Loading...
HomeMy WebLinkAboutProject NarrativeProposed Chick-fil-A Drive-Thru Restaurant 24345 Bridger Point Corner Project Statement December 26th, 2024 Thank you for considering this proposal for a new Chick-fil-A restaurant at Bridger Point in Bozeman, MT. This application is being submitted by 4G Development & Consulting on behalf of Chick-fil-A Inc. and pertains to 2.39 acres of commercial property (APN: 06090435109090000). The property is zoned Community Business (B-2). The site is surrounded by commercial development to the west and the I-90 freeway to the east. The proposed building will be a new construction of a 5,372 square foot fast food restaurant with a dual drive-thru service. This proposed Chick-fil-A site will be phase 1 of a larger 1 Lot condominium development that will include a future hotel on the western portion of the site. The proposed building will have a height of 24’-6” and contain 102 indoor seats, 58 exterior seats, 2 canopies, trash enclosure, and be fire sprinklered. The proposed hours of operation for the new restaurant are from 6:30am to 11:00pm on Monday through Friday, 6:00am to 12:00am on Saturday, and closed on Sundays. The design of the building embodies an architectural character that is both appropriate for and compatible with the surrounding area. We have thoughtfully integrated local architectural styles, ensuring that the building enhances the existing aesthetic without detracting from the neighborhood’s character. The choice of materials, colors, and design elements reflects a commitment to maintaining the visual integrity of the area. Our design incorporates standardized corporate identification themes in a manner that aligns with the requirements of Division 38.560. We have carefully limited the use of these themes to avoid excessive branding that could detract from the overall design. The building’s elevation has been designed with attention to detail, facade articulation allows for visual interest and dimensionality that enhances the overall appearance of the structure. We have addressed the need for screening of drive-through areas to mitigate glare and ensure the comfort of the public right-of-way and adjacent properties. Our design includes strategically placed landscaping features that effectively screen these areas, enhancing the overall aesthetic while also fulfilling functional requirements. Our design also proposes a dual drive-thru lane. There will be adequate drive-thru stacking as well as parking on site (71 spaces within the property line for phase 1). As we have looked at the redevelopment of the Bozeman Rest Area we have considered saving as many trees as possible. We have contacted tree groups in town plus asked the city for possible ideas. Due to the fact that during the spring, the groundwater is only 5 feet below the surface, the following has occurred for Development on the property. The entire site will need to be filled and raised from a practical engineering standpoint. The existing trees were planted in the mid to late 90s and with their roots in this above adequate groundwater level, they have grown substantially too large to move. The Developer has spoken with Cashman nursery, who originally planted the trees to see if they would like them and the nursery responded in the negative. The developer also spoke to a nearby bank to see if they would like the trees, however, the bank replied they could take them if the developer can figure out how to move them. The developer spoke to Dana (406-600-4271), who has the largest tree spade in North Western United States, and he said most all of the trees cannot be moved because they are seriously too big. He was able to move a couple and a donation for those trees was made to a local church. We believe this new Chick-fil-A restaurant will be an asset to the City of Bozeman and will be well received by the surrounding community. Thank you for your review. The following comments are from the COB Review Comments Report generated on 8/16/24. Our responses are bolded. 1.SLD Waste: Be sure that we have a 50 foot straight approach to the front of refuse enclosure with no parking or raised curbing within the straight approach need a detailed plan for refuse enclosure. RESPONSE: Please see the attached site plan that includes the required 50 foot straight approach to the front of the refuse enclosure. A refuse enclosure plan is also included in this submittal. 2.BMC 38.410.130. Water Adequacy: The development will need to satisfy the water adequacy code requirement prior to a future site plan approval. If sufficient water rights cant be provided to offsets the development's annual demand then a cash-in-lieu of water rights (CILWR) payment will be required. The City assesses the CILWR fee at a rate of $6,000 per acre-foot. The fee determination will take place during the site plan review, however if there are any questions or if a preliminary review is desired please contact Griffin Nielsen with the Engineering/Utilities Department directly at gnielsen@bozeman.net or (406) 582-2279. The City encourages the use of groundwater wells to supply irrigation demands, which in turn will reduce the CILWR fee. Applicant must obtain a pre-determination from the DNRC demonstrating that a well groundwater well may be permitted under Montana’s exempt appropriation or that provide the water right documentation if existing prior to finalization of the CILWR fee determination. Finally, the City would like to make the owner aware of an available CILWR rebate of approximately 20% for residential units if high efficiency fixtures (toilets, washers, and shower heads) meeting the City Water Conservation Division standards are installed. The rebate would be released at occupancy and requires an agreement defining the terms and amount rebate be finalized and executed prior to final plan approval. If the owner is interested or has any questions please reach out to Griffin Nielsen. RESPONSE: Please see the detailed CILWR Narrative included in the Site Plan Application submitted concurrently for Phase 1. The estimated CILWR rate for Phase 1 is $15,342. The estimated CILWR for Phase 2 is $77,760. These estimates will be solidified during their respective Site Plan applications. 