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HomeMy WebLinkAbout001 - NARRATIVEBOUTIQUE HOTEL MENDENHALL CCOA/SITE PLAN APPLICATION RC 2 December 2024 TABLE OF CONTENTS 1. Commercial Certificate of Appropriateness Application, Site Plan Forms & Checklists 2. Project Team 3. Narrative a. General site information b. Site considerations c. Parkland d. Building design e. Flood Plain f. Landscaping g. Site Lighting h. Traffic i. Water rights j. Deviation Request k. CCOA Checklist Items 4. Appendices Appendix A – Vicinity Map Appendix B – Existing zoning Appendix C – Existing Plat Appendix D – Existing Site Photos & Historical Images Appendix E –Traffic Impact Study Appendix F – Water, Sewer and Stormwater Design Report Appendix G– Stormwater Maintenance Plan Appendix H – CILWR Determination Request Appendix I – Dry Floodproofing Measures Appendix J – Draft Off-site Parking Agreement Appendix K – Window, Doors, Bike Rack & Pavers 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 Base $3,161 $3,069 Dwelling Units $125 per unit 0 $0 Commercial Area $400 Per 1,000 SF 64,684 $25,873.60 Deviation $333 1 $333 Total $29,367.60 2. Project Team OWNER / APPLICANT PAINE GROUP (Attn: Matt Paine) Matt@painegroup.com 402 East Main Street, Suite 3 Bozeman, Montana 59715 p. 406.577.8301 PROJECT CONSULTANTS ARCHITECT/PLANNER Intrinsik Architecture (Attn. Tyler Steinway) Tsteinway@intrinsikarchitecture.com 106 East Babcock, Suite 1A Bozeman, Montana 59715 p. 406.582.8988 CIVIL ENGINEER TD&H Engineering (Attn: Cody Croskey) Cody.Croskey@tdhengineering.com 234 East Babcock Street, Suite 3 Bozeman, Montana 59715 p. 406.586.0277 LANDSCAPE ARCHITECT DESIGN 5 LANDSCAPE ARCHITECTURE (Attn: Nate Beck) nate@design5la.com 111 North Tracy Avenue Bozeman, Montana 59715 p. 406.587.4873 3. Site Plan Narrative A. General site information This Site Plan Application proposes to develop an under-utilized parcel located in downtown Bozeman. Currently vacant, and being used as a surface parking lot, the proposed project consists of the construction of a new 6-story boutique hotel building with amenities. The ground floor level includes the hotel lobby, restaurant/bar space, event space, and back of house operations. Subsequent levels above the main level include a variety of guest room options, while the project also proposes a limited basement space below grade, which will house additional back of house functions as well as storage and some hotel amenities. A rooftop bar is proposed as well on the 6th level to take advantage of the project’s location and panoramic views of the surrounding valley. Site improvements include sidewalk and streetscape enhancement, landscaping, and additional site amenities as described in this Site Plan application. The subject property is located on the south side of East Mendenhall Street between North Bozeman Avenue & North Rouse Avenue. The project site consists of one parcel. The project site totals 17,903 SF (0.411 Acres) overall, however the buildable area is approximately 9,740 SF due to the Bozeman Creek watercourse setback requirements. The project site is designated “Community 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, and the unique relationship to Bozeman Creek, all contribute to make this an ideal location for urban infill. B. Site considerations 1. Setbacks & Utilities Setbacks This building will front along East Mendenhall and will take advantage of the Storefront Block frontage which puts the face of the building at the back of the 12’ sidewalk. This building is located in the B-3 core and will have 0’ setbacks off the sides of the building. Additionally, the rear the building will be setback approximately 23’ from the property line. This building complies with all the B-3 zoning standards and the block frontage setbacks. Infrastructure New water and sewer services will be constructed off the existing East Mendenhall Street main lines to service this building. It is understood that proper permits in order to cut the street and install these services will be required. 2. Block Frontage The street frontage along Mendenhall (Storefront Block Frontage) is intended to mimic the Downtown Bozeman aesthetic. BHM will be using street lighting, public bicycle parking, and street trees to match the downtown Bozeman design. Bike racks for public use are intended to mimic the downtown main street appeal and future Mendenhall use design standards. There will be landscaped plazas on the east side of the building to help showcase future events spaces for the hotel along as adding to the unique watercourse that passes through the site for all to enjoy. This application also aims to enhance the pedestrian experience with a combination of a limestone and metal façade and ample transparency to provide visual interest for passersby and a connection to the activity on the main level. 