Loading...
HomeMy WebLinkAbout23185 Staff Report Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 1 of 48 Application No. 23185 Type Site Plan, Certificate of Appropriateness Project Name Hotel Bozeman Summary A Site Plan application to allow the construction of two hotel buildings on two parcels within the approved North Central Master Site Plan (Application #21029). Both hotels are 6 stories tall with the west hotel containing 69 guest rooms, and the east hotel containing 131 guest rooms. Both buildings contain additional uses including restaurant and retail spaces. Site improvements include a pedestrian corridor between the buildings, landscaping, lighting, commercial open space, and on-site and off-site infrastructure upgrades including utilities, streets, curb, and sidewalks. Zoning B-3 Growth Policy Traditional Core Parcel Size 1.09 Acres, combined lots Lot 2, Block A = 0.37 Acres Lot 3, Block A = 0.72 Acres Overlay District(s) Neighborhood Conservation Overlay District Street Address 205 N. Tracy Avenue and 15 W. Lamme Street Legal Description Tracy’s 3rd Add, S07, T02 S, R06 E, Block A, Lot 2 - 3, Acres 1.09063, Amnd Plat C-18-D, City of Bozeman, Gallatin County, Montana. Owner Hotel Bozeman Building LLC, 111 W. Lamme Street Suite 101, Bozeman, MT 59715 Applicant Same as Owner Representative GREC Architects, 645 N. Michigan Ave., Chicago, Illinois 60611 Staff Planner Danielle Garber Engineer Cody Flammond Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad Original Dates 3/31/25 to 4/21/25 Revised Dates 4/28/25 to 5/19/25 Original Date 3/28/25 Revised Date 4/25/25 Original Date 3/28/25 Revised Date 4/25/25 N/A Advisory Boards Board Date Recommendation Development Review Committee 1/31/25 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Decision Authority Director of Community Development Date: June 3, 2025 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Online Access: Document Repository for Application 23185 Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 2 of 48 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in this report was conducted. The applicant submitted a Site Plan (SP) application proposing to construct two hotel buildings on two parcels within the approved North Central Master Site Plan (Application #21029). The purposes of the Site Plan review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan complies with the requirements of the BMC if certain conditions are imposed. Therefore, being fully advised of all matters regarding this application, the Director makes the following decision. C) The Site Plan meets the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this __________ day of ___________________, 2025, Erin George, Director of Community Development, or her designee approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development’s administrative project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT OR DESIGNEE Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 3 of 48 CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. The applicant is required to confirm the incorporation of salvaged materials and the proposed memorial plaque for the historic Deaconess Hospital with the Historic Preservation Officer prior to final routing approval for a certificate of occupancy of the west building. 3. The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SIDs) on a City standard form for the following improvements. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of the improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waivers prior to final site plan approval. a. Street improvements to Beall Street between Rouse Avenue and 7th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to Lamme Street between Rouse Avenue and 7th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Street improvements to Villard Street between Bozeman Avenue and 7th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. d. Street improvements to Willson Avenue between Main Street and Peach Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e. Street improvements to Black Avenue between Main Street and Peach Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. f. Street improvements to Grand Avenue between Main Street and Peach Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. g. Street improvements to Tracy Avenue between Main Street and Peach Street including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. h. Street improvements to Peach Street between Rouse Avenue and 7th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. i. Street improvements to Main Street between Rouse Avenue and 7th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. j. Intersection improvements at Mendenhall Street and Black Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. k. Intersection improvements at Mendenhall Street and Grand Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. l. Intersection improvements at Mendenhall Street and Tracy Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. m. Intersection improvements at Mendenhall Street and Grand Avenue including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 4 of 48 n. Intersection improvements to Tracy Avenue and Peach Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. o. Intersection improvements to Black Avenue and Peach Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. p. Intersection improvements to Grand Avenue and Peach Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. q. Intersection improvements to Willson Avenue and Peach Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. r. Intersection improvements to Rouse Avenue and Lamme Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. s. Intersection improvements to 7th Avenue and Lamme Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. t. Intersection improvements to 7th Avenue and Beall Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. u. Intersection improvements to 7th Avenue and Villard Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. v. Intersection improvements to 7th Avenue and Mendenhall Street including lighting, signalization/channelization, paving, curb/gutter, sidewalk, and storm drainage. CODE PROVISIONS 1. BMC 38.270.030. The applicant has requested concurrent construction of the public improvements and the development's buildings as defined in BMC 38.270.030.C.1.b and c. The applicant must fulfill all the requirements outlined in BMC 38.270.030.C.1.c prior to issuance of building permits. 2. BMC 16.05.330. A Public Tree Reimbursement Form will need to be signed and agreed upon prior to issuance of building permits. Any existing boulevard trees will need a detailed plan for preservation (if viable) and trees to be removed will require compensation to the city for their appraised value. A representative from the project is required to meet with Forestry Division Manager Alex Nordquest to discuss further. Information about the City’s Forestry Division and a Public Tree Reimbursement Form can be found at: https://www.bozeman.net/departments/parks- and-recreation/forestry/resources 3. BMC 38.410.130. Water Adequacy. A cash-in-lieu of water fee of $49,893 has been calculated based on an estimate of the development's average annual municipal water demand and historic metered demand from the Deaconess Hospital. The applicant must pay the cash-in-lieu of water rights fee prior to final site plan approval. 4. BMC 38.410.060. Easements. All Easements indicated below must be provided on city standard easement templates. Required easements that must be submitted include the common access easement, drainage easement for the shared storm system, private utility easement, and the public access easement for the portion of sidewalk proposed to be on site. Signed hard copies of the easements must be submitted to the city prior to final site plan approval. 5. BMC 38.400.070. Street Lighting. The required public streetlight(s) must be included in a Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting and Electrical Specifications, prior to final routing approval of the first phased building. 6. BMC 38.220.080. Submittal Requirements. The landscaping plans depict roof decks that have since been removed from the architectural design for the west building. The applicant must update the landscaping plans to remove any Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 5 of 48 landscaping from the second and sixth floors of the west building that are no longer applicable to the final design prior to final site plan approval. 7. BMC 38.350.050. Height Encroachments. The elevator, stair, and mechanical penthouses for the east hotel building are slightly exceeding the 50% frontage requirement for allowable encroachments for both the West Lamme Street, and North Tracy Avenue Frontages as described in this code section. The applicant must update the elevation drawings to comply with the 50% frontage requirement for both streets prior to final site plan approval. ADVISORY COMMENTS 1. Alcohol sales for on-premises consumption requires conformance with the supplemental use criteria in BMC 38.360.060. A special use permit is required prior to on-premises alcohol sales per the criteria in BMC 38.230.120 2. Prior to commencing any work related to landscaping and irrigation plans, the applicant must contact the Water Conservation Division to schedule a preinstallation meeting. See the "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.1.2 3. A signed copy of the Building Permit Landscape & Irrigation Self-Certification Form (Appendix E) is necessary to receive a building permit. See the "City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.1.2 4. BMC 38.560.060. Signs permitted upon the issuance of a sign permit. A separate sign permit is required prior to the installation of any signs depicted in this site plan. The non-residential sign standards for B-3 zoning allocate sign area based on the linear feet of building frontage for each building’s overall sign package, not to exceed 250 square feet per lot. Projecting signs are limited to 12 square feet of area, in addition to other standards in this section. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 6 of 48 Figure 1: Current Zoning & Vicinity Map Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 7 of 48 Figure 2: Existing Conditions Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 8 of 48 Figure 3: Proposed site plan Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 9 of 48 Figure 4: Phasing Plan Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 10 of 48 Figure 5: Master Site Plan Phase 2 Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 11 of 48 Figure 6: Lot and Easement Summary Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 12 of 48 Figure 7: Storm Drainage Plan Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 13 of 48 Figure 8: Signage and Striping Plan Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 14 of 48 Figure 9: Landscaping Plan (Full Series in Project File) Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 15 of 48 Figure 10: Architectural Site Plan Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 16 of 48 Figure 11: North Elevation (W. Beall Street) Figure 12: South Elevation (W. Lamme Street) Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 17 of 48 Figure 13: East Building West Elevation (Paseo) Figure 14: East Building East Elevation (N. Tracy Avenue) Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 18 of 48 Figure 15: West Building East Elevation (Paseo) Figure 16: West Building West Elevation (Existing Apartments) Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 19 of 48 Figure 17: Architectural Renderings Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 20 of 48 ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Traditional Core Yes Zoning B-3, Downtown Business District Yes Comments: The B-3 zoning district is an implementing district of the traditional core land use designation within the City’s adopted Growth Policy, the Bozeman Community Plan 2020 (BCP 2020). The BCP 2020 describes the Traditional Core as follows, “The traditional core of Bozeman is Downtown. This area exemplifies high quality urban design including an active streetscape supported by a mix of uses on multiple floors, a high level of walkability, and a rich architectural and local character. Additionally, essential government services and flexible spaces for events and festivals support opportunities for civic and social engagement. The intensity of development in this district is high with a Floor Area Ratio (FAR) well over 1. As Bozeman grows, continued evolution is necessary for long-term resilience. Challenges do exist, particularly around keeping local identity intact, balancing growth sensitively, and welcoming more transportation modes and residents. Underdevelopment and a lack of flexibility can threaten the viability of the land use designation. Future development should be intense while providing areas of transition to adjacent neighborhoods and preserving the character of the Main Street Historic District through context- sensitive development.” The proposed project substantially complies with the growth policy by contributing to the mutually supportive diversity of uses downtown, the stated goal of a strong pedestrian and multi-modal transportation network, and the rich architectural character described in the Traditional Core land use category. This is achieved by providing active commercial uses within the downtown business district within walking distance to nearby economic activity, by providing storefront building design with an enhanced pedestrian sidewalk and boulevard, and by improving underdeveloped sites within the community’s core. Additionally, the proposed project is supported by the following goals, objectives, and actions within four of the seven themes of the BCP 2020: Theme 2 – A City of Unique Neighborhoods Goal N-1: Support well-planned, walkable neighborhoods. The proposed project supports this goal by providing improvements to the public pedestrian transportation system as described in goal N1.8 below. • N-1.8 Install, replace, and maintain missing or damaged sidewalks, trails, and shared use paths. The proposed project substantially enhances the public right-of-way adjacent to the subject property by installing wider sidewalks detached from the street, new curb, and new boulevard plantings and site furniture. The proposed project will increase pedestrian connectivity between the surrounding neighborhoods and the downtown community core. In addition, the central pedestrian paseo will allow pedestrians to cross north and south through the center of the block away from vehicles. Theme 3 – A City Bolstered by Downtown and Complementary Districts Goal DCD-1: Support urban development within the city. The proposed project supports this goal by providing an urban density development near the downtown business district. The proposed project will also add pedestrian oriented open space, enhancing connectivity between downtown and nearby neighborhoods as described under DCD-1.12. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 21 of 48 • DCD-1.12 Prioritize the acquisition and/or preservation of open space that supports community values, addresses gaps in functionality and needs, and does not impede development of the community. The proposed project will provide open space opportunities down the center of an urban block with opportunities for seating. This area will be designed with pedestrian lighting and landscaping to provide an alternative to the typical street frontage transportation connection, with an opportunity for a mid-block pedestrian crosswalk across Beall to the North with enhanced safety features. Goal DCD-2: Encourage growth throughout the city, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. The proposed project supports this goal by locating the proposed infill development near the downtown center of employment and activity. Additionally, an enhanced pattern of community development is proposed by pursuing the master site plan process to coordinate needed infrastructure improvements across four phases as described in goal DCD-2.6. • DCD-2.6 Evaluate and pursue joint mitigation of development impacts across multiple developments. The overall master site plan (Application 21029 and Modification 24606) for North Central was approved for four phases of development. While each phase will be evaluated independently at the time of development, the master site plan provided an overall picture of development impact and provided mitigation strategies as a whole. These included an enhanced public pedestrian system, public access easements through blocks improving open space opportunities within the neighborhood, and new infrastructure that will serve the larger community including streets, curbs, sidewalks, crosswalks, bike parking, lighting, fire hydrants, storm drains, downstream sewer lines, and water mains. Goal DCD-3: Ensure multimodal connectivity within the city. The proposed project supports this goal by creating increased development intensity in the downtown commercial center (Goal DCD-3.5), and by expanding multi-modal accessibility as described in DCD-3.1. • DCD-3.1 Expand multimodal accessibility between districts and throughout the city as a means of promoting personal and environmental health, as well as reducing automobile dependency. The proposed project prioritizes multimodal accessibility over automobile dependency by siting the proposed development near an existing transit hub, a principal arterial with a dedicated bike lane, and several bike paths with designated sharrows. Additionally, adjacent to the project, the signage and striping plan for public infrastructure improvements shows pedestrian and bicycle safety will be updated to the newest civil engineering standards adopted by the city. Lastly, the approved mid- block crossing on Beall Street between North Willson Avenue and North Tracy Avenue will connect the pedestrian paseo between the two proposed buildings with development and neighborhoods to the north and minimize walking distances. Theme 4 – A City Influenced by Our Natural Environment, Parks, and Open Lands Goal EPO-3: Address climate change in the City’s plans and operations. The proposed project is subject to the City’s newly adopted Water Efficient Landscaping Ordinance (the WELO). The adoption and implementation of the ordinance (#2155) and the associated Landscape and Irrigation Performance and Design Standards Manual (“The Manual”) requires the applicant to use approved drought tolerant plantings, as well as efficient irrigation components to reduce outdoor water usage. The WELO and The Manual support Bozeman’s Climate Plan which included solutions oriented to managing and conserving water resources. This supports goals EPO-3.3 and as described below. • EPO-3.3 Support water conservation, use of native plants in landscaping, and development of water reuse systems. The proposed project is designed to incorporate native plants and efficient irrigation components as described above to reduce outdoor watering needs for the proposed plantings. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 22 of 48 Theme 5 – A City that Prioritizes Accessibility and Mobility Choices Goal M-1: Ensure multimodal accessibility. This project contributes to this goal by enhancing the streetscape including sidewalks, crosswalks, bike paths, and by adding a mid-block crossing across West Beall Street that connects to a mid-block pedestrian path. This project also supports goal M-1.12 relating to parking minimums as described below. • M-1.12 Eliminate parking minimum requirements in commercial districts and affordable housing areas and reduce parking minimums elsewhere, acknowledging that demand for parking will still result in new supply being built. This proposed project utilizes all code compliant options to meet the off-street parking requirements of the B-3 district. By utilizing the SID 565 parking space credits the applicant is in effect meeting this goal of the Bozeman Community Plan. While parking minimums in commercial districts have not been removed as recommended by this adopted community goal, by utilizing all available reductions in the B-3 district the proposed application is prioritizing accessibility and mobility choices and allowing the market to dictate parking demand. More details on the SID 565 program and parking calculations can be found in section 7d below. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership NA Comments: This application was reviewed under the North Central Master Site Plan application #21029, and the North Central Master Site Plan Modification application #24606. The modification application, approved on March 24, 2025 updated the proposed uses for this phase 2 site, known in the application as Mountain View East and Mountain View West from residential, office, restaurant, and hotel to hotel only with associated conference, spa/retail, and restaurant uses. When considering the plan review criteria in BMC 38.230.100, the code allows evaluation of master site plans to be a more generalized demonstration of compliance, recognizing that a subsequent site plan will be submitted in the future which will provide evidence of specific compliance. Staff reviewed the master site plan application as proposed at the time to evaluate conformance with required community design, site design, project design, infrastructure, and phasing. Condition of approval 2 in the master site plan application requires that each phase of the master plan be evaluated independently at the time of development for specific compliance. Because the design proposed in this site plan application differed from the originally approved Master Site Plan, the applicant was required to modify the master site plan to update previously reviewed aspects of the master plan including the phasing plan, proposed block frontage design, tree preservation plan, uses, parking, and open space to match the current proposal. As discussed in detail throughout this report, this site plan complies with all applicable laws, ordinances, and regulations so long as conditions of approval and code provisions, infrastructure approval, concurrent construction approval, final plan approval, and approval of building permits are completed as required in this report. In addition, the Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of building permit application. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes Comments: There are no current violations on the property. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 23 of 48 Phasing of development 38.230.020.B No. of phases: 2 Yes Comments: The site plan and COA criteria are met with this project with the listed conditions of approval and code provisions. Architectural design, building mass, building materials and character are compatible to the immediate environment of the site and neighborhood. Staff reviewed the architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject properties, and with neighboring structures. There are applicable review requirements in Sec. 38.340.050 standards for certificate of appropriateness. When applying these standards, the review authority must be guided by the Bozeman Design Guidelines for Historic Preservation & The Neighborhood Conservation Overlay District, referred to as Design Guidelines in this report. Further analysis on this is in Section 11, NCOD Design Guidelines. The remaining body of this report contains analysis of all applicable site plan criteria. The phasing plan is located in the drawings folder under drawing 003.1 – C1.1.1. This phasing plan proposes construction of the east building and all on and off-site infrastructure improvements as phase 1. Phase 1 includes all public sidewalks, the central paseo, and required water, sewer, and storm drainage improvements on-site to serve the east building including required improvements within the public right-of-way. Phase 2 is the building footprint of the west building, utility connections to the west building, and adjacent landscaping. The applicant is required to coordinate with the Public Works Department, including the Engineering Division to coordinate any construction staging, barriers, and site fencing within the public right-of-way. Drawing 064 – C.M.100 provides an example of the site logistics needed to support construction activities. Special use Permit 38.230.120 NA Comments: No special uses are proposed. An advisory comment is provided to the applicant outlining process requirements for city review of any proposed alcohol service on the property. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Hotel Yes Form and intensity standards 38.320 Zoning: B-3 Setbacks (feet) Structures Parking / Loading Yes Front Mixed-Storefront Block Frontage NA Rear 0 NA Side 0 NA Alley 5 NA Comments: The proposed setbacks meet all B-3 zone district use and setback standards. Hotels are a principal use in the B-3 district. Front setbacks are determined by the block frontage standards in Article 5. The application has 3 street frontages, all designated Mixed Use block frontages adjacent to the subject property. The North Central Master Site Plan application #21029 planned for a Mixed- Landscaped frontage along Lamme Street, and Mixed-Storefront along North Tracy Avenue and West Beall Street. The North Central Master Site Plan Modification application #24606 updated the planned block frontage designation within the master site plan for Lamme Street to also be Mixed-Storefront. Storefront block frontages do not require front setbacks. Buildings may be placed up to the sidewalk edge provided they meet the storefront standards contained in BMC 38.510.030.B. The application is proposing to place the ground level of the eastern building 4-feet 6-inches from the property line (sidewalk edge) along West Lamme St., 2-feet 6 inches to 5-feet from the property line (sidewalk edge) along North Tracy Ave, and about 5-feet from the sidewalk edge along West Beall St. The western building is proposed to place the ground level 6-feet 3-inches from the property line (sidewalk edge) along West Lamme St., and 7-feet 6-inches from the sidewalk edge along West Beall Street. The West Beall sidewalk edge does not correspond to the property line, a portion of the public sidewalk will be placed behind the property line adjacent to both buildings. Both buildings are proposed to be placed 7 to Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 24 of 48 11-feet from the property line. Side setbacks are 0-feet. The central property line between both buildings is located between 13 and 20 feet from each building. The application provides a 10 to 25-foot setback along the western side property line adjacent to the existing apartments. Upper floors for both buildings are proposed to overhang at or near the property line or sidewalk edge along West Lamme and West Beall. Lot coverage 70.8% Allowed 100% Yes Building height 70-feet Allowed 70-feet Yes Comments: Both proposed buildings meet the B-3 height standard of 70-feet for development outside of the core area (i.e., not along Main Street from Grand to Rouse and to the alleys one-half block north and south from Main Street), with allowable encroachments. Lot coverage is below the allowable 100% maximum. There is no minimum floor area ratio (FAR) in B-3 zoning. A FAR of 4.07 is proposed over the combined lot area. Applicable zone specific or overlay standards 38.330-40 Yes Comments: See Section 4 above and Section 11 below for NCOD analysis General land use standards and requirements 38.350 Yes Comments: Project meets all applicable standards of division 38.350, including BMC 38.350.050, which allows parapet walls to encroach up to 4-feet above the maximum height of 70-feet, and elevator, stair, and mechanical penthouses. This application meets the requirements for allowable height encroachments by providing a 3-foot 8-inch high parapet encroachment for the east building, and an average parapet height of 4-feet for the west building. Subsection D.2.c specifically exempts elevator and stair penthouses from the height requirements provided that no linear dimensions of any such structure exceed 50% of the corresponding street frontage line. The proposed building design incorporates the mechanical equipment screening into the elevator and stair penthouse rooms to ensure screening matches the architectural design of the building. Drawing 054 contains the architectural details for the roof plan. The proposed encroachments do not exceed 49% of the street frontage for the west building. The east building encroachments are currently proposed to exceed 50% for both the West Lamme Street and North Tracy Avenue frontages with the mechanical equipment occupying approximately 54% of the Tracy Avenue frontage and 58% of the Lamme Street frontage. Code provision 7 requires the applicant to revise the proposed encroachments to remain under 50% prior to final site plan approval. See proposed encroachments on the elevation drawings under 049.1 and 050. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA NA Comments: No supplemental use criteria are applicable to this application. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: No wireless facilities are proposed. No affordable housing incentives are requested. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 NA Access easements Yes Level of Service 38.400.060 Yes Transportation grid adequate to serve site Yes Comments: As explained below, the existing transportation system has adequate capacity to accommodate the anticipated traffic demand generated by the development. A Waiver of Right to Protest Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 25 of 48 Creation of Special Improvement Districts (SID’s) for future transportation improvements is a required condition of approval ensuring participation in funding of future infrastructure improvements that may be required to offset impacts created by development of the property. A traffic analysis letter, under document 013 in the application documents folder, provides a comparison of the proposed development’s traffic generation to the traffic generation estimated in the original Traffic Impact Study (TIS) completed in 2021. A professional engineer registered in the state of Montana has prepared the letter and certified the traffic generation estimate. The Engineering Division, including the reviewing engineer and the city’s transportation engineer has reviewed and determined the letter to be adequate and agrees with the conclusions presented within the letter. Per the letter, which utilizes industry standard ITE models based on the proposed hotel, spa/fitness, and restaurant uses, “it was found that gross trips on an average weekday are projected to be 71% of the previous projection when updated with the new land uses. Gross AM and PM peak hour trips are projected to be 51% and 61% of the previous projections, respectfully.” A modification request for access spacing for the pedestrian paseo as an off-street loading berth was evaluated by the Engineering Division. The Director of Transportation and Engineering granted the modification request to place the loading berth less than 40-feet from the access on the opposite side of the street. The West Beall and West Lamme street central paseo access is proposed to only be utilized by delivery and maintenance vehicles and will primarily be a pedestrian access. Additional analysis for the modification included intersection sight distance, and queuing and vehicle delay during AM and PM peak hours. Minimal impact was found because the access points in question are proposed to serve very low volumes of movements for internal services to the buildings they support, and proper site distance is provided in all directions. Attached to the traffic report is the North Central Master Site Plan Traffic Impact Study update #2 dated 9/24/2021 and the TIS update #1 dated 7/2/2021. All adjacent streets to serve the site are existing and were developed as placed historically. The purpose of update #2 was to further evaluate two intersections surrounding the development at Grand Avenue and Mendenhall and at Tracy Avenue and Mendenhall. No additional impacts to these intersections from the original TIS were found with this study. This study also provided a qualitative assessment of the Lamme St. and Tracy Ave. intersection. The report states “Lamme Street is approximately 32’ wide from N. 7th Avenue to Black Street. At its intersection with Tracy Avenue, the continuation of Lamme to the east is offset to the north by a distance of approximately 55-feet. The directional offset allows left-turning traffic on Tracy Avenue without overlapping vehicle paths and should operate safely provided that sight distance at the intersection is maintained.” A sight vision triangle for the Lamme and Tracy intersection was provided on the civil site plan and is provided maintaining sight distances as recommended. The purpose of update #1 was to update the proposed uses within the master site plan and to further analyze impact to 6 intersections surrounding the master planned area. This included original traffic counts, existing capacity, and updated trip generation from the proposed development. Update #2 saw a reduction in traffic impact based on updated uses. The original TIS for the Master Site Plan was prepared on 2/3/2021 by a professional engineer registered in the State of Montana. According to the TIS “The primary purpose of this study was to address specific impacts of the new development on the existing street system within a defined area of influence and at the proposed site accesses. The TIS also provides recommendations regarding the mitigation of any identified impacts.” The analysis and methodologies included an “extensive analysis of existing conditions, addressed trip generation, trip distribution and traffic assignment, and evaluated resulting intersection capacity and safety impacts, prior to making recommendations regarding impact mitigation.” Staff analysis of this report resulted in code provision #3 in the master site plan staff report that requires specific analyses and improvements with each phase of the master site plan to be included within each subsequent site plan of the corresponding phases, and to be triggered prior to final site plan approval, the start of construction, or prior to occupancy as indicated in the staff report. This application proposes improvements within the originally planned phases 2 and 3, which have since been updated to both be in phase 2. Requirements for these phases were evaluated by engineering and found to meet standards and specifications with conditions of approval and code provisions. Infrastructure improvements are required as a part of this project. These include Beall Street Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 26 of 48 reconstruction between Tracy and Willson, stormwater infrastructure improvements on Beall and Lamme, Tracy Avenue water main replacement, new fire hydrants, Lamme and Tracy resurfacing, streetscape improvements, and street lighting per the Civil Engineering report dated October 31, 2024. Sidewalks 38.400.080 Yes Comments: Sidewalks are to be provided along the primary street frontages. Public right-of-way design was evaluated with the North Central Master Site Plan application #21029 and the North Central Master Site Plan Modification application #24606. The proposed streetscapes along the storefront block frontages surrounding this site include custom raised planter beds around boulevard trees, and permeable pavers within the boulevard. This area also includes seating and bicycle parking. Custom streetlights, meeting engineering standards and specifications, are also proposed under the master site plan approval to further define the master planned district. Drive access 38.400.090 Access to site: 2 – Loading Only Yes Fire lanes, curbs, signage and striping Yes Comments: The central pedestrian paseo contains two drive accesses, one from West Lamme Street, and one from West Beall Street. The paseo will function primarily as pedestrian access and open space, however it will also serve as the primary loading berth for deliveries and maintenance for the two hotels, as well as for solid waste access. A deviation from the access spacing standards along West Lamme Street was granted by the Director of Transportation and Engineering, see discussion above. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 NA Comments: Pedestrian access is to be granted via a common access easement between the two proposed buildings within the paseo. This area will also contain bicycle parking, commercial open space, and private seating. A pedestrian access easement is proposed along the north sides of both lots along Beall Street to accommodate the public sidewalk proposed to be constructed behind the property line. Code provision 4 requires all easements be provided on city standard easements templates prior to final plan approval. Public transportation is not proposed to be provided within the proposed development, with no transit stops proposed by the City’s Streamline transit authority. The Mendenhall & Black covered downtown transfer station is located within 500-feet, or 1.5 blocks away in travel distance from the proposed project. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comments: This project does not trigger neighborhood center requirements. Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians alternative block delineation Yes Comments: See discussion in 6a above. Pedestrian access between the buildings is proposed, however this is not a block length mitigation requirement. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 27 of 48 CIL of water Yes Comments: A civil design report from Stahly Engineering, certified by a professional engineer in the state of Montana, was reviewed by engineering for utilities and infrastructure. This document may be found in the application materials under document 012. Per the report “existing water mains are located in Beall Street, Tracy Avenue, and Lamme Street. The water main in Tracy Avenue is over 100 years old and will be replaced with the infrastructure improvements for this project. The Hotel East building domestic water and fire service will be from the main in Tracy Avenue. The Hotel West building domestic water and fire service will be from the main in Lamme Street. New mid-block fire hydrants are proposed on Lamme Street and Beall Street to serve the proposed and future building sprinkler standpipes.” This report also contains fire flow tests and service demand calculations that were reviewed by engineering. For sewer service the report indicates that “both buildings will be served by the 10” sewer main in Lamme Street. Both buildings will have an 8” sewer service connected to the main with a new cut-in manhole. The east building will have a grease interceptor on grease waste line from kitchen facilities.” Daily wastewater generation was analyzed in the report, which was reviewed by engineering for downstream sewer capacity and was found to meet standards with the required improvements. The applicant is required to comply with the Montana Public Works Standards Specifications (MPWSS) and the City of Bozeman Modifications to MPWSS. Construction plans must be reviewed by the Engineering Division prior to commencement of any work on or off-site. CIL of water rights is required prior to final plan approval. Easements must be provided for utilities per code provision 4. Municipal infrastructure requirements 38.410.070 Yes Comments: Municipal water, sanitary sewer, and storm sewer systems proposed with this project have been reviewed by engineering for compliance with adopted standards. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H NA Comments: The location, design, and capacity of existing and proposed stormwater facilities were reviewed by engineering and is outlined in the Civil Report under document 012 in the application materials. This report was prepared by a Professional Engineer registered in the State of Montana. Stormwater is proposed to be mitigated via a “shared sub-surface retention/infiltration system beneath the paseo. Small perimeter areas of the site will continue to drain to adjacent streets.” As noted above, Beall will be reconstructed to better handle stormwater runoff. A new curb inlet is also proposed in Tracy Avenue. The permeable pavers located in the storefront boulevards are designed to “reduce stormwater runoff generated from City sidewalks, provide space for sidewalk and street snow storage, and infiltrate water from snow melt,” according to the report. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A NA NA Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu NA Comments: No residential uses are proposed that would trigger parkland requirements. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 28 of 48 Park/Recreational area design NA Comments: NA, no park development is proposed. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed - Storefront Yes Departure criteria Weather Protection – Tracy Avenue NA Comments: This proposed project is meeting the Mixed-Storefront block frontage standards for all three street frontages including building placement, building entrances, façade transparency, weather protection, and parking location. Mixed-storefront block frontage allows buildings to be placed up to the sidewalk edge with no setback. The applicant is providing a modified storefront design which allows for a small building setback from the edge of the 12-foot sidewalk/boulevard where landscaping beds in varying widths will be placed along all three frontages. The primary entries for each building are proposed along West Lamme Street. The application is proposing to place the ground level of the eastern building 4-feet 6-inches from the property line (sidewalk edge) along West Lamme St., 2-feet 6 inches to 5-feet from the property line (sidewalk edge) along North Tracy Ave, and about 5-feet from the sidewalk edge along West Beall St. The western building proposes to place the ground level 6-feet 3-inches from the property line (sidewalk edge) along West Lamme Street, and 7-feet 6-inches from the sidewalk edge along West Beall Street. The West Beall sidewalk edge does not correspond to the property line, a portion of the public sidewalk will be placed behind the property line adjacent to both buildings with a required pedestrian access easement. Transparency is required of at least 60% of the ground floor between 30" and 10' above the sidewalk for primary facades and 40% of the ground floor between 30" and 10' above the sidewalk for secondary facades for storefront block frontages. Elevation drawing 050 - A.202 shows 66.5% transparency being provided along the primary south elevations for both buildings. Elevation drawing 048 - A.200 shows 64.5% of transparency provided along the north elevations for both buildings, meeting the 40% requirement for secondary facades. Elevation drawing 049.1 – A.201 shows the east elevation of the east building fronting along Tracy Avenue. This elevation drawing indicates façade transparency of 47%, exceeding the 40% requirement for secondary facades. The application meets the required storefront block frontage transparency requirements. Weather protection with 8-15' vertical clearance at least 5' in average depth along at least 60% of façade is required to meet storefront block frontage. Weather protection is met along West Lamme Street with weather protection at the primary entrances and extending to 60% of the façade facing Lamme. 60% weather protection is also provided along West Beall Street with a combination of building overhang and awnings. Weather protection is provided along 47% of the façade along Tracy Avenue with awnings provided above window locations that extend over the sidewalk. See drawing 038 – A.003 where the applicant has placed dashed lines indicating the location of weather protection along Tracy. The central portion of the Tracy façade contains restrooms and other back of house activities where windows are not proposed to be provided. To add visual interest and mitigate any blank walls, the applicant has proposed sculptural brick infill panels, see drawing 052 – A.204 for exterior material details and 053.1 – A.304, as well as a wider strip of landscaping. The applicant has requested a departure from the 60% weather protection standard along North Tracy Avenue per BMC 38.510.030.B, requesting to provide 47% or 13% less than the full standard. Departure criteria per this section requires the applicant provide a proposed alternative design treatment that will provide equivalent weather protection benefits. Staff supports this departure due to the setback width variance between the areas where weather protection will extend over the sidewalk and where it will only cover the planting beds. Since this area has a wider planting bed area and the building is proposed to be setback further from sidewalk edge it would not be possible to provide weather protection along this portion of the building without covering the planting bed. This alternative design treatment will instead use that area to provide decorative brick details and landscaping to mitigate the blank wall area. In addition to these reasons, the variable width of the setback will provide pedestrian level building Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 29 of 48 articulation, by breaking the façade into 3 bays, providing material changes, and supporting the massing and roofline modulation described in the building design section, 7c below. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 NA Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.420.040 Yes Comments: This application meets non-motorized circulation and design requirements. Primary circulation will be provided along public sidewalks facing the street, additional pedestrian access bisecting the block will be provided within the central paseo corridor. This corridor is proposed to connect to the block to the north via a mid-block pedestrian street crossing that has been reviewed and approved by engineering with the master site plan application. This application meets the internal circulation requirement that pedestrian paths or walkways connecting businesses and residential entries on the same development site be provided, by providing internal circulation and pedestrian connections north to the larger master site plan. No internal vehicular access is provided, aside from loading areas. The application exceeds interior pathway design by providing a central corridor width, exceeding the minimum 5-feet, lighting, open space, and bicycle facilities. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.420.050 NA Internal roadway design 38.520.050.D NA Comments: No internal vehicular circulation systems accessible by the public are proposed. On-site open space 38.520.060 Total required 949 square feet Yes Total provided 1,469 square feet Yes Comments: The application exceeds minimum commercial open space requirements. Commercial sites greater than 1-acre are required to provide a minimum of at least 2% of the site area in the form of usable commercial open space. The combined site area for the two buildings is 47,469 square feet. That area is 3,909 square feet over the one-acre requirement to provide commercial open space. 2% of 47,469 square feet is 949 square feet of commercial open space required. The open space may be in the form of pedestrian-oriented open space per subsection D, gardens, play areas, or other spaces. Required pedestrian-oriented open space standards include: a. Visual and pedestrian access into the site from a street, private access road, or non-vehicular courtyard; b. Paved walking surfaces of either concrete or approved unit paving; c. Lighting must conform to division 38.570; d. The spaces must be located in or adjacent to areas with significant pedestrian traffic to provide interest and security, such as adjacent to or visible from a building entry; e. At least two feet of seating area (a bench or ledge at least 16 inches deep and appropriate seating height) or one individual seat per 60 square feet of plaza area or open space; f. Landscaping components that add visual interest and do not act as a visual barrier. This could include planting beds, raised planters, and/or potted plants. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 30 of 48 The application meets the requirement in subsection a. above by providing access to the proposed open space areas from both West Lamme Street and North Tracy Avenue’s public sidewalk. Access may also be taken via the central paseo south from West Beall Street. The requirement in subsection b. is met by the proposed concrete walkways. Requirement c. is met by the proposed pole and building mounted lighting within the paseo and at the east hotel entrance. Pole lighting is proposed along the west side of the paseo and building mounted lighting along the east side. Building mounted lighting, both as wall packs and recessed under the awning, are proposed at the southeast hotel entrance. Requirement d. above is met by placing the open space both at the east building entrance, and nearby the west building entrance. To meet requirement e. benches are integrated into the landscaping to provide the required seating. Requirement f. is met by lining the western side of the paseo with landscaping elements in a wide bed that also contains seating and bicycle parking. Plantings include a variety of trees, shrubs and grasses. The open space at the southeast hotel corner contains landscaping beds, a fire feature, and seating. BMC 38.520.060.D.3 contains a list of features prohibited from pedestrian-oriented open spaces. These include asphalt pavement, adjacent services (e.g. trash areas) that are not separated with landscaping, chain-link fences, blank walls, and outdoor storage. None of the above features are present in the proposed open space areas. Any potential blank walls along the east side of the west building (see elevation drawing 051 – A.203) will be mitigated by plantings including trees with a mature height of 30- feet. Location and design of service areas and mechanical equipment 38.520.070 Yes Comments: Gas and electric meters for the east building will be located in the paseo and will be screened by an architectural screen wall meeting the distance requirements for Northwestern Energy equipment. Gas and electric meters for the west building will be located in a service area in the western side yard and will not be visible from the public way or any pedestrian paths. This western service area will also contain generators and other private utility equipment. Solid waste will be collected from the northern end of the central paseo. Management of the building will be responsible to move the trash containers to the tip site agreed upon with the Solid Waste Division. All other mechanical equipment will be located on the roof of each building, see roof plan under drawing 047 – A.108. The parapet will be utilized to partially screen this equipment with additional screen walls to be provided with the elevator penthouses and will be sided to match the finish of the elevator overrun areas, see drawing 054 – A.500 for architectural details. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 Yes Building details, materials, and blank wall treatments 38.530.050-070 Yes Comments: The hotel buildings meet the building design standards of this section including articulation, massing, materials, and details. BMC 38.530.040 requires building massing and articulation requirements to achieve an appropriate perceived scale and add visual interesting, as well as to create clear and welcoming building entries. Subsection B requires storefronts and other buildings with non-residential uses on the ground floor to include a minimum of three of the listed articulation features every 60-feet (maximum) to create a human scaled façade pattern. There are 10 listed features an applicant may choose from to create the required articulation including windows, entries, weather protection features, structural expression, roofline modulation, and building material or siding style. Page four of the applicant’s narrative under document 007 contains a list of proposed articulation features for both the east and west building. The applicant lists the following articulation features utilized for the west hotel building: Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 31 of 48 • Feature 5 – Change in roofline per subsection F. Subsection F requires an extension of the parapet or a break in the parapet of at least one foot measured from the adjacent roof or adjacent parapet. The proposed building design meets the requirements to include this articulation criteria by providing the “saw-tooth” roofline changes in intervals between 30 and 60- feet. The saw-tooth articulation features are parapet changes that lead to a point. See elevation drawings 048, 050, and 051.1. • Feature 6 – Change in building material or siding style. The proposed building design meets the requirements to include this articulation criteria by providing material changes matching the vertical lines of the window bays at various interval widths with the smallest being a material change every 8-feet, and the largest change at 35-feet. The exterior material palette is located under drawing 052 – A.204. The material identified as MTL-15 is a textured flat metal panel used around the windows, contrasting from the wood siding listed as WD-02 on the elevation sheets. • Feature 10 – Providing vertical modulation of at least 12-inches in depth if tied to a change in roofline per subsection F, or a change in building materials, siding style, or color. The building is articulated vertically at irregular intervals, “stepping in and out an excess of 2’-0” to provide depth and shadow,” according to the project narrative. The provided vertical modulation corresponds to both material changes and roofline changes and occurs at intervals less than 60- feet. The applicant lists the following articulations features utilized for the east hotel building in the application narrative: • Feature 5 – Change in roofline per subsection F. Subsection F requires an extension of the parapet or a break in the parapet of at least one foot measured from the adjacent roof or adjacent parapet. The proposed building design meets the requirements to include this articulation criteria by providing parapet height modulation of around 2-feet every 60-feet. • Feature 7 – Articulation of a single building material through varying colors, textures, or incorporating joints or an integrated trim pattern. The proposed building design meets the requirements to include this articulation criteria by providing three colors of brick, identified as BRK-01, BRK-02, and BRK-03 on drawing 052. The exterior materials also contain wood features adjacent to windows, and metal equipment screening. • Feature 10 – Providing vertical modulation of at least 12-inches in depth if tied to a change in roofline per subsection F, or a change in building materials, siding style, or color. The proposed building design meets the requirements to include this articulation criteria by providing the changes in roofline corresponding to material changes and vertical modulation of the building at 60-foot intervals. Additional articulation features the proposed design may utilize include feature 1-windows, and feature 4- structural expression. Both the east and west buildings provide varied materials adjacent to windows creating vertical articulation bands. The east building utilizes enhanced structural expression at the southeast building corner with 2-story change in depth and materials. Massing analysis is required for building facades wider than 150-feet. This requirement is triggered along the east elevation of the east building fronting on Tracy Avenue. Buildings wider than 150-feet must include at least one of the features listed in BMC 38.530.030.E. The narrative (document 007) indicates that “the building was designed to conform with criteria 2 through the use of contrasting vertical modulations.” Criteria 2 requires use of a contrasting vertical modulated design component that: a. utilizes a change in building materials and/or configuration of building materials; b. Is modulated vertically from the rest of the façade by an average of six inches. The east elevation, shown in drawing 049 – A.201 is divided into three masses. The southern most massing near the primary entrance utilizes roofline modulation of about 2-feet, two different primary materials (metal and brick) and storefront Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 32 of 48 windows and weather protection at the ground level. The middle massing has a wall step back of 2-feet and utilizes two different colored brick materials, and sculptural brick infill panels to differential the ground level from the storefront windows and to mitigate the blank wall (see analysis below). The northern massing steps the wall forward two feet from the middle massing and utilizes two different brick colors. This section of the building also contains storefront windows and weather protection. The proposed building design is meeting criteria 2 by providing vertical modulation of the wall plane of 2-feet, as well as contrasting brick and metal materials, and the use of storefront windows to break the massing of the building up into 3 bays. BMC 38.530.050 contains requirements for building details. There are two subsections that are applicable to the proposed project, window design standards, and articulated building entries. Subsection B requires all windows to include a trim or other design treatment, or a recessed window design. Both buildings meet this requirement by providing windows trim, as well as contrasting materials adjacent to each window. Subsection E requires articulated building entries. Primary building entrances must be clearly defined and scaled proportionally to the building. The primary building entry for the east building is at the corner of Lamme Street and North Tracy Avenue. The entry is recessed under the second floor with additional weather protection provided to differentiate the location. The location of the entry also corresponds to vertical material and articulation changes. This entry meets the articulated entry requirement by providing a recessed entry corner that is visually distinctive from the rest of the façade by building modulation, a storefront door, and weather protection. The west building entry also meets the articulation standards of this section. The west building is providing an entry next to the central paseo. This entry is also recessed 10-feet from the front façade of the building. A 10-foot by 18-foot entry plaza is provided with pedestrian connections to both the pedestrian paseo and the public sidewalk along Lamme Street. The east building entry meets the articulated entry requirement by providing a recessed entry door visually distinctive from the front façade of the building, and two pedestrian connections. In addition to the elevation drawings, rendering illustrations depicting both building designs, including materials, articulation, massing, and entries can be viewed under drawing 053 – A.205. Requirements for building materials are contained in BMC 38.530.060. Durable materials are required where facades are located directly adjacent to a city sidewalks impact resistant materials must be used (excluding window and door areas) for a minimum of 18-inches above the walking surface. The east building meets this requirement by providing brick along the storefront level of the building, the west building meets this requirement by providing stone cladding along the storefront level of the building. Additional building material requirements in subsection C require special conditions and limitations for the use of certain cladding materials. Compliance with subsection C.2 is triggered by this application. Metal siding must be a minimum 24 gauge thickness. Metal siding must feature appropriate molding, trim, or hemming at exposed edges and corners. Metal siding must be factory finished. The application meets the metal thickness requirement. Metal is a cladding material adjacent to windows for both buildings primarily MTL-15 and MTL-04. The metal is also factory finished and no exposed edges are depicted in the elevation drawings. Blank wall treatments are required per BMC 38.530.070. A blank wall is defined as an area over 10-feet in height and 15-feet in horizontal length that does not include a transparent window or door. Untreated blank walls visible from a public street, pedestrian-oriented open space, or pedestrian pathway are prohibited. The application contains blank walls at the break in storefront along Tracy Avenue, and along the east side of the west building along the pedestrian paseo. Blank walls are treated as required per this section in the following ways: • An 8-foot wide landscaping strip is provided along the west side of the pedestrian paseo lining the blank wall on the first floor of the west building. This landscaping includes Dakota Pinnacle Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 33 of 48 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Yes Parking requirements residential 38.540.050.A.1 NA Reductions residential 38.540.050.A.1.b NA Parking requirements nonresidential 38.540.050.A.2 275 Reductions nonresidential 38.540.050.A.2.c 159 Parking required after reductions 116- see calculations below Provided off-street 0 Provided on-street 10 Bicycle parking 38.540.050.A.4 27 req., 36 provided Comments: A parking calculation can be found on the Project Information sheet A.001 under drawing 002. This calculation is illustrative and conservative. Planning staff has provided a manual parking calculation below used to determine compliance with this section. BMC section 38.540.050 requires hotels to provide 1.1 spaces per each guest room; plus 1 space per employee on maximum shift; plus spaces for accessory uses as follows: • Hotel restaurants, bars, and dining rooms must provide 1 space per 60 square feet of indoor public serving area; plus 1 space per 120 square feet of outdoor patio area. • Commercial areas (hotel gift shops, spas, retail spaces, etc.) must provide 1 space per 400 square feet of floor area. • Public assembly areas (conference rooms) must provide 1 space for each 5 seats based upon design capacity, except that total off-street parking for public assembly may be reduced by 1 space for every 4 guest rooms. Per BMC 38.540.010 The term "floor area," for the purpose of calculating the number of off-street parking spaces required, means 85 percent of the gross floor area. Therefore, when a 0.85 calculation is included in the below calculations, that is the gross to net calculation. Because restaurant, bar, and dining room calculations are limited to serving area only, the applicant may further net out areas not proposed to be counted towards serving area with a detailed floor plan showing seating instead of the 85% net calculation. Advisory comment 1 reminds the applicant that a special use permit is required prior to on- premises alcohol sales per the criteria in BMC 38.230.120, where the city will further evaluate a refined parking calculation that is required to correspond to the floor plan submitted in the liquor license application to the Montana Department of Revenue. Staff calculations are as follows: Asian White Birch with a mature height of 30 to 35-feet and a mature spread of 6-feet to 10-feet which will effectively meet treatment method 2 per this code section which requires a landscape planting bed at least 5-feet wide in front of the wall with planting materials that are sufficient to obscure or screen at least 60% of the walls’ surface within 3-years. This proposed tree has a fairly fast growth rate adding 2-3 feet in height per year. Within 3-years the tree will effectively mitigate 60% of the ground level blank wall area. • For the proposed blank wall area along Tracy Avenue in the center massing area of the east building, the applicant is proposing a projecting brick pattern. The brick pattern is detailed on drawing 053.1 – A304, and rendered on drawing 052 – A.204. The pattern is a projecting “cross” Flemish bond pattern with a 1-inch relief. This pattern is meeting subsection C.5 which requires special building detailing that adds visual interest at a pedestrian scale using a variety of surfaces. With the proposed relief and varied bond pattern staff finds this proposed treatment will provide visual interest at the pedestrian level. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 34 of 48 • Hotel Rooms, 200 rooms x 1.1 spaces per room = 220 spaces • Maximum employes, 16 x 1 space per employee = 16 spaces o Total required spaces for the hotel rooms = 236 spaces • Restaurants, bars, and dining rooms (indoor) = 750 square feet (lobby bar) + 2,480 square feet (ground level restaurant) + 1,802 square feet (level 6 hotel restaurant) = 5,032 gross square feet o 5,032 gross square feet x 0.85 = 4,277.2 net square feet o 4,277.2 net square feet – 3,000 square foot B-3 reduction = 1,277.2 square feet applied to the parking calculation o 1,277.2 square feet net / 60 (1 space per 60 square feet) = 21.28 spaces required for indoor restaurant uses • Restaurants, bars, and dining rooms (outdoor) = 1,100 square feet. o 1,100 gross square feet x 0.85 = 935 net square feet. o 935 square feet / 120 (1 space per 120 square feet) = 7.79 spaces required for outdoor/patio restaurant uses • Commercial (retail/spa) = 4,736 square feet. o 4,736 gross square feet x 0.85 = 4,025.6 net square feet. o 4,025.6 / 400 (1 space per 400 square feet of floor area) = 10.06 spaces required for the commercial uses • Assembly area = 150 seats / 5 (1 space for each 5 seats) = 30 spaces required for assembly area. o Total off-street parking for public assembly may be reduced by 1 space for every 4 guest rooms in the base calculation. 200 guest rooms / 4 = a 50 space reduction. o 30 spaces less the 50 space reduction = 0 spaces required for assembly Reductions for non-residential uses are permitted per BMC 38.540.050.A.2.c. The applicability of each of these reductions, including proximity to a transit stop, proximity to structured parking, and general reductions as listed below, was evaluated with the master site plan application #21029. Allowable reductions utilized by the applicant are: • Neighborhood commercial within the B-3 zoning district. The parking requirements for non- residential uses may be reduced by 40% for retail, 50% for restaurants, and 30% for all others. • Transit availability. Required parking may be reduced by 10% in circumstances where the development is within 800 feet of a developed and serviced transit stop. For the purpose of this subsection a transit stop is eligible when it has publicly available cover from weather approved by the transit provider to be equivalent to a transit shelter, and service is provided on not less than an hourly schedule a minimum of five days per week. • Structured parking. An additional 15% reduction may be taken when the site is within 800 feet of a parking structure of at least 200 spaces, which is available to the general public, and for which a fee for parking is charged. • The first 3,000 gross square feet of a non-residential building within the B-3 district or adjacent to designated storefront block frontage per section 38.500.010 is not included in the calculation of required parking. Reductions are calculated as follows per proposed use: • Total required spaces for the hotel rooms = 236 spaces. o 30% reduction in B-3 zoning = 70.8 spaces reduced o 10% reduction for proximity to a transit stop = 23.6 spaces reduced o 15% reduction for proximity to structured parking (the city public parking garage on Mendenhall) = 35.4 spaces reduced. o 236 – (70.8 + 23.6 + 35.4) = 106.2 hotel room spaces required after reductions. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 35 of 48 • 21.28 spaces required for indoor restaurant uses (The 3,000 square feet B-3 reduction was already taken with the base area calculation above): o 50% reduction in B-3 zoning = 10.64 spaces reduced o 10% reduction for proximity to a transit stop = 2.13 spaces reduced o 15% reduction for proximity to structured parking (the city public parking garage on Mendenhall) = 3.19 spaces reduced. o 21.28 – (10.64 + 2.13 + 3.19) = 5.32 indoor restaurant spaces required after reductions. • 7.79 spaces required for outdoor/patio restaurants: o 50% reduction in B-3 zoning = 3.9 spaces reduced o 10% reduction for proximity to a transit stop = 0.77 spaces reduced o 15% reduction for proximity to structured parking (the city public parking garage on Mendenhall) = 1.17 spaces reduced. o 7.79 – (3.9 + 0.77 + 1.17) = 1.86 outdoor restaurant spaces required after reductions • 10.06 spaces required for the commercial/retail/spa uses. o 40% reduction in B-3 zoning = 4.02 spaces reduced o 10% reduction for proximity to a transit stop = 1.01 spaces reduced o 15% reduction for proximity to structured parking (the city public parking garage on Mendenhall) = 1.51 spaces reduced. o 10.06 – (4.02+ 1.01 + 1.51) = 3.52 commercial/retail uses required after reductions 106.2 hotel room spaces + 5.32 indoor restaurant spaces + 1.86 outdoor/patio restaurant spaces + 3.52 commercial/retail spaces = 116.9 spaces required after allowable reductions per this code section. 116.9 spaces may be simplified to 116 required spaces when the fractional space is removed. Per BMC 38.540.050.A, when calculation of the required parking results in a fraction of a parking space being required, the fractional space is not required to be provided. The applicant’s calculation also concluded that 116 spaces are required. The minimum number of required parking spaces proposed by the applicant meets the minimum standards in this section as demonstrated by the above calculation. No off-street parking is proposed to be constructed for this project. BMC 38.540.050.A.3. lists exceptions to parking requirements. Subsection A.3.b allows cash-in-lieu modification to parking requirements in the B-3 district. Special Improvement District (SID) 565, established in 1976 through Resolution 2031, raised funds to purchase land and fund improvements for off street parking in downtown. Each property owner within the boundary of the SID had to pay an assessment of money to fund the development of parking throughout the term of the SID. Since the SID’s inception, the City has administratively credited property owners of lots in the SID with a proportionate number of parking spaces to help satisfy the parking requirements necessary for redevelopment. The subject property’s two parcels, previously containing the original Bozeman Deaconess Hospital and an associated care facility are allocated 186 SID parking spaces. Parking requirements for each redevelopment project are calculated on the code that is in place at the time of redevelopment. SID 565 credits may only be applied toward parking minimum requirements once (i.e. they may not be used to meet parking requirements in any subsequent redevelopment; once they are used for the initial redevelopment, they are “consumed” and cease to exist). Within the Master Site Plan Application #21029 the applicant proposed to “consume” its SID 565 credits to meet its minimum parking requirements. The North Central Master Site Plan was approved on December 20, 2021. The decision was appealed to the City Commission (appeal number 22005, which also included an appeal of The Ives Site Plan). The appeal included a challenge to the use of SID credits to meet minimum parking requirements. The City Commission upheld the Community Development Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 36 of 48 Director’s decision to approve the North Central Master Site Plan, including the use of SID 565 credits to partially satisfy the development’s parking requirements. Application 21029 accounted for a 129 parking space demand for the Mountain View East building (Hotel East or East Building in this application) and a 56-space demand for the Mountain View West building (Hotel West or West Building in this application). These spaces were originally contemplated and approved to be satisfied with calculated SID 565 spaces. The proposed uses at the time included retail, residential, office, and hotel. The North Central Master Site Plan Modification Application #24606 updated the proposed uses for these two parcels to hotel only. The removal of the standalone retail, residential, and office uses reduced the parking demand to 116 spaces as calculated by staff and the applicant. The Parking and Mobility Plan provided in Application 24606 notes the available 186 SID stalls. This document also provides a calculation for the two parcels as 200 hotel rooms with accessory restaurant/bar, assembly, and retail uses indicating 76 spaces required for the east building and 40 spaces required for the west building. This application is consistent with the approved master site plan and master site plan modification. Therefore, by consuming its allocated SID 565 spaces, the application meets parking requirements. Bike parking will be provided at variety of places throughout the development meeting the distribution requirements of this section. Street frontage bike parking is provided within the storefront boulevard strips, bike racks are provided adjacent to the paseo at West Beall Street, within the paseo, and within the building in a bike storage room. The following drawings contain bike parking location and rack details: • 016 – C4.3 Civil site details. This sheet shows an example of the bike rack proposed as the Maglin 2300 Series Iconic Bike Rack. • 020 – L001 Landscaping notes and legends provides the proposed bike rack style as the Maglin Corporation Iconic Collection 2300 Series Bike Rack – Surface Mount. • 021 – L200 Level 1 hardscape plan shows overall bike parking locations • 024.2 – L204 Paseo enlargements north and south shows bike parking locations • 054 – A.500 Architectural details, shows indoor bike storage systems and counts Loading and uploading area requirements 38.540.080 Yes First berth – minimum 70 feet length, 12 feet in width, 14 feet in height Yes Additional berth – minimum 45 feet length Yes Comments: Hotels with restaurants and conference centers are required to provide off-street loading berths per this section. Developments with an aggregate gross floor area between 40,0001 and up to and including 100,000 square feet are required to provide 2 loading berths. For each additional 100,000 square feet 1 additional loading berth is required. The estimated total enclosed floor area for this project between the two buildings is 193,117 square feet. Three loading berths are required. The first loading berth is required to measure 70 long x 12 wide, and each additional required berth is required to measure 45 feet in length. The central paseo walkway is proposed to serve as the loading area for this project. The required three berths are depicted on drawing 037 – A.002 under the Site Context Plan. The three berths are drawn into the paseo as one 12x70 dashed box, and two 12x45 dashed boxes. The proposed skybridge connecting the two buildings provides the required 14 feet of clearance. The application meets the loading and unloading requirements of this section by providing the loading berths within the central paseo. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Reviewed by Water Conservation? Yes Parking lot landscaping NA Additional screening Yes Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 37 of 48 Street frontage Yes Street median island NA Acceptable landscape materials Yes Protection of landscape areas NA Irrigation: plan, water source, system type Yes Residential adjacency Yes Comments: The provided landscaping plan conforms to standards. Water Conservation reviewed the provided plans for conformance with the Water Efficient Landscape Ordinance (WELO) and the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. Street frontage landscaping is provided within raised planters surrounding required street trees. Trees for residential adjacency are provided along the southwestern property line and will also serve to screen mechanical equipment. Two advisory comments were provided by Water Conservation to guide the applicant through compliance with the WELO. Landscaping of public lands 38.550.070 Yes Comments: Street trees will be provided along the 3 street frontages. New street trees will require tree planting permits. The city will only accept species and varieties that are approved for boulevard plantings. Prior to issuance of building permits the boulevard trees that are proposed to be removed to facilitate new public ROW construction with the North Central Master Site Plan Modification Application #24606 must first be assessed by the Forestry Division. Per code provision 2, a Public Tree Reimbursement Form will need to be signed and agreed upon with forestry prior to issuance of building permits. Any existing boulevard trees will need a detailed plan for preservation (if viable) and trees to be removed will require compensation of their appraised value. A representative from the project will be required to meet with Forestry Division Manager. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA NA Proposed SF/building NA NA Comments: Advisory comment 4 provides the applicant with procedural requirements for sign permitting and states: A separate sign permit is required prior to the installation of any signs depicted in this site plan. The non-residential sign standards for B-3 zoning allocate sign area based on the linear feet of building frontage for each building’s overall sign package, not to exceed 250 square feet per lot. Projecting signs are limited to 12 square feet of area, in addition to other standards in this section. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 NA Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comments: Site lighting is proposed at building entrances and patios, underneath weather protection features, and along pedestrian paths. Footcandles do not exceed maximums at the property lines for residential and public street adjacency. BMC 38.570.040.G requires all outdoor lighting be designed and located such that the maximum illumination measured in footcandles at the property line may not exceed 0.3 onto adjacent residential properties and 1.0 onto adjacent commercial properties and public rights-of- way. Drawing 057 – E1.1.2 indicates photometric values for the proposed lighting package. Footcandles are indicated at 0.0 at the west property line shared with the residential apartments, which is below the 0.3 allowable intensity. Footcandles are indicated at a range of 0.0 to 1.0 at the north, east, and south property lines along public right-of-way, except where building entrances are proposed. BMC 38.270.040.B requires illuminance for building entrances for commercial projects be maintained at an average of 5.0 footcandles. The application proposes five different luminaire types. These lights are detailed on drawings 058 – 063. All lighting conforms to cutoff and intensity standards as indicated by these detail drawings. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 38 of 48 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: NA 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: A public notice period was conducted and is detailed on page 1 of this report on 3/31/25 to 4/21/24. Towards the end of this public notice process it was discovered that some of the materials in the online document repository were not uploaded correctly. The city received 36 public comments between 4/20/25 and 4/29/25 requesting the project be re-noticed to allow for proper review of the submitted materials. After ensuring all relevant documents were properly available online, a revised public notice period meeting the requirements of this section was further conducted on 4/28/25 to 5/19/25 and is also detailed on page 1. Aside from the comments regarding re-noticing, the city received 8 public comments from 4 unique commenters. The following public comments were provided as summarized below. ▪ C. Dee 4/9/25. Comments: Primary concern is parking. Requiring on-site parking for the proposed hotels, as well as limiting parking on the streets in the neighborhoods to limit non-resident parking. ▪ A. Kociolek 4/21/25. Comments: Bozeman doesn’t need more hotels, mentions affordable housing. The Hotel Bozeman is a confusing name since the Bozeman Hotel already exists. Save the remaining trees in the boulevards. The project must be re-noticed due to the online materials error. ▪ M. Bateson 4/21/24. Comments: Questions regarding the proposed parking plan for the application. Requested clarification on the SID parking stalls, concerned that the parking in front of her home on 427 N. Tracy Avenue will be used by employees and customers. ▪ M. Bateson 4/23/25 – Forwarded 4/21 comments to Nick Ross, Director of Transportation and Engineering for clarification. ▪ M. Bateson 5/5/25 – Forwarded 4/21 comments to Susana Montana, Senior Planner for clarification. ▪ M. Bateson 5/9/25 – Forwarded 4/21 comments and correspondence with Chuck Winn, City Manager and Mike Maas, City Clerk regarding SID 565 parking spaces. ▪ M. Bateson 5/19/25 – Forwarded 4/21 comments and continued correspondence with Danielle Garber, Senior Planner and Erin George, Community Development Director. ▪ C. Lawrence 5/19/25. Comments: The master site plan does not coordinate with the site plan details (no examples are provided). There are discrepancies between the application summary and the final application submittal. The online Laserfiche application failed to load plans (examples provided). The following items are identified as deficiencies in the project: o The uses do not match the parking calculations summary. (Staff is assuming that this referring to the stated uses in the initial application summary sheet.) o Project narrative indicates a total of 198 guest rooms, whereas elsewhere in the document 200 guestrooms are identified. o Primary business entries from Lamme street are located on a hazardous throughway with insufficient on-street parking, width, curb and gutter, and traffic management. o Does not support the use of a departure to meet weather protection requirements (along Tracy Avenue). o Number of parking spaces required and the use of SID 565 spaces to satisfy parking requirements, the use of valet parking at the AC Hotel was cited as an example of potential pedestrian and vehicle conflicts. “The project as currently planned will materially exacerbate parking problems, traffic congestion, and public safety.” o Trouble understanding the parking calculation as it relates to code requirements and the master site plan approval. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 39 of 48 o Cited BMC 38.540.010.A.2 related to satisfying parking requirements upon change of use or occupancy of buildings. (This code section is related to existing buildings, as this is a new building parking requirements will be evaluated within this site plan application. In the event that the building is constructed and changes to occupancy or uses are proposed, the applicant will be responsible to satisfy new parking requirements at that time per this code section.) o Comments on individual parking calculations including calculating demand based on number of employees and allowable reductions. o Mechanical and equipment screening, requests that the applicant construct rooftop mechanical equipment screening in accordance with the referenced code section. Not all comments represent criteria within the development code that staff reviews when determining if a project meets, or meets with conditions and code provisions, the requirements of Chapter 38 of the Bozeman Municipal Code (BMC). Below is a list of criteria cited in the above public comment staff may utilize when providing a recommendation of approval for a site plan application: ▪ Public notice BMC 38.220.400. This section of the Bozeman Municipal Code (BMC) contains notice requirements for application processing. For preliminary site plan and master site plan applications a notice must be posted on site and mailed first class to all property owners within 200- feet of the exterior boundary of the subject property. The project was initially noticed for a period starting 3/31/25 and ending 4/21/24. Towards the end of this public notice process it was discovered that some of the materials in the online document repository were not uploaded correctly. The city received 36 public comments between 4/20/25 and 4/29/25 requesting the project be re-noticed to allow for proper review of the submitted materials. A revised public notice period meeting the requirements of this section was further conducted for a period beginning 4/28/25 and ending 5/19/25 and is also detailed on page 1. The application was re-noticed as requested, notice was available for a total period of 30 working days. No changes to the application were made by the applicant between the first and second comment periods. ▪ Submittal requirements. One commenter experienced difficulty understanding the submitted application materials, particularly the changes to the application as it moved through the review process and what materials were required to be updated. The initial application summary sheet location in the general online document repository folder is dated 6/7/23 and was uploaded on 7/25/2025. Following initial submittal, the application went through five additional application review cycles with staff reviewers on the Development Review Committee (DRC). The first review was conducted in June of 2023, with the final review cycle being completed January of 2025 with the project being deemed adequate on January 31, 2025. During these review cycles the applicant updated the application summary sheet to reflect changes made to the project as it moved through the review cycles and to match the submittal materials that were deemed adequate. The updated summary sheet is located in the application documents folder under document 002. This updated summary sheet was available for review by the public. Staff does not review this document for any of the required review criteria aside from the certifications and signatures located on the final page which requires property owner acknowledgement of the full application submittal package. This document is provided in the online materials prior to public notice as a public courtesy. The commenter also indicated that the narrative (document 007) indicates both 198 and 200 guestrooms. The application is proposing 200 guest rooms. The 198 guestrooms indicated in the narrative was to highlight changes from the January 2024 submittal and the April 2024 submittal. The rest of the submittal materials including the project information sheet (drawing 002) indicate 200 hotel rooms. ▪ Allowable uses in B-3 zoning. One comment mentioned allowing a hotel on the property instead of additional housing or affordable housing. Hotel uses are allowable uses within the B-3 district. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 40 of 48 The City does not have the authority within this commercial zoning district to require residential uses. ▪ Traffic impacts and traffic management. Traffic impacts were generally mentioned by a few commenters, and specifically at the intersection of Lamme Street and North Tracy Avenue. The impact of the proposal on existing and anticipated traffic and parking conditions is a required criteria of BMC 38.230.100.A.6.a(2). A traffic impact study (TIS) prepared by Marvin & Associates in 2021 by a professional engineer registered in the state of Montana was submitted with the Master Site Plan application. The applicant provided a site-specific traffic generation comparison to the Master Site Plan TIS in October 2024 with this application. The traffic generation comparison and Master Site Plan TIS are located in the application documents in the online materials under document 013. These documents provide analysis of trip generation estimates, traffic assignments, and capacity calculations showing that the overall “North Central development would not have any appreciable impacts on traffic operations on the surrounding street system.” Staff analysis of the TIS and traffic impacts are provided in this report in section 6.a. Infrastructure improvements to the transportation network are required as a part of this project. These include Beall Street reconstruction between Tracy and Willson, stormwater infrastructure improvements on Beall and Lamme, Tracy Avenue water main replacement, new fire hydrants, Lamme and Tracy resurfacing, streetscape improvements, and street lighting per the Civil Engineering report dated October 31, 2024, located under document 012. All improvements will be reviewed under local street standards and specifications by the Engineering Division during the infrastructure review process. An updated signage and striping plan is also provided under drawing 018.1 – C6.0. This plan includes new parking signage and striping, new stop signs, new pedestrian ramps, new crosswalk striping and yield triangles, new yield signs, and new bike route signs. The project also proposes improvements to stormwater inlets and curbing around the subject property to improve drainage, and a detached sidewalk that includes a landscaping buffer where it does not currently exist along West Beall Street which will improve pedestrian safety. On-street valet parking is proposed on West Lamme Street, as well as a loading zone and some on-street parking. Additionally, a Waiver of Right to Protest Creation of Special Improvement Districts (SID’s) for future transportation improvements is a required condition of approval which ensures this development’s participation in funding of future infrastructure improvements that may be required to offset impacts created by development in the area. Altogether, the applicant has demonstrated compliance with the traffic impact review criteria as described in section 6b above. Street level design will be further evaluated during the infrastructure review process through the Engineering Division. This step is required prior to any construction. ▪ Screening of rooftop mechanical equipment. Section 7b contains requirements for the location and design of service areas and mechanical equipment per BMC 38.520.070 and an analysis of this application’s conformance with code requirements. Drawing 054 in the drawings folder details the parapet and mechanical screening. Drawing 047 contains the roof plan for both buildings. Mechanical equipment in the locations indicated on the roof plan must be screened with architectural screening that matches or integrates into the architectural design. The architectural details provided on drawing 054 show a “screen wall finish to match the elevator penthouse and create integrated expression.” This approach meets the requirements of this code section. ▪ Weather protection requested departure. Staff supports the weather protection departure from the Mixed-Storefront block frontage along Tracy Avenue as outlined in section 7a above. The reasons for staff support include the use of a decorative brick pattern to mitigate the blank wall space, and the provided additional setback from the sidewalk edge which provides building articulation, and the use of a landscaping bed to buffer the building from the sidewalk. Also see section 7c above for an outline of conformance to building design requirements. Comments regarding this departure emphasized public safety. Public safety is proposed to be increased with the proposed site design by widening the sidewalk and providing a buffer from the public street with Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 41 of 48 new street trees, where none were previously provided, and a buffer of landscaping beds, seating, lighting, and site furniture within the sidewalk boulevard. Weather protection is still proposed along almost half (47%) of the street frontage. ▪ Parking requirements. Parking is evaluated in section 7d of this report and is governed by BMC division 38.540. The development is required to provide 116 parking spaces after allowable reductions are calculated, please see the section above for a detailed calculation. No parking spaces are proposed to be constructed on-site. Instead, the application is utilizing existing credits under SID 565. Discussion of the use of the SID spaces is also located in 7d above. Additional specific comments regarding parking included: o Conformance with the master site plan. The required and provided parking conforms to both the master site plan and the City’s administration of SID 565. See the discussion in 7d regarding conformance to the Master Site Plan (applications #21029 and 24606). Application 21029 accounted for a 129 parking space demand for the Mountain View East building (Hotel East or East Building in this application) and a 56-space demand for the Mountain View West building (Hotel West or West Building in this application). These spaces were originally contemplated and approved to be satisfied with calculated SID 565 spaces. The proposed uses at the time included retail, residential, office, and hotel. The North Central Master Site Plan Modification Application #24606 updated the proposed uses for these two parcels to hotel only. The removal of the standalone retail, residential, and