3.DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements and fire service lines must be submitted to the City Engineering Department by the design engineer through the engineering Project Dox Portal (https://www.bozeman.net/services/development-center) for infrastructure review. RESPONSE: Noted 4.DSSP A.1 - The development application must reach adequacy according to the reviewing engineer prior to initial infrastructure & fire service line review. RESPONSE: Noted. The Applicant understands this requirement. 5.North 19th Avenue is an MDT urban route. The applicant must contact MDT to determine if the proposed development will require permitting or Systems Impact Analysis. The MDT review process may impact the proposed development layout. In the event MDT requires changes, a modification or resubmittal will be required. All work within the MDT right-of-way must meet MDT standards and specifications. The applicant must provide proof of submittal and approval from MDT prior to final site plan approval. RESPONSE: The MDT has been contacted regarding this project and we are concurrently in communication with them regarding the requirements of this site. MDT has issued an Approach Permit (8566) for this project and all offsite improvements have been completed by MDT. 6.DSSP Section V.A. - A water design report must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. RESPONSE: A detailed water and sewer design report for Phase 2 will be included during its respective Site Plan Application. Please reference the Phase 1 CFA Site Plan Application (submitted concurrently with this application) for a sewer and water report addressing the requirements of DSSP Section V.A. The report shows the system is designed to meet the max day demand plus fire flow and peak hour demand. 7.DSSP Section V. B. - Sanitary Sewer System Design Criteria: The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project prior to site plan approval. RESPONSE: A detailed water and sewer design report for Phase 2 will be included during its respective Site Plan Application. Please reference the Phase 1 CFA Site Plan Application (submitted concurrently with this application) for a sewer and water report addressing the requirements of DSSP Section V.B. The report provides an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project prior to site plan approval. 8.DSSP II.B.1 A Storm Drainage Plan shall include a map or plat showing building site(s), open areas, drainage ways, ditches, culverts, bridges, storm sewers, inlets, storage ponds, roads, streets, and any other drainage improvements. The map shall also include identification and square foot coverage of the various ground surfaces (i.e. vegetation, gravel, pavement, structures). RESPONSE: A Storm Drainage Plan will be submitted for each respective Site Plan Application. Please refer to the Storm Drainage Plan for Phase 1 CFA Site Plan Application (concurrently submitted with this application), which addresses DSSP II.B.1. The Phase 2 Site Plan Application will also include a Storm Drainage Plan. 9.DSSP Section II A. 4. - The applicant must include a storm drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24- hour storm preceded by 48 hours of no measurable precipitation. RESPONSE: A Storm Drainage Plan will be submitted for each respective Site Plan Application. Please reference the Storm Drainage Plan for Phase 1 CFA Site Plan Application (concurrently submitted with this application), which addresses DSSP II.A.4. The Phase 2 Site Plan Application will also include a Storm Drainage Plan addressing DSSP II.A.4. 10. Montana Post Construction Storm Water BMP Design Manual – The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide local seasonal high groundwater elevations to support the proposed design. RESPONSE: It is understood that this site contains seasonally high groundwater. Per the two geotechnical studies, the groundwater varies from 4.5’ – 2’ below EG. The FG will be up to 4’ above EG in some areas, which will show on the detailed grading plans provided for the individual Site Plans. The seasonal high groundwater will be addressed in each individual Site Plan. 11. DSSP Section II C. - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. RESPONSE: The on-site detention facility is proposed to release at predevelopment runoff rates and the retention facility is sized based on a 10-year, 2-hr storm intensity. Please see the Storm Drainage Report for more information. 