3. Accessible provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 standards for accessible design. Specifically pertaining to this site plan, the site design provides has accessible drop off spaces located directly in front of the building. The main building entry is connected via an accessible pathway system which is in compliance with the requirements for an accessible route. 4. Parking Given the small downtown nature of this lot parking for this building will be provided off-site with a Parking Agreement. A parking lease has been secured with the property to the east. A draft agreement to the city’s specifications has been included as Appendix J. The agreement is for 46 spaces. After coordination and consulting with our hotel operator it was determined that we were overestimating the maximum number of hotel staff on a shift at a time. As a result, those calculations have been adjusted slightly. It is our understanding that the proposed offsite parking lot is a legal non-conforming use and can legally exist today. The use of parking on the adjacent site exists today and the only change is the user not the use. Additionally, the intent with that standards is the if you are building new off-site parking it must be built in accordance with the standards. Finally, due to existing conditions, including watercourse setback, block frontage standards and parking design standards, building a code compliant parking lot would result in only a few spots which makes it economically inviable. Parking Calculations Table Level Program Square Footage 3,000 SF Exempt (B-3) Square Footage After Reduction Number of Rooms Number of Employees / Number of Seats Parking Factor Required Number of Spaces Blanket Reductions Required Parking after reduction Basem ent Mechanical & Tennant Storage (Exempt) 6,521 0 0 0 0 N/A N/A N/A N/A Ground Restaurant/ Bar 2,144 2,144 0 0 60 0 50% 0 Ground Event Space 1,305 0 1,305 0 87 1 space per 5 seats (17.4), with reduction of 1 space per every 4 guests rooms (21.75) 0 30% 0 Level 2 Hotel Rooms 8,873 0 8,873 17 10 1.1 28 30% 19 Level 3 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12 Level 4 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12 Level 5 Hotel Rooms 8,873 0 8,873 17 0 1.1 18 30% 12 Level 6 Hotel Rooms 1,870 0 1,870 3 0 1.1 3 30% 2 Level 6 Restaurant/ Bar 1,549 856 693 0 0 60 11 50% 5 Level 6 Restaurant/ Bar patio 1,400 0 1,400 0 0 120 11 50% 5 TOTAL 9,825 3,000 71 10 employees 87 Seats 67 Other Reductions Section 38.540.050.C.(3) - Within 800’ of Transit Stop – 10% 6 Section 38.540.050.C.(4) - Within 800’ of Structured Parking – 15% 10 Section 38.540.050.C.(6).a - Bike Parking - 10% 6 TOTAL REQUIRED 45 TOTAL PROVIDED ONSITE 0 TOTAL PROVIDED IN OFF SITE PARKING AGREEMENT 46 The Applicant would like to use a few of the on-street parking spaces to create valet parking spaces for the hotel guests. It is understood that this is governed by a separate section of the Bozeman Municipal Code and is handled under process 34.05.060 & 34.05.070. 5. Bike Parking The required parking before any reductions for the site is 107 spaces which then requires 10 bike parking spaces (10% of total parking). In addition to this the applicant is proposing to provide additional bike parking as a parking reduction (12 spaces – 2 spaces for every car space reduced). As a part of the sidewalk upgrades, we are proposing to install 5 bike racks (10 spaces) in the R.O.W. Additionally, 12 covered spaces in a bike room in the basement of the building. Please see the specification sheet (Appendix K) and the site plan for more information. 6. Trash Service Area Refuse and recycling containers will be at the rear of the site adjacent to the alley located behind the building. It is important to note that while the dumpster and any subsequent tots are located on the alley and as such are not required to meet any UDC design standards for the service area (38.520.070.B.3.). Please refer to Sheets SP100 C2.1 for location and access. 7. Open Space This project is entirely commercial, and the project site is significantly less than 1 acres, therefore open space for this project is not required. 8. 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 yet excludes the creek. 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. Construction staging areas will likely be on site or in a designated off-site location. See C2.2 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 building will be located on the west-northwestern portion of the site and with a watercourse setback running along the eastern portion of the parcel. As noted earlier, a pedestrian friendly commercial storefront experience is the intent along East Mendenhall Street. Block frontage standards will be addressed accordingly and includes wide sidewalks, glazing, setbacks, and weather protection features. The building is located outside of the platted 35’ watercourse setback. Currently the mechanical equipment is proposed to be located on the roof of the as noted on the roof plan. The applicant is aware that if this configuration changes, and/or if any future exterior mechanical equipment is added it needs to be provided with screening. A Modification