office uses reduced the parking demand to 116 spaces. The Parking and Mobility Plan provided in Application 24606 notes the available 186 SID stalls. This report also provides a detailed calculation for the two parcels as 200 hotel rooms with accessory restaurant/bar, assembly, and retail uses indicating 76 spaces required for the east building and 40 spaces required for the west building. This application is consistent with the approved master site plan and master site plan modification. o Traffic mitigation and potential permit only parking for residents. This topic is largely covered above under traffic impacts and traffic management. The city reviewed the applicant’s provided traffic impact study and each addendum during the review of the master site plan in 2021 and the updated TIS report provided with this application in 2024. The city has accepted the methodologies and conclusions of the professional licensed engineer that prepared the report for conformance to the city’s standards and specifications for streets surrounding the development, as well as to intersections anticipated to be impacted by the development. The subject property is within the downtown business district where uses are anticipated to be intensive. However, with those allowed intensive uses comes a responsibility for any infill development to mitigate impacts to public transportation systems. With this proposed development, a reconstruction of adjacent streets as described above, and other infrastructure improvements are also proposed. This includes new vision triangle striping, new crosswalk markings and yield markers to protect pedestrians crossing public streets, new stop signs, new curbs and truncated pedestrian ramps, and new sidewalk boulevards and street trees that will add to pedestrian safety. On-street parking is public infrastructure. The Parking Division manages on-street parking including existing and proposed parking benefit zones or other permitted parking districts as allowed by the municipal code. Only the Bozeman City Commission has authority to create new permitted parking districts north of the downtown business district. If nearby residents would like to pursue a parking benefit zone or similar district, they are encouraged to reach out to the Parking Division. o Parking calculations. One commenter provided specific areas where they found the parking calculations to be incorrect including the following: ▪ The hotel parking calculation requires one space for each employee on maximum shift. The applicant’s stated maximum number of employees for this calculation is Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 42 of 48 16 which requires 16 parking spaces to be calculated. The commenter found this number to be low given the variety of uses that need employee support within the hotel including restaurants, conference/assembly space, and the spa/retail areas. Staff would like to take this opportunity to provide some clarification. First, the spa and retail spaces are required to provide a separate parking calculation. The needs of employee parking are contemplated within that calculation, see the parking calculation in 7d above which has a separate calculation for the spa and retail spaces. Second, the city does not have a policy of requiring justification for employee counts used in this calculation. The count is meant to provide an estimate of parking needs from an employee perspective, it is not meant to account for fluctuations in employment numbers and needs over time. Third, the applicant has a credit of186 SID spaces with the two subject parcels not 116. 116 of those spaces are proposed to be “consumed” by this application based on known uses and accounting for allowable reductions in the B-3 district near transit and structured parking opportunities. Should the City require a total of 60 spaces to cover the commenter’s stated example of the number of employees that may be on max shift, the SID parking spaces are available prior to adding any allowable reductions. ▪ The commenter is correct that the B-3 reduction for retail spaces is 40% not 50%. This correction was applied to the staff parking calculation located in section 7d above. Because the applicant also used the more restrictive retail calculation of 1/300 square feet, instead of the allowable hotel commercial calculation of 1/400 square feet, the 1 additional space was already accounted for in the staff calculation. ▪ Regarding the “trade” of SID spaces. That was not the intended use of the district, nor has the City of Bozeman administered the SID credits to allow the trade of spaces between properties. The SID spaces cannot be used towards meeting required parking once they are “consumed” by initial redevelopment. The use of SID spaces for the development of the subject property was reviewed with the master site plan application and upheld by the Bozeman City Commission in considering the appeal of the master site plan application. ▪ Access to online documents. One commenter provided a list of drawings that they had trouble viewing or getting to load within the Laserfiche online application portal, citing this as an example of a lack of public access to the online application drawings. Staff has confirmed that the drawings listed were present in the folder. In addition to accessing all records electronically in the web portal, it was also possible to download them to view on a personal device or computer which would have sidestepped the loading issues. All application materials were also available at the Planning Office. Additionally, the City Clerk, who manages the online documents, is available to provide assistance in accessing public records. All members of the public had multiple means and opportunity to view any of the drawings or documents associated with this application. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements Yes Comments: This application required a boundary line adjustment subdivision exemption (SE) application to adjust the lot line to be located between the two proposed buildings as indicated in the application drawings. This SE application was reviewed by city staff under application #23196 for compliance with the municipal code and state law and the revised boundary locations were recorded on May 14, 2025. The boundary area and legal description details provided on page 1 of this report reflect the conditions at Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 43 of 48 the time of original submittal. Adequate original easements have been provided to the Engineering Division for common access and shared drainage facilities in accordance with code provision 4. 11. Standards for certificate of appropriateness and Conformance with the NCOD Guidelines 38.340.050 Meets Code? Certificate of appropriateness standards Yes Secretary of the Interiors Standards for new construction NA NCOD Design Guidelines Yes Comments: The proposed project is located within the NCOD. This means that the project must adhere to additional criteria to obtain a certificate of appropriateness. BMC 38.340.050 subsections C and D are applicable to this application. Contemporary, non-period, and innovative design of new structures is encouraged, and the review authority must be guided by the Bozeman Design Guidelines for Historic Preservation & The Neighborhood Conservation Overlay District (Design Guidelines) “to determine whether the proposal is compatible with any existing or surrounding structures.” Within the Design Guidelines, subchapter 4b provides guidelines for the B-3 commercial district and are directly applicable to this application. Staff has considered various aspects of the certificate of appropriateness standards and the NCOD Design Guidelines and determined that the application meets the overlay district standards located under Chapters 2, 4, and 4-b as outlined in the section below. Additionally, pursuant to 38.340.050.E, the application must conform with other applicable development standards of the UDC. As explained throughout this report, the application does conform to all applicable development standards of the UDC, so the requirement of subsection E is satisfied. The development for these new structures proposes contemporary, non-period design. There are no existing structures on the site. Demolition of the structures formerly on the subject property included the demolition of the historic Deaconess Hospital that was located at 15 W. Lamme Street. Certificate of Appropriateness (COA) and Demolition (DEM) approval was provided March 8, 2022, under application #21385. The unoccupied historic hospital building was determined to be an unsafe structure by the Chief Building Official on October 6, 2021. During review of the DEM application, the City’s Historic Preservation Officer worked with the applicant to salvage brick, terracotta, windows sills and keystones, and indoor original stair railing materials. Condition of approval 2 requires the applicant to confirm the incorporation of these salvaged materials within the proposed building design interior and/or exterior, and to place a memorial plaque within the paseo as currently proposed in the application prior to final routing of a certificate of occupancy for the west, phase 2 building. The Secretary of Interior’s Standards for New Construction are not applicable in this case as they are limited to construction related to new additions to historic buildings, and new construction within the boundaries of historic properties. Introduction Yes Chapter 2: Guidelines for all properties Yes Chapter 4: Guidelines for the commercial character area Yes Chapter 4-b: Guidelines for commercial areas outside of Main Street Historic District Yes Comments: Chapters 2 and 4 are applicable to new structures outside of the Main Street Historic District and this application generally follows them. The proposed site and structure meet many Chapter 2 and 4 guidelines, including the use of simple rectangular building forms, the use of street trees in new development, the use of flat roofs in commercial development, the use of building materials like those seen traditionally, contemporary interpretations of traditional details, and integrating utilities and service areas with the design of the site and buildings. Additional analysis is provided in the comments section below for conformance to the Certificate of Appropriateness standards: Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 44 of 48 1) Height – Proposed building heights are similar to the nearby constructed commercial and residential buildings directly to the west, northwest, and south of the subject property within the B-3 district. Subchapter 4-b of the Design Guidelines states downtown Bozeman should be the location of buildings of the greatest height and intensity in the community. 2) Solid-to-Void Ratio – Chapter 2, Section G states that a typical building should be a rectangular solid with small holes “punched” in the walls for windows and doors. The ratio is the amount of façade that is devoted to wall surface, as compared to that developed as openings. New buildings should be similar to that of historic buildings within the neighborhood. The proposed buildings exhibit a balanced solid-to-void ratio. Using the south elevation for both buildings as an example no large expanses of glass are proposed. The window bays on the west building are designed in vertical rows with two different sizes of window openings. Smaller window openings are similar to those seen traditionally, and larger windows emphasize modern design. Rows of larger windows are spaced 8-10 feet from rows of smaller windows. The vertical window bays are coordinated with roofline modulation and material changes to emphasize the distinction between wall surface and openings. The window bays on the east building are spaced equally at about 6-feet horizontally and 3-feet vertically. The uniform spacing is similar to the orderly composition seen traditionally, with larger windows again emphasizing contemporary design. 3) Materials – The primary exterior materials are stone, brick, treated wood, and metal. These details are consistent with the permanence guidelines of Subchapter 4-B of the Design Guidelines, the Chapter 2 guidelines for new materials, and the design standards of the building design section in BMC 38.530. 4) Building Form – Chapter 4 in the Design Guidelines states that traditionally, buildings were composed of three basic elements a base (storefront), middle, and a cap (parapet, cornice, etc.) and interpreting this tradition in new buildings will help reinforce the visual continuity of the area. The proposed building designs retain this concept of a base (storefront), middle (floors 2-6), and cap (parapet), while using varied materials and roofline modulation to add additional articulation, and a combination of horizontal and vertical expression to add diversity to the streetscape. Additionally, the project’s storefront mimics traditional structures in the nearby Main Street Historic District which feature clearly distinguishable first floors that are predominantly storefront with large glass windows and recessed entries, and upper floors that are dominated by opaque materials with small window openings. The proposed structure follows this established pattern with a main level storefront floor-to-floor height of 15 feet, and a primary entrance for each building recessed under the second story. The upper story windows for the east building are larger than those seen traditionally are, however Subchapter 4-b states that diversity of design is encouraged and architectural patterns that convey a false sense of historic period are discouraged. Subchapter 4-b also states that 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. Both buildings are consistent with this guideline by using windows, change in roofline, vertical expression, and exterior materials to provide articulation and achieve appropriate scale. Building articulation discussion can also be found in section 7c above. 