12. BMC 38.220.080 A. 2.i. - A traffic impact study will be required for the proposed development which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, when the project is fully developed. The traffic impact study must evaluate all collector and arterial intersections within 1/2 mile of the site at 15 years following the development application per the requirements in BMC 38.400.060.B.4. RESPONSE: A TIS Waiver was requested and approved by the City. 13.The applicant must submit a peak hour queuing analysis with the future site plan for the Chick- Fil-A drive through. RESPONSE: Queuing analysis has been included in this submittal. 14.Expecting that there will be a new plat recorded re-aligning the lot lines, an address can be assigned once the new legal description has been determined. RESPONSE: Noted. 15.Fire approves of proposed fire riser room location with access from exterior and public way. Please locate FACP in room also. These are required for an A2 occupancy over 5,000 sq ft. Specific to PH1, site access and circulation for fire apparatus is acceptable. Please lose any reference to emergency access as it does not meet fire code requirements. Minimum 20 feet wide and due to length, a hammerhead turnaround or connection to Simmental Way. Specific to PH2, major failure is the East/Southeast side road to parking that would require connection to main entry road or a hammerhead turnaround. Over 150 feet in length. Fire riser room shall be located similar in concept to A2 occupancy. Although speculating, R2 occupancy will probably have fire standpipes thus requiring the FDC be within 100 feet of a fire hydrant with clear access. Last observation, highly suggest a secondary access to site, due to proposed density with R2 occupancy. RESPONSE: Please see the CFA Phase 1 Site Plan Application for the items listed above related to Phase 1. Regarding Phase 2, the parking area noted above will be resolved in conjunction with the hotel Client and COB Fire Marshall before submittal of the respective Phase 2 Site Plan Application. 16.DSSP V.A.8 - Hydrants shall be provided at each street intersection and at intermediate points so that hydrants are spaced 350 to 600 feet depending on the area being served. The applicant must relocate the existing fire hydrant and comply with any fire code requirements from the fire department. This property likely needs a minimum of 2 fire hydrants. RESPONSE: A hydrant is proposed in Phase 1 at the eastern end of the 19th Access. Correspondence with Scott Mueller, the COB Fire Marshal, is included in the Phase 1 Site Plan Application confirming the location of the hydrant. More correspondence with Mueller will be provided confirming the location of the hydrant in Phase 1, which will be required to be located near the standpipe on the building. 17.Concurrent construction allows public infrastructure and the building to be constructed at the same time. Concurrent construction has been an identified purpose of the initial project review. The applicant must complete the following concurrent construction for (https://www.bozeman.net/home/showpublisheddocument/11704/637769761956630000) to apply for concurrent construction for on site or adjacent improvements associated with site development. RESPONSE: Concurrent construction is not proposed. 18.DSSP V.A.6 - The standard sizes for water service lines are 0.75", 1", 1.5", 2", 4", 6" or 8". Please revise the proposed 3-inch water and fire services on the concept plan. RESPONSE: A revised water service line is shown on the utility plan in the Phase 1 Site Plan Application. The appropriate water service line will be included in the Phase 2 Site Plan Application. The approximate location of the hydrant and service line are shown on the attached C0.1 in this Master Site Plan Application. 19.The applicant must ensure the water and sewer department has access to all sewer manholes and water valves. Sewer manholes and water valves may not be located in a parking space. The proposed layout does not allow access to the sewer manhole near the southeast corner of the site, please revise. RESPONSE: Please see the detailed site plan in the Phase 1 CFA Site Plan Application showing the updated layout regarding the existing sewer manhole. 20.Please be sure these figures are consistent across submittals. This pond sits on a sewer easement; other drawings show a different configuration. RESPONSE: The pond has been removed. 21.The applicant is advised that the proposed project falls within the Bozeman Solvent Site boundary. The property is underlain by an aquifer contaminated with perchloroethylene (PCE). No irrigation wells may be installed on this property and any excavation and dewatering will require additional construction oversite. The applicant must abide by institutional controls defined in the City of Bozeman agreement with Montana DEQ and the associated permitting for work within the boundaries of the contamination. Please contact the City’s solvent site consultant, Jim Sullivan, the Principal Engineer at Tasman Geosciences, Inc. and the DEQ project manager, Kate Frye for additional information on construction requirements within the solvent site. RESPONSE: Included in this application is correspondence with the Kate Frye regarding the Bozeman Solvent Site. 22.Concept Review Checklist Items 16)a) and 17) are missing. For more information, visit https://www.bozeman.net/services/developmentcenter/checklists-guides-brochures RESPONSE: Regarding Item 16: A landscape plan is included in this Application. Regarding Item 17: The irrigation water source is an existing on-site well. The water rights abstract for the well is included in this application. 