to an Approved Plan application will be filed with the City if any exterior equipment is incorporated into the project. Exterior meters and associated screening are noted on the Architectural Site and Landscape Plans. In the following sections the applicant will go into the building design in greater detail. The formal massing concept for this project creates a signature building that contributes to the pattern and style of the Downtown core. Striation is used in the overall mass to delineate and establish a base, a middle, and top. This design suggests a formal or traditional composition of urban development and seeks to break the overall building down into smaller components. The base creates a strong presence at the street level for the pedestrian experience, while the middle portion of the building with its rhythm of fenestration and openings further this notion. Lastly, the required form based zoning of the district helps to reduce the overall effective scale of the building and affords the opportunity for the uppermost floor of the building to set back from the from the face of the building and create a terrace for the roof top amenity. Furthermore, the series of glazed on the north and east face of the building serves to emphasize its relationship and connectivity to the exterior amenity space at the ground level and the creek while softening the building’s edge. Likewise other design details will further contribute to the reduction of the overall building mass into smaller forms which respect the scale of surrounding Downtown development. Similarly, the building is primarily clad in a limestone veneer product, with metal cladding wrapping most of ground floor, as well as glazing to further its association with its downtown context. Metal panels were chosen along the first-floor storefront in order to delineate these spaces from guest room uses above and provide maximum durability and feeling of quality at the pedestrian level. Whereas limestone was chosen as the primary building material due to its durability and its design flexibility. Weather protection is provided at all primary building entries by either recessing the entry or a projected awning. Along the Mendenhall Street frontage, two separate awnings span 63% of the length of the building, with a depth of 5’ per UDC requirements. This weather protection includes the primary building entries. Departure Request The applicant is seeking a departure from the Storefront Block Frontage transparency requirements, which mandate that 60% of the ground level between 30 inches and 10 feet be transparent. This standard aims to foster an active storefront environment and enhance the pedestrian experience. The applicant requests to reduce this requirement by 5% from 60% to 55%. There is a significant amount of transparency along the front elevation, designed to align with the building’s overall architectural language. Additionally, rather than a flat façade between the windows there is special detailing to provide relief and visual interest to the building at the ground level. The applicant believes that increasing transparency at the ground level would diminish the architectural relief details integral to the building’s design, ultimately making it less engaging. The goal of the Storefront standard is to cultivate a vibrant and inviting streetscape, yet this often results in the flat glass wall storefronts commonly found downtown. This project aspires to create a distinctive building that reflects and celebrates elements of Bozeman’s history while maintaining its uniqueness. One keyway this is achieved is through the thoughtfully designed storefront transparency system. This reduction of 5% will allow for a more thoughtful and unique way to creating visual interest at the pedestrian level. Finally, it should be noted that there are no blank walls on this front façade. E. Floodplain As mentioned previously, 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. Foremost, the building and its foundation is kept out of the Floodway providing the building with its distinctive footprint. Also, the majority of the building is elevated out of the floodplain and designed to be 2’+ above the Base Flood Elevation (BFE), which also includes a partial basement under a portion of the building. For the purposes of this submittal Hotels are considered a commercial building and as such the lobby space is allowed to be dry floodproofed per FEMA guidelines. Following the FEMA National Flood Insurance Program Technical Bulletin 3 which outlines the Requirements for the Design and Certification of Dry Floodproofed Non- Residential and Mixed-Use Buildings, the building entrance on East Mendenhall will be protected by Dry Floodproofing measures. As opposed to using a floodshield integrated into the design of the building at the main entrance and other doors along East Mendenhall and at the BFE, the proprietary product Savannah Trims is to be used to dry floodproof that portion of the building. More information on