront glazing systems have been proposed to help promote commercial activity. 3. A new building should exhibit clear order and comprehensive composition on all elevations. • Entire facades of a single surface are discouraged. A combination of materials and articulation of building elements shall be expressed in the proposed architectural character. • Layering of design elements is encouraged. • A clear narrative of the design process and intent and compliance with these guidelines shall be included in the application. The narrative shall address these guidelines and may propose alternative method(s) of compliance that clearly meet the intent of these guidelines. Alternate proposals may be approved by the Director of Community Development. RESPONSE: The Block B architecture has a clear form, order and composition to address all 4 sides. The uses of multiple complementary building materials, stepping the building back and forth with massing helps create a layered composition. 4. Building interface with residential zone properties. • Building facades along alleys shall incorporate a variety of materials and incorporate elements, including windows, to provide visual interest to minimize the massing and scale of the building. • Building sites that abut or are across an alley from a residential zone district shall be sensitive to the interface where the properties meet by meeting the required setback from the residentially zoned property and providing a transition zone. o Along the interior side or rear property line, commencing at a vertical height of 44 feet the building shall step back at an angle no greater than 45 degrees. o Commercial zoned properties that abut residential zoned properties shall be exempt from the step back and height transition zone requirements if: the commercial and residential zoned lots are under unified ownership and are being developed under a master site plan. • Primary entries to buildings shall be clearly identifiable from the street. • Large expanses of glass as a building façade treatment is discouraged. RESPONSE: This project is located within the B-3 district and is surrounded by B-3 on all sides. Building Quality Policy: New buildings shall be designed to a high level of permanence and quality. • New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman. • Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design. RESPONSE: The Block B building was designed to compliment and anchor the B-3 district. This project will conform to the building and energy codes which ensure that the building is designed to a high-performance levels. Building Roof Form Policy: Roof forms should be primarily flat roofs with other roof forms that fit to the architectural character of the application. 1. Use flat roof lines as the primary roof form. • Rooftop balconies and decks are encouraged. • Green roofs are encouraged. • Mechanical equipment should be located on the roof when feasible. Solar applications are encouraged to screen other mechanical equipment. 2. The use of other roof forms. • Depending on the architectural style and site context, a variety of other roof forms may also be appropriate. RESPONSE: This building uses flat roofs for the roof from. The mechanical equipment will be located on the taller roof and screened from view. Site Design Policy: All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. 1. Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. • Place the facade of the building at the minimum front setback line except when creating a public space. • Commercial building facades along secondary (local) streets shall enhance the pedestrian experience by providing street level facades with a minimum of 50% transparent windows. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety. RESPONSE: The Canopy Hotel is designed for store fronting conditions, while other measures soften the hardscape feel while maintaining the required sidewalk widths. The end result will be safe comfortable and visual appealing to pedestrians, bicyclists and motorists – residents and visitors alike. Finally, there is a significant amount of glazing at the ground level to help promote an activated storefront condition. Parking Facilities Policy: Minimize the visual impacts of parking. 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots. • Considerations should be given to both on-grade or subgrade options. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge. • A parking structure in the area should enhance the streetscape by being wrapped with commercial uses or another active use along the street edge to separate the facility from the street and to add activity to the street. • Other methods of accomplishing this include, but are not limited to - Murals or public art - Landscaping and urban plazas 3. For residential projects, enclosed parking is preferred to surface parking lots. i. If individual enclosed parking is provided, consider locating it in a garage accessed internally or from an alley, when feasible. ii. Locating enclosed parking on the front facade of a multi-household building is inappropriate. Doing so may increase the perceived mass and scale of the structure as a whole. RESPONSE: The Canopy Hotel is proposing underground parking to meet its parking requirements which is preferred in the NCOD. As documented above, the decision was made to orient the 190 room Hotel's garage entrance towards the street, where this intersection will be designed using best practices. This design choice ensures the building's frontage maximizes active commercial space along the street, reduces safety risks associated with poor alley sightlines and multiple access points crossing sidewalks, and supports the vision of activating pedestrian movement along downtown alleys, as per the Downtown Improvement plan. Finally, The Commission's, during the May 6, 2019 meeting, desired flexibility in applying standards underscores the importance of balancing design with safety and urban planning objectives with specific conditions. Signs Policy: All signs should be designed to fit the overall context of the building and the district. 