23.On June 15th, 2024, Ordinance 2155 and Resolution 5586 were adopted by the Bozeman City Commission as well as the associated City of Bozeman Landscape and Irrigation Performance and Design Standards Manual. To familiarize yourself with these requirements, please visit https://www.bozeman.net/departments/utilities/water-conservation/newdevelopment-standards- 3620.\ RESPONSE: Noted. Plans have been prepared in accordance with the Landscape and Irrigation Performance and Design Standards Manual. 24."City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.2.2 - "Required Elements of the Landscape Design Plan for Final Plat and Site Plan" - Item 1) AND 3.2.1 - "Landscape Design Approval Pathways". Landscape design approval pathway needs to be selected for the upcoming site plan submittal. Plants will need to either be very low or low water use OR a water budget calculator will need to be completed depending on the performance pathway. RESPONSE: Noted. Plans have been prepared in accordance with the Landscape and Irrigation Performance and Design Standards Manual. 25."City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.3. - Irrigation Requirements. Review irrigation requirements for the irrigation plan submittal. Irrigation source will need to be identified to make sure the irrigation system can operate during all phases of development. RESPONSE: Noted. Plans have been prepared in accordance with the Landscape and Irrigation Performance and Design Standards Manual. Irrigation plans are to be prepared with the permit submittal. 26."City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.3. - Irrigation Requirements. Review irrigation requirements for the irrigation plan submittal. Irrigation source will need to be identified to make sure the irrigation system can operate during all phases of development. RESPONSE: Noted. Plans have been prepared in accordance with the Landscape and Irrigation Performance and Design Standards Manual. Irrigation plans are to be prepared with the permit submittal. 27."City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.2.2 - "Required Elements of the Landscape Design Plan for Final Plat and Site Plan" - Item 8) AND 3.2.1 - "Soil Preparation and Amendment Requirements". Imported topsoil is subject to a soil test. Lawn areas proposed must also have a 6" soil depth. RESPONSE: Noted. Plans have been prepared in accordance with the Landscape and Irrigation Performance and Design Standards Manual. 28."City of Bozeman Landscape and Irrigation Performance and Design Standards Manual" - 3.1.2. A signed copy of the Building Permit Landscape & Irrigation Self-Certification Form (Appendix E) is necessary to receive a building permit. RESPONSE: Noted. A signed copy of the certification form will be provided prior to receiving the building permit. 29.We will need some kind of driveable access to this manhole. I realize it's not on the property, but it looks like there won't be any access to it from this property along our easement. You could use the water easement for access instead. RESPONSE: Please see the CFA Site Plan Application plan set for accessibility to this manhole. 30.In most of the drawings this pond isn't located in this position. This version won't be allowed. RESPONSE: The pond has been removed. 31.The other utility drawing shows a different water service arrangement and sizing, but a 3" service isn't allowed. You can have a 3" domestic meter, but the plumbing leading up to it must be 4". RESPONSE: The water service arrangement and size has been updated. Please see the updated Utility Plan C3.0 in the Phase 1 CFA Site Plan Application for more details. 32.With this hydrant removal there are no fire hydrants in this entire vicinity. You will need to work with the fire department and choose locations and install new fire hydrants. RESPONSE: Included in the CFA Phase 1 Site Plan Application is correspondence with Scott Mueller, the COB Fire Marshal, confirming the location of the proposed hydrant. Additionally, the applicant understands future development will also require a new hydrant. The exact location of the hydrant in Phase 2 will be determined in consultation with the Fire Marshal. 33.DSSP V.D.5 - The stormwater pond in the southeast corner of the site near the fast food restaurant may not be located in the sewer easement. RESPONSE: The pond has been removed. 34.At building permit application please provide a detailed Kitchen equipment layout and equipment speciation's. This includes any and all mechanical hoods type I or Type II. Suppression requirements, specifications, make-up air etc. This shall not be a deferred submittal. RESPONSE: Noted, a detailed kitchen equipment plan and equipment details will be provided at building permit application. 35.It is unclear how stormwater from the access to North 19th will be treated and comply with the DSSP stormwater requirements. Please provide additional information with the site plan as stated in the previous engineering comments. RESPONSE: Stormwater runoff from the N 19th access will be captured by inlets and sent via stormwater mains to the ug stormwater facility at the northern end of the phase 1 site. This information is shown on the Stormwater Plans in Phase 1 Site Plan Application. 