specifically how this product is integrated into the building will be provided in the building permit submittal. Appendix I illustrates the intent how it has been utilized on other projects across the country. A current Floodplain Permit is in place for the property, however it was for a different project and will expire in September of 2024. The Floodplain Administrator has determined a new Floodplain Permit will be required for this Boutique Hotel Project. The applicant is aware of this requirement and will submit said permit application when the project is further along in the site plan process and initial comments have been received. It is also understood that a FEMA Emergency Response Plan detailing employee training, response times, deployment plans, testing, maintenance scheduling, and other pertinent information will be included with the Floodplain permit application. F. Landscaping The project provides comprehensive site and landscape planning to lend visual interest to the streetscape and provide a comfortable urban pedestrian experience. As part of the larger E. Mendenhall Street improvements, the sidewalk and R.O.W. will be improved with grated trees, scoring patterns, and bike racks that create a sense of place and acknowledges the central core of the site as business-oriented space. 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, use of trees within watercourse setback, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. G. Site lighting There are accent lights proposed on the façade of the building—on the north and east elevations. Other lighting includes wall sconces and site lighting. Please see plan set sheet ES1.1 – ES1.6 for more information on the proposed locations, photometrics, spec sheets and details. H. Traffic The Engineering Department with the City of Bozeman has determined that a Traffic Impact Study is required for this project. Please see Appendix E. I. Water rights The City of Bozeman Engineering Department (Griffin Neilson) has been contacted to determine what cash-in-lieu of water rights are required for the site. An estimate has been provided. Upon final acceptance by the City of Bozeman Engineering Department, the fee will be paid by the owner prior to site plan approval. Please see Appendix H documenting the ongoing conversation with Engineering. J. Deviation Request This project includes a Deviation from the Bozeman Municipal Code. This Deviation was previously requested & approved by the Commission, but the project did not move forward. This application looks to request the same departure. Section 38.410.100 of the Bozeman Municipal Code stipulates the watercourse setback for the subject property as a minimum of 35 feet. There is no dispute that the intent of the watercourse setback is inherently appropriate and necessary to protect Bozeman Creek as an asset and amenity to the community, however as applied/interpreted, the applicant thinks it is wrongly dismissing the urban location of the site and the surrounding context. The applicant believes the Code language was written to address suburban development and does not contemplate development within the Downtown District. The intention with the Deviation request to allow for an exterior patio space to encroach into the watercourse setback. This objective stems from several goals of the Downtown Improvement Plan. The adopted 2019 Downtown Improvement Plan (DBIP) is the neighborhood plan for the downtown areas and provides recommendations in shaping Bozeman’s Downtown. Bozeman Creek and specifically enhancing and restoring the creek, is incorporated throughout the document. The ‘More than Main Street” theme specifically calls to, “Transform Bozeman Creek into a linear landscape, with restoration and access when possible.” Further in this document, under the “Connected to Nature & Culture” theme it calls for Bozeman creek to be revealed, celebrated and activated. The design of the plaza areas (with the requested Deviation) that is proposed to extend into the watercourse setback aims to accomplish these goals and objectives. Pursuant to Section 38.340.070 of the UDC, there are three criteria for granting deviation from underlaying zoning requirements. 1. Modifications must be more historically appropriate for the building and site in question and the adjacent properties, as determined by the standards in Section 38.340.050, than would be achieved under literal enforcement of this chapter. The project site is in the heart of Downtown Bozeman where development has a long history of building up to and even over the creek. The BMC, however, further stipulates [Section 38.410.100.A.1.a.