1. Commercial and Mixed Use projects should include a variety of creative and clear signage. iii. Wall-mounted and projecting signs, as well as canopy and awning signs in some circumstances are preferred. iv. Directory signs support a pedestrian scale and are strongly encouraged where appropriate. v. Artful, whimsical and creative signage is encouraged. A comprehensive sign plan may be required; however, it is not intended to promote monotony. RESPONSE: This building is for a hotel with a restaurant inside and therefore the signage on the building will be relatively limited. There will be building name signage on the building as well as signage for the restaurant spaces. At this time, signage has not been integrated into the design as naming, graphics are on-going and sign permits are separate applications. These areas will be considered when signage is further developed. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place. vi. Wall-mounted signage is most appropriate. vii. Artful, whimsical and creative signage is encouraged. RESPONSE: This is for a hotel not residential. At this time the signage has not been determined and will be permitted under a future Sign Permit Application. 3. All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience. 1. A flush-mounted or letter sign should be subordinate to the overall building composition. viii. A sign should appear in scale with the facade. ix. Locate a sign on a building such that it will emphasize design elements of the facade itself. x. Mount a sign to fit within existing architectural features. xi. Use the shape of the sign to help reinforce the design elements of the building. • b. A window sign may be considered. xii. A window sign may be painted on the glass or hung just inside a window. • c. A projecting sign, which projects from the building front, may be considered. xiii. A small hanging sign is easier for a pedestrian to read than other sign types and is encouraged. xiv. A small hanging sign should be located near the entrance, just above the door or to the side of it. xv. A hanging sign should be mounted perpendicular with the building facade. xvi. A hanging sign should provide clearance between the sidewalk surface and the bottom of the sign. • d. Awning and canopy signs may be considered. xvii. Consider a canopy or awning sign where a flush-mounted sign would obscure architectural details. • e. A directory sign may be considered. xviii. Where several businesses share a building, coordinate the signs. Align several smaller signs, or group them into a single panel as a directory. xix. Use similar forms or backgrounds for the signs to tie them together visually and make them easier to read. • f. A pole mounted or monument sign may be considered. xx. A freestanding sign may be used in areas where buildings are primarily set back from the street edge. For example, a freestanding sign may be used in the front yard of a residence with an accessory commercial use. xxi. A monument sign may be used in areas where buildings are primarily set back from the street edge. • g. Using a symbol for a sign is encouraged. xxii. A symbol sign adds interest to the street, can be read quickly and is remembered better than written words. RESPONSE: The building will feature some identification signage and some restaurant signage. The signage on the building will most likely be wall mounted or a canopy sign. At this time the signage has not been determined and will be permitted under a future Sign Permit Application. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the downtown and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which landscape features may occur on the site. Alleys • Policy: Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys contribute to the character of the district. 1. The traditional scale and width of alleys should be continued. Maintain the traditional character and scale of an alley by locating buildings and fences along the alley edges to maintain the alley edge. RESPONSE: There is an east/west alley that runs behind the project site, which will be maintained with this project. The building is setback the required distances and will maintain the traditional alley character. As discussed above, the decision was made to orient the 190 room Hotel's garage entrance towards the street, where this intersection will be designed using best practices. This design choice ensures the building's frontage maximizes active commercial space along the street, reduces safety risks associated with poor alley sightlines and multiple access points crossing sidewalks, and supports the vision of activating pedestrian movement along downtown alleys, as per the Downtown Improvement plan. Finally, The Commission's, during the May 6, 2019 meeting, desired flexibility in applying standards underscores the importance of balancing design with safety and urban planning objectives with specific conditions. Streetscape • Policy: Maintain the character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Guidelines: • Maintain the variety of street paving designs. • Consider utilizing the variety of sidewalk designs. xxiii. Where a detached (sidewalks separated from the street by a strip of grass) sidewalk exists, it should be preserved. xxiv. Where no sidewalk exists a new sidewalk is required; it should be constructed to be in character with the traditional sidewalks in the neighborhood. 