36.BMC 38.540.050.A.2.4, Parking/Bicycle Parking: The rack location on the east side of the building is not located within 50 feet of the main entry and is also not easily accessible from the shared space for pedestrian plaza/sidewalk. A separated shared use path will be requested with another comment associated with this submittal. That path will allow bicyclists and users of active modes to access the site. Ideally these users would not have to integrate with heavy vehicular access from North 19th Avenue. In addition to correcting the location and access issue, consider other user comfort concerns given the location of the proposed bike rack. RESPONSE: Bike racks are proposed within close proximity to the eastern patio seating and the shared use path just south of the building. 37.BMC 38.230.020.B - A master site plan is a generalized development plan that establishes building envelopes and overall entitlements for complex, large-scale projects that will require multiple years to reach completion. Use of a master site plan is not required unless necessary to address phasing of a proposed development (see section 38.230.090.B.3) or if required as part of the residential emphasis mixed-use district. A master site plan is recommended when development phasing is proposed to extend beyond two years. The application proposes two phases of development. The applicant has the option of providing a master site plan application for review concurrently with the phase 1 fast food restaurant application. The master site plan can be a generalized development plan at a high level that will help staff identify improvements to be completed with each phase, as well as post demolition treatment to the area proposed to later be occupied. This is the recommended path. Alternatively the applicant can develop one area of the site for the fast food restaurant, but the application will need to stand alone in all areas of the code including site design, block frontage, zoning, and infrastructure. With either a phased master site plan application or a standalone phase 1 application all public landscaping and facilities at the 19th street frontage including sidewalks or shared use paths, and street trees will need to be provided with phase 1. RESPONSE: A Master site plan is being submitted concurrently with this site plan submittal. Refer to Master Site Plan submittal for response 38.Staff understands that a lot aggregation has been completed with subdivision exemption application #22167. Provide a copy of the recorded amended plat with formal submittal. RESPONSE: Included in this application is a copy of the recorded amended plat. 39.Staff understand that a zone map amendment (application #24185) is currently under review with the City and scheduled for a public hearing on 9/24 to change the zoning to B-2 (Community Business). The applicant assumes that a B-2 zoning designation will be approved within the submitted application materials. Staff comments regarding zoning will provided against the B-2 standards for this conceptual review. RESPONSE: The Zone Map Amendment was approved. 40.Convenience uses, which include "the sale of food or drink for consumption, either on or off premises, over a counter, or from an outdoor service window or automobile service window," are principal uses in B-2 zoning per BMC 38.310.040.A. Hotels are also principal uses. BMC 38.360.110 provides supplemental use criteria for convenience uses and drive-through restaurants. Provide a response narrative in the formal application detailing why the building and site design meet criteria 1-5. RESPONSE: Please see the Phase 1 CFA Site Plan Application for this information related to Chick Fil A. This information will be addressed for the hotel during the Phase 2 Site Plan Application. 41.Provide a cover sheet with formal submittal that details project statistics according to the site plan submittal checklist. These should include form and intensity standards located in Article 3 BMC (lot coverage, FAR, etc.), and commercial open space and parking calculations located in Article 5 BMC. RESPONSE: Cover sheet has information as required on site plan checklist. 42.BMC 38.320.050 requires a minimum floor to floor height of 15-feet. Floor-to-floor height is defined as the height between each floor plate in a building measured from the top of the ground floor to the top of the floor above. This standard applies to non-residential buildings, and mixed- use buildings, except for residential portions of mixed-use buildings. Provide a section or other detail demonstrating that the proposed restaurant will meet this standard with formal submittal. RESPONSE: Please see the Phase 1 CFA Site Plan Application for this information related to Chick Fil A. This information will be addressed for the hotel during the Phase 2 Site Plan Application. 43.Identify setbacks on the site plan label the front, side, and rear setbacks and annotate dimensions. BMC 38.320.050. The applicant is required to identify BMC setback requirements and is not sure where the setbacks of 50 and 128-feet listed on the site plan are derived from. RESPONSE: Setbacks have been labelled and shown on the plan. 44.BMC 38.410.080 - Stormwater retention/detention facilities in landscaped areas must be designed as landscape amenities. They must be an organic feature with a natural, curvilinear shape. The facilities must have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility, and be lined with native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a functional, yet natural site feature. A cross section and landscape detail of each facility must be submitted with the final landscape plan for review and approval. Facilities with a slope up to and including ten percent grade may be grassed and irrigated to blend into the adjacent landscaped area. RESPONSE: The project is proposing an underground detention system for stormwater control. Landscaping stormwater facilities have been removed. 