5) Roof Shape – The proposed structure has a flat roof shape similar to other buildings inside and outside the Main Street Historic District as encouraged in the Design Guidelines. No pitched roofs are proposed. The west building proposes a non-standard “saw-tooth” parapet design as discussed in section 7c above. The east building proposes a standard flat parapet projecting less than 4-feet above the roof. The proposed structure meets subchapter 4-b guidelines for mass and scale, building quality and design, building roof form, site design, and street patterns related to properties zoned B-3. This chapter contains Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 45 of 48 guidelines for new commercial, residential and mixed-use development located within the B-3 zoned areas outside of the Main Street Historic District. Detailed analysis of the Subchapter 4-B guidelines is below. The analysis also demonstrates consideration of, and compliance with, various aspects of Chapters 2 and 4 of the Design Guidelines. Subchapter 4-B, Section A discusses the mass and scale guidelines outside of the Main Street Historic District also zoned B-3. “The area covered under this subchapter should be able to accommodate compatible contemporary development of greater height and density.” • A.1 Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. The application meets the density requirements of this section with a FAR well over 1.0, and a floor-to-floor height for commercial and mixed-use buildings of 15-feet. The 2019 Downtown Improvement Plan has five guiding principles, which include the following concepts that are supported by the proposed project: o The heart of a thriving Bozeman – Create connections within Downtown and around the surrounding districts. The project supports this concept by proposing to develop an underutilized lot within the B-3 commercial character district, further connecting the Main Street core to the surrounding commercial and residential areas. o More than Main Street – Reinforce Downtown as the city center through new and existing buildings of urban density, considerable height and a diverse mix of uses. The application supports this concept by providing two buildings at urban density with a FAR above 4.0. The proposed project protects the Main Street Historic District by developing outside of the core area and expands the commercial character area. o Walkable and accessible – Use streets, sidewalks and alleys as a safe and comfortable multi-modal network. The proposed application supports this goal by upgrading the adjacent public sidewalks, crosswalks, and surrounding streets to support safety. The paseo supports a walking corridor between the buildings and a connection through the development between the downtown core and nearby residential areas. o Welcoming to everyone – Foster a place that is welcoming to everyone with accessible places and design new buildings for sustainability, durability and design excellence. The proposed application supports this goal with the use of durable materials, varied building designs, and by creating a pedestrian open space accessible and open to the public. o Connected to nature and culture – Ensure downtown open spaces foster gathering, recreation, flexibility, programming and local identity. The proposed project supports this goal by providing ground level open space that is designed with a mixture of landscaping, hardscaping, lighting, and outdoor seating to encourage use. • A.2 encourages innovative development and diversity of design. The application meets the guidelines in this section by providing two visually distinct buildings with varied materials, articulation, and expression. Neither of the proposed buildings are proposing a false sense of a historic period. • A.3 states that all new buildings should exhibit a clear order and comprehensive composition on all elevations. This section discourages entire facades of a single surface, and layering of design elements with a clear narrative provided by the applicant in the application that expresses the design process, intent and compliance with the guidelines. The applicant provided a narrative addressing design intent on page 6 of document 007. The applicant states “Architecturally the two masses represent the dichotomy of Mountain versus Urban present in Bozeman Montana. The hotel west form draws its massing and materiality from the mountainous terrain that surround the city of Bozeman. The variation in the facade planes lends itself to the uneven landscape, while the cladding is taken from the environment both in material and in color palette. The hotel east form draws its massing and materiality from the urban context that Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 46 of 48 surrounds the site, as well as the existing historic fabric of downtown Bozeman. The form is rectilinear, and the materials are natural brick and metal similar in fashion to existing buildings seen in the downtown area.” Massing and articulation are discussed in section 7c above. The proposed building design meets these guidelines by providing varied wall planes, roofline modulation, and a diversity of materials. • A.4 discusses treatments for buildings interfacing with residential zone properties. The subject property is not contiguous with any residentially zoned property. Residential homes exist to the south across Lamme Street but are within the B-3 zoning district. Rowhomes exist directly to the east and are also within the B-3 district. An apartment building exists to the west, formerly connected to the demolished Bozeman Deaconess Hospital and is also zoned B-3. This section primarily provides guidelines for building sites that abut residential properties across alleys which does not apply to the subject property. There are two additional guidelines this application meets, design of primary entries and the solid to void ratio of the façade. The application provides primary entries that will be clearly identifiable from the street, both accessible from West Lamme Street. Also see the primary entry discussion in section 7c above. Additionally, no large expanses of glass are proposed with a balanced solid to void ratio provided for both buildings. Subchapter 4-B, Section B provides guidelines for building quality. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman, as well as with sustainable methods and techniques that are integrated with the site layout and infrastructure design. Section 7c above discusses exterior material durability. Both buildings are proposing stone, metal, and multiple colors of brick exterior materials that both meet the durability required by code and the permanence and quality design guidelines in this section. The overall master site plan coordinates infrastructure improvements across four phases, contributing to construction efficiency and sustainability desired in these guidelines. Both the landscape plantings and irrigation components designed for the site meet the City’s Water Efficient Landscaping Ordinance and performance requirements for water conservation. Subchapter 4-B, Section C discusses building roof form. The policy expressed in this section states that “roof forms should be primarily flat roofs with other roof forms that fit to the architectural character of the application.” Both proposed buildings feature flat roof forms. The west building design includes parapet height modulation at angles to add articulation and interest. The east building design is a primarily flat roof form with varied roof heights to achieve articulation and massing. This section also encourages mechanical equipment on the roof, green roofs, and discourages rooftop decks. The proposed building design meets these guidelines by primarily locating mechanical equipment on the roof. A green roof is provided on the third floor and located in the center of the east building oriented above the pedestrian paseo. Landscape design of this green roof can be viewed on drawing 028 – L303. Two combination green roof and patio areas are provided on level 2 of the west building both on the east and west sides of the building. Landscape design for these two decks can be viewed on drawing 027 – L302. Both decks will be visible primarily from the south elevation atop the first floor. While not recommended in the design guidelines, the impact of these decks is minimized by providing a mixture of landscape and hardscape areas, with the landscape areas serving as green roof features with native grass and a wildflower blend. They are also minimized by being located low on the building, on the second floor, and functioning like any other upper-level patio. The roof deck depicted on the level 6 landscaping plan (drawing 029), has since been removed from the architectural plans. Code provision 6 requires the applicant to harmonize the landscaping plans with the most recent architectural design. Subchapter 4-B, Section D outlines the site design policies which should make the experience of pedestrians and bicyclists safe, comfortable, and visually appealing. Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 47 of 48 • D.1 Create a strong connection between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. This section encourages the placement of the façade of the building at the minimum front setback, and to provide street level facades with a minimum of 50% transparent windows. This application meets this guideline by designing to the storefront block frontage requirements which require 60% transparency for primary facades, in this case Lamme Street, and 47% transparency for secondary facades (West Beall Street and North Tracy Avenue). The mixture of a higher and lower transparency, both exceeding or near 50% meets this guideline. For building placement, the application meets this guideline by siting the building between 2.5-feet and 5-feet from the sidewalk edge for all street frontages. While, the buildings are not being placed directly at the sidewalk edge, the slight setbacks provide the opportunities for landscaping strips which are a blend of the landscape and storefront block frontage design intent. The upper floors of both buildings will overhang these landscaping strips to the sidewalk edge which provides opportunities for weather protection at the building entrances and meets this guideline by providing the façade of floors 2-6 at the minimum front setback. • D.1 encourages public spaces that are made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety. In accordance with the Master Site Plan application, the proposed site design includes a pedestrian paseo with activated pedestrian oriented open space including seating and lighting and meets this guideline. The proposal will duplicate the approved streetscape currently present along North Willson Avenue directly to the northwest and correspond to the storefront urban design along the Mendenhall transition zone between the Main Street Historic District and residentially zoned neighborhoods. Subchapter 4-B, Section E is related to minimizing the visual impacts of parking. This application does not propose any parking facilities. Therefore, this guideline is inapplicable. Subchapter 4-B, Section F is related to signs. Signs should be designed to fit the overall context of the building and the district. No signs as depicted on the elevation drawings are approved with this application. The applicant is required to submit a separate sign permit prior to the installation of any signs. Any signs proposed with a sign permit are expected to be designed in accordance with the design guidelines and must meet the sign code requirements for the B-3 district located in BMC 38.560. Subchapter 4-B, Section G discusses street patterns as seen historically with guidelines for both the streetscape and the alley. No alley is present on the subject property because of the historic platting pattern. The application proposes a landscaped pedestrian paseo, which will also serve as a loading area. The streetscape requirements of this section contain policies to maintain the character of the streetscape including a “rich collection of varying street designs, sidewalk types, and street trees, a variety of paving designs, use of panting strips, and continuation of the pattern of street trees in a block.” The three streets surrounding the subject property have a variety of sidewalks with an attached sidewalk with no landscaping strip or street trees along West Beall Street, a detached sidewalk with no street trees along North Tracy Avenue, and a detached sidewalk with some street trees in the boulevard along West Lamme Street. The Master Site Plan Application (#21029 and MOD #24606) provided a streetscape design in response to the Mixed-Storefront block frontage requirements. This approved plan harmonizes the streetscape design across the three frontages with a 12-foot sidewalk and paver boulevard. The paver boulevard will also contain planting boxes with one street tree every 50-feet and a mixture of smaller plantings. The streetscape will also contain custom streetlights, reviewed and approved by engineering, bike racks, and seating. This meets the guideline for providing a rich collection of varying street designs, sidewalk types, and street trees by providing a storefront design seen in the downtown commercial district but with a differentiated design palette. This section recommends “existing trees Staff Report Hotel Bozeman Site Plan Review Application 23185 May 22, 2025 Page 48 of 48 should be preserved, when feasible.” Three trees along West Lamme Street are proposed to be removed to accommodate this storefront design, making the preservation of existing mature trees infeasible. The applicant is required to reimburse the Forestry Division for the assessed value of the trees per code provision 2. Removal of the street trees was thoroughly analyzed and found to conform to code requirements through consideration of application 24606 Subchapter 4-B, Section H relates to landscape design. The policy in this section encourages the applicant to plant beds around building foundations and along walkways, as well as preservation of mature trees and existing beneficial vegetation. The only landscaping currently present on the subject property is a grass strip along the east side of the site along North Tracy Avenue, Trees present within the site have already been removed in accordance with the Master Site Plan approval discussed above. No preservation of the remaining grass strip is proposed. The applicant is proposing to plant 11 new street trees, and 10 new trees within the site in addition to foundation plantings as recommended in this section and within the pedestrian paseo. Subchapter 4-B, Section I provides guidelines for locating utilities and service areas. Policies include orienting service entrances, waste disposal areas, and other similar uses toward service lanes and away from major streets, providing adequate screening, and positing service areas to minimize conflict with abutting uses. There are two main service areas proposed with the site plan application along the central paseo, and along the westernmost setback. Section 7b above contains analysis of the location and design of service areas and mechanical equipment. Gas and electric meters for the east building will be screened from the pedestrian paseo by an architectural screen wall. The western service area will contain generators and other private utility equipment. This service area is located adjacent to the apartment building to the west but is sited so that these services are located near a wall that does not contain any windows. This area was the site of the previous building connection between the now demolished Deaconess Hospital and the apartments. By siting the service area in this location, it meets the criteria of this section by not placing it adjacent to the public street and removing conflict with abutting residential uses. Solid waste disposal is to be picked up from the central paseo. Building management will be responsible for moving the trash containers to the tip site on a schedule agreed upon with the Solid Waste Division. The trash containers are required to be stored internally during all other times meeting these guidelines. Subchapter 4-B, Section J contains site furniture guidelines. These furnishings should be simple in character and not impede one’s ability to interpret the historic character of the area. Streetscape furnishings are discussed above under Section G. Furnishings within the site include seating, bike racks, and lighting as recommended by this section. These furnishings are primarily located within the pedestrian paseo. Seating and bike parking is integrated into the landscaping strip along the west side of the paseo. The seating provided are backless benches and are blended into the landscaping design, and the bike racks are simple “staple racks” (see drawing 031 – Landscape Details). Pole lighting is proposed, as well as building mounted lighting. The pole light fixtures are a simple hanging shade design mounted on steel poles with wood accents. None of the proposed site furniture within the paseo is intended to be overly ornate or distract from the historic character of the area.