1. Use of planting strips is encouraged. xxv. Planting strips should act as a transition between public and semipublic spaces. xxvi. Where planting strips between the curb and sidewalk exist they should be maintained. xxvii. If new detached sidewalks are installed new planting strips should be provided. 2. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. xxviii. Existing street trees should be preserved, when feasible. xxix. If a new detached sidewalk is to be created, street trees should be an accompanying feature. xxx. If a new sidewalk is to be installed, it should detour around mature street trees, when feasible. xxxi. When an existing street tree dies, it should be replaced. xxxii. Any new developments should include street trees. xxxiii. The historic urban design character for street tree placement should be considered when enforcing city street standards. RESPONSE: The design approach for the Canopy Hotel streetscape seeks to harmonize the urban context of the site with transition to the developing mixed-use residential neighborhoods to the south. While the project follows the storefront block frontage standards, slight modifications have been made to align with specific programming on site. Minimum sidewalk widths have been preserved to maintain the urban character, but landscaping beds have been expanded to accommodate additional trees and plantings. Finally, this project will feature the historic downtown lights, which will help promote the historic urban character. Landscape Design Policy: Landscaping enhances the built environment. Plant beds near and around building foundations and along walkways are encouraged. Some sites may containing plantings that have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. Guidelines: • Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment. xxxiv. Include existing vegetation as a part of a landscape design scheme where appropriate. xxxv. In re-development areas, retention of healthy trees and vegetation clusters should be given consideration for retention to the maximum extent possible, especially mature trees, 6” or greater in diameter, and to vegetation clusters with significant visual impact. RESPONSE: The site looks to expand upon and provide significantly more landscaping than is required in the ROW. Additional street trees are being proposed as well as expanded planting beds. The existing vegetation is being evaluated by tree specialists to determine if they can be relocated to a new home. While these conversations are in the early stage our hope is that the trees worth relocating can be. Utilities and Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Guidelines: • Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. 1. • Screen service entrances with walls, fences or plantings. 2. • When it will be visible from a public way, a service area screen should be in character with the building and site it serves. 3. • Areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses shall be located so as not to be visible from abutting streets. • 2. Position service areas to minimize conflicts with other abutting uses. 1. • Minimize noise impacts by locating sources of offensive sounds away from other uses. 2. • Use an alley system to locate service areas, when feasible. RESPONSE: Service entrances and mechanical equipment have been carefully studied to minimize their visual effects. Necessary equipment is located on the alley. Service areas are located adjacent to the building in the alley. The goal is to minimize the potential or any impacts to this and surrounding projects. Site Furniture Policy: Site furnishings, including bicycle racks, waste receptacles and light standards, are features of contemporary life in Bozeman. Few of these elements appeared historically in the community and it is important that the character of these elements not impede one’s ability to interpret the historic character of the area. Guidelines: • Site furniture should be simple in character. xxxvi. Avoid any highly ornate design that would misrepresent the history of the area. xxxvii. Benches, bike racks and trash receptacles are examples of site furnishings that may be considered. xxxviii. In public open spaces within a project, trash and recycling receptacles should be placed near seating areas and at points of entry. RESPONSE: Bike racks and other site furniture were thoughtfully chosen to engage and activate the streetscape. Bike racks are located throughout the site and have been strategically placed near entrances. The design of these will fit into the context of the site.