45.This site has significant block length and width issues. BMC 38.410.040. In order to mitigate this condition pedestrian access along the southern access road and between the two phases will need to be provided. Rights-of-way not less than ten feet wide for pedestrian walks are required where deemed necessary to provide circulation. In addition, no continuous length of block may exceed 600 feet without intersecting a street or pedestrian walk. Provide a pedestrian walkway along the north-south access road that includes a sidewalk and street trees at the 1/50-foot metric. Additionally, per engineering comments, a local street connection is required to connect to the property to the south. Sidewalks and street trees on both sides of that street connection connecting to 19th Avenue are required. The emergency access road, will need to be designed as a bike/ped amenity with public landscaping and access easements for bike/ped connections to Simmental Way. RESPONSE: Pedestrian access is provided along the north-south access road. The access road off N 19th Ave is designed so that a connection to the southern property boundary could be easily installed in the future. The emergency access has been updated to a bike/ped amenity that creates a connection through the property. Additionally, the sidewalk connects back to the N 19th Ave sidewalk that continues south. 46.Block frontage is a required design standard in the City of Bozeman. The current design of the site does not provide a building along the primary 19th and Valley Center frontage, but along an emergency access area. The applicant will be required to demonstrate at formal submittal that the proposed restaurant is meeting block frontage standards located in BMC 38.510.030. One option would be the internal roadway standard located in BMC 38.510.030.F. When demonstrating compliance with block frontage the applicant will need to provide the appropriate building placement, building entrances, facad transparency, weather protection, parking location, landscaping, and sidewalk width. RESPONSE: Block frontage standards are met and shown on the Chick-fil-A site plan and landscape plans. 47.The applicant is required to meet the site planning and design elements required in BMC 38.520 including the following related to non-motorized and motorized circulation and design: - Non- motorized circulation (BMC 38.520.040) and design which requires connecting paths between sites with multiple buildings, crosswalks made of contrasting material (such as stamped concrete), safe paths through parking lots, and connections to adjacent properties. All sidewalks must be separated from structures by at least 3-feet of landscaping, except where the adjacent building facades meets the storefront block frontage standards. Pathway design is also required which details the width of sidewalks adjacent and not adjacent to perpendicular parking. - Vehicular circulation and parking (BMC 38.520.050) which requires inter-site connectivity, and internal roadway design for sites greater than 2-acres. This requires street trees and sidewalks be provided on all internal access roadways. - Provisions for drive-through facilities require screening for queueing lanes with evergreen shrubs or architectural screening, and the location of walkways in BMC 38.520.050.D.3 RESPONSE: Circulation and design standards are met and shown on the Chick-fil-A site plan and landscape plans. 48.The applicant is required to meet the site planning and design elements required in BMC 38.520 including the following related to commercial open space and mechanical equipment: - Usable commercial open space (BMC 38.520.060.C) is required for new developments on sites with a total area greater than one acre. For commercial sites, an areas equal to at least two percent of the site area is required. The open space may be in the form of pedestrian-oriented open space per subsection D, garden, play area or other open space feature that serves both as a visual amenity and a place for human activity. Portions of sidewalks that are wider than 12 feet and which meet the standards of pedestrian-oriented open space may be counted toward this requirement. With a master site plan application, staff would support dividing this open space area between the two developments. - Location and design of service areas and mechanical equipment (BMC 38.520.070) requires service areas (trash enclosures, back of house, etc.) to be screen and located away from sidewalks and adjacent properties. There are specific provisions for architectural screening and 5-feet of adjacent landscaping. The applicant will also be required to demonstrate architectural screening of rooftop mechanical equipment, and utility meters per this section. RESPONSE: Screening for the trash enclosure is provided in this submittal using appropriate landscaping. Rooftop mechanical screening is provided using a parapet that completely screens the rooftop mechanical equipment. 