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HomeMy WebLinkAboutBoutique Hotel Staff PresentationTuesday, August 5th, 2025 •Proposal to develop vacant parcel that serves as parking lot •Six-story hotel •Located with the NCOD, outside of a Historic District •Deviation request is to allow for encroachment into the watercourse setback (Bozeman Creek) •Zoned B-3 •Decision issued May 20, 2025 •Commission approved reconsideration June 24, 2025 Boutique Hotel Site Plan/Commercial Certificate of Appropriateness with deviation request, application #24147 Site Context City Hall Subject Property Hawthorne Elementary Main Street Soroptimist Park Proposed Site Plan Six-story hotel •Ground floor: hotel lobby, commercial space, back of house operations •Second-sixth floor: hotel rooms •Sixth floor: rooftop bar Total number of rooms: 71 Open space between Bozeman Creek and building Proposes off-site parking and valet services Building Design Proposed off-site parking Proposes off-site parking to accommodate the required 48 spaces Parking agreement required prior to final site plan approval Subject Property Proposed off-site parking Deviation Request Project is directly adjacent to Bozeman Creek which requires a 35-foot setback per 38.410.100 Deviation requests to allow for up to a 30-foot encroachment into watercourse setback. •Building footprint is outside of watercourse setback •Open space hardscaping, building awning, and supporting utility infrastructure are in watercourse setback •Requires City Commission review where a deviation is more than 20% of the standard Deviation Request Open space area features -Permeable pavers on patio space -Retaining wall between landscaped area and patio Landscape Features -Watercourse setback planting to meet standards suited for riparian area -Non-disturbance zone along 5 feet of stream bank -Native seed provided where necessary -18 trees to remain, 7 to be removed Deviation Review Criteria 1)Modifications must be more historically appropriate for the building and site in question and the adjacent properties, 2)Modifications will have minimal adverse effects on abutting properties or the permitted uses thereof 3)Modifications must assure the protection of the public health, safety and general welfare. Deviation Criteria #1 Modifications must be more historically appropriate for the building and site in question and the adjacent properties. Modifications will have minimal adverse effects on abutting properties or the permitted uses thereof. Deviation Criteria #2 Modifications must assure the protection of the public health, safety and general welfare. Deviation Criteria #3 Downtown Creek Enhancement Plan Conformance with other adopted City of Bozeman Plans Downtown Bozeman Improvement Plan Revitalize Relatives Art Installation & Demonstration Garden outside City Hall Examples of existing Bozeman Creek improvements Bogert Park Bozeman Creek Restoration •Public notice was posted on-site, published in the newspaper, and mailed to property owners within 200 feet. • 69 written comments were received as of the date of the staff report. Four public comments have been received between the finalization of the staff report and today. •Comment for and against the project. • The comments relevant to the review criteria not in favor of the project are focused on the following issues: •Not in favor of the use of adjacent off-site parking •Loss of parking spaces used by downtown businesses •The need for a parking analysis of the general area •Not in favor of watercourse setback encroachment •The comments in favor focus on the quality of the building and the improvement of the site downtown, improvement of the access to Bozeman Creek, and support for archaeological conditions. Public Comment •BMC 38.230.100 – Plan Review Criteria •BMC 38.230.080 – Certificate of Appropriateness Criteria •BMC 38.250.050 – Deviations The Development Review Committee finds the application is sufficient for approval with conditions and code provisions. If City Commission denies the deviation request, a new site plan application would be required, and open space area would just be landscaped with no access to Bozeman Creek Review Criteria Recommended Motion Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the staff findings as presented in the staff report for application 24147 that the application does meet the criteria required for approval and move to approve with conditions the Boutique Hotel application for the deviation requested to allow for encroachment of open space hardscaping, a 4-foot awning, and supporting utility infrastructure into the 35- foot watercourse setback. 4.Prior to final site plan approval, the applicant must submit additional information to the Community Development Department depicting the concept submitted at the public meeting on August 5, 2025, including the reduction in the patio width and the provision of a natural fines path, for review and approval by the Community Development Director. Conditions of Approval 1.BMC 38.340.010.F. The applicant must consult with a qualified professional, approved by the Director of Community Development, to conduct archeological monitoring or another similar process before and during excavation work. Any items of significance found must be reported and cataloged. A report of the process conducted and the findings following the exploration and monitoring must be submitted to the Community Development Department. 2.BMC 38.340.010.F. The applicant must submit a proposal to the Community Development Department for an on-site installation that recognizes the history and significance of the site. This may include, but is not limited to a sign, artwork, plaque, or other commemorative display. The proposal must specify the design, content, and the intended location on the site. The content must include, at a minimum, the site's history, historic photographs, and recognition of the creek. The applicant is encouraged to work with the Downtown Bozeman Partnership and other appropriate parties to adhere to the Downtown Bozeman Improvement Plan. The proposed installation must be reviewed and approved by the Community Development Department prior to installation and must be in place prior to planning approval of final routing for occupancy. 3.The applicant must ensure the exterior patio is a public-use area (as defined by the International Building Code 2021) that makes exterior spaces available to the general public. Building Design Building Design Proposed valet services Proposes 2 valet parking spaces along Mendenhall Street which eliminates some on-street parking along Mendenhall Requires compensation for each on-street parking space eliminated and Parking Commission approval. Handled during infrastructure review process.