(2)] “No fence, residential or commercial structure, fill material, parking or other similar improvements shall be located with required watercourse setbacks.” Therein lies the point of contention with the project and its desire to engage with the creek in a meaningful way. The project proposes to use a more historic pattern of development and improve the open space between the building and the creek by adding a landscaped plaza in the open space for use by the guests of the building as well as the public. The plaza includes hardscape and landscaping for viewing the creek. It is important to note, it does not include any portion of the building encroaching into the 35’ watercourse setback. Again, the historic pattern of development with regards to Bozeman Creek as it traverses through the Downtown was one of building either up to or over the creek. Appendix D of this document includes multiple historic photographs showing structures being built on the creek. Portions of the retaining walls which form the embankments for segments of the creek are actually former rubble foundations of structures no longer present. Early Sanborn maps of the site corroborate this information and are also included in the appendix. There is even evidence from the City of Bozeman’s original town plat which indicates the creek flowing in a much more natural and meandering path across Block D as opposed to its current, forced linear course taken. One only need to look south across the alley to witness Bozeman Creek emerging from under the Bar IX building as it flows north toward the project site. 2. Modifications will have minimal adverse effects on abutting properties or the permitted uses thereof. Since the surrounding context share the previously mentioned historic development pattern, the modifications will have minimal adverse effects on the abutting properties and permitted uses thereof. The proposed modifications have the potential create an amenity which will enhance creek and abutting properties as well. The modifications will assure the protection of public health, safety and general welfare by their very nature. The modifications will allow guests and the public alike to enjoy a ‘parklike’ setting in the Downtown District. 3. Modifications must assure the protection of the public health, safety and general welfare. Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; Landscaping and maintenance thereof; architectural, site plan and landscape design modifications or any other conditions in conformity with the intent and purpose set forth in this part 1. Lastly, the requested departure will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. The 2019 Downtown Bozeman Improvement Plan recognizes the current state of Bozeman Creek and how hard it is to engage with Downtown. Bozeman Creek is largely overgrown, walled and/or fenced throughout the Downtown which affects how people interact with the creek. The requested departure to improve the open space adjacent to the creek will help revitalize the waterway by making the water visible to the public and highlighting it as a unique amenity to Bozeman. The Downtown Plan goes on to state; “Nothing builds stewardship for natural resources better than hands-on engagement. Creating points of access to the water’s edge and the water itself, overlooks and seating areas and continuous pathways allow the public to experience the waterways, watching their change and dynamism over the course of a day and throughout the seasons. Public events and art can creatively leverage waterways as destinations, bringing people to the creek and delighting them with the potentials.” Proposed improvements to the open space could also include informational materials regarding creek restoration, rehabilitation, and other water related conservation. K. CCOA Checklist Items If demolition is proposed, provide a complete submittal with checklist items in form DEM. Applicant Response: N/a. The property is vacant, and no structure exists to be demolished. The DEM Checklist has been left out of this application because the property is vacant. Date of construction of structure if known. Applicant Response: N/a Property record form, both original and updated. Applicant Response: N/a 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 Sheet SP200-201 and Section 3 above for our project narrative outlining the proposed changes. 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: N/a. 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: N/a. 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 sheets 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 sheets 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: Please see proposed elevations in the drawing set, sheets SP300- 303. 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 SP300-303 for the building elevations and sheet SP310 for the proposed materials. Additionally, Please see the Architectural Plan Set. 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: N/a. 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: N/a. 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: N/a. 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 SP310. Additionally, lighting plan set sheet ES1.4 for cutsheet information. 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. 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. 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.