49.The applicant must meet the building design standards of BMC 38.530 including building character, massing and articulation, use of durable materials, building details, and mitigation of any blank walls as defined in this section. The applicant must demonstrate in the narrative and drawings in the formal submittal that the standards of this section are met. RESPONSE: Our design incorporates use storefront window system with clear glazing providing transparency to the interior. Metal awnings/canopies are added over the window & entry/exits to provide sun & whether protection. The incorporation of metal and turnbuckles (tie rods) back to the building accentuates the structural detail support and attachment. The use of stone veneer, vertical siding, cement plaster creates a variation of texture along with the use of different exterior colors helps break the massing of the building and architectural enhance the façade. In plan and elevation, a variation of furr- outs and heights are combined in the design to enhance the architectural detailing of the building. 50.The concept plan provided a basic parking calculation for the hotel and restaurant. For the restaurant, the applicant must include a gross and a net floor area calculation. Per BMC 38.540.010 the net calculation may be either 85% of gross or a manual calculation that removes storage areas, kitchens, walkways, etc. as listed. When providing the parking calculation in the formal submittal the applicant is required to show gross floor area, net floor area (by either calculation), and the number and location of provided spaces. The applicant will need to demonstrate that provide parking areas do not exceed the 125% maximum from the minimum requirement. The applicant is also required to provide a bicycle parking calculation and meet the location, rack type, and dimensional standards provided in BMC 38.540.050.A.4-5. RESPONSE: The coversheet has been provided and includes the required project statistics. 51.Landscaping requirements were recently updated with ordinance 2155 and resolution 5586. These requirements have not yet been incorporated into the code. The applicant must reference the ordinance for landscaping standards including parking lot landscaping, screening requirements, and other mandatory landscaping provisions. The water conservation division will review for water efficient design requirements in their adopted manual which includes required and prohibited plant materials and efficient irrigation components. Additionally, per BMC 38.550.050 subsection D all street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or drive aisles must be landscaped, as defined in this chapter, and must include one large canopy tree for each 50 feet of total street frontage rounded to the nearest whole number. This includes the 19th avenue frontage, and the local street extension into the property. RESPONSE: Noted. Plans have been prepared in accordance with the Landscape and Irrigation Performance and Design Standards Manual. 52.BMC 38.560.060 caps allow sign area at 400 square feet per lot. Because 2 developments are proposed for a single lot the applicant is also required to provide a comprehensive sign plan per BMC 38.560.080 which allocates area and dictates sign design for the property prior to the issuance of any sign permits. Additionally, according to the drawings a monument sign is proposed along the south side of the 19th street entrance to the site. Monument signs may not be located in the public ROW and have setback provisions in the sign code. This sign will need to be relocated. RESPONSE: A Master Sign Plan will be presented by the developer prior to issuance of any sign permits. 53.The formal submittal will need to demonstrate compliance with the site lighting provisions in BMC 38.570.040. This includes parking lot lighting, building entrances, and full cutoff fixtures. An electrical plan, photometric plan that provides footcandle values to all property lines, and fixture details are required with formal submittal. RESPONSE: Photometric plan, lighting and details are provided in this submittal. 54.BMC 38.400.010.A.1 - Relation to Undeveloped Areas The applicant must provide a local street connection to the southern property boundary for the convenient movement of vehicles and multimodal traffic to the adjoining undeveloped land. The current development proposal does not satisfy this code requirement. RESPONSE: As approved by COB staff the site has been designed with an emergency access only and a Pedestrian access tie-in connection for the undeveloped land to the south. 55.BMC 38.400.110 - Transportation Pathways The development review committee (DRC) will require the applicant to construct a 10-foot shared use path along the North 19th street frontage with phase 1. The applicant must allow for multimodal connectivity along North 19th to the north and south of the subject property. Shared use path is required to complete the North 19th street section and is supported by the growth policy. Any improvements within MDT ROW must be designed to MDT standards and be approved by MDT. Typically, MDT doesn’t allow shared use path in their ROW and a shared use path outside of the ROW will require a trail easement. A template trail easement has been uploaded to the city documents folder. The current development proposal does not satisfy this code requirement. RESPONSE: A 10’ wide shared use path has been provided along the south end of the site .