HomeMy WebLinkAbout12 01 08_Cowdrey Towers Master Site Plan, Conditional Use Permit, First Phase Site Plan and Certificate of Appropriateness with Deviation #Z-08088
Commission Memorandum
TO: Honorable Mayor and City Commission
FROM: Brian Krueger, Associate Planner
SUBJECT: Cowdrey Towers Master Site Plan, CUP, SP, COA with Deviation
Application #Z-08088
MEETING DATE: Monday, December 1, 2008 at 6:00 p.m.
ACTION AGENDA
RECOMMENDATION: That the City Commission considers the findings outlined in the staff
report and the prepared conditions of approval for Application #Z-08088.
BACKGROUND: The property owner and applicant, Tracy Cowdrey, and representative, Bechtle
Architects, Inc., submitted a Master Site Plan including Conditional Use Permit and a first phase Site
plan and Certificate of Appropriateness with Deviation Application #Z-08088. The Master Site Plan
will determine the overall development plan and parking arrangement for eight mixed use
residential/commercial buildings including common parking, circulation, and site improvements.
The first phase Site Plan application will allow the new construction of an approximately 175,302
gross square foot Building #1 and a sales office and associated site improvements as Cowdrey
Towers to be located at 3-1976 Sacco Drive and is legally described as Lot 3A, Minor Subdivision
407A, City of Bozeman, Gallatin County, Montana. The zoning designation for said property is B-2
(Community Business District) and the site is located within the I-90 Class I Entryway Overlay
District.
The Conditional Use Permit would allow a 30% increase in allowable building height in the B-2
District per Section 18.18.060.B.4 BMC. One Deviation is being requested with this application,
from Section 18.18.060.B “Building Height” of the BMC to allow a 20% increase in building height
above the 30% enabled by the CUP to the maximum allowable 88’7.”
UNRESOLVED ISSUES: Staff is submitting a neutral recommendation. The City Commission
provided strong policy support of the project during informal review.
FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the proposed
development at this time.
ALTERNATIVES: As suggested by the City Commission.
CONTACT: Please email Brian Krueger at bkrueger@bozeman.net if you have any questions prior
to the public hearing.
APPROVED BY: Andrew Epple, Planning Director
Chris Kukulski, City Manager
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CITY COMMISSION STAFF REPORT
COWDREY TOWERS MASP/CUP/SP/COA/DEV FILE NO. #Z-08088
#Z-08088 Cowdrey Towers MASP/CUP/SP/COA/DEV Staff Report 1
Item: Master Site Plan including Conditional Use Permit and a first phase
Site plan and Certificate of Appropriateness with Deviation
Application #Z-08088. The Master Site Plan will determine the
overall development plan and parking arrangement for eight mixed
use residential/commercial buildings including common parking,
circulation, and site improvements. The first phase Site Plan
application will allow the new construction of an approximately
175,302 gross square foot Building #1 and a sales office and associated
site improvements as Cowdrey Towers to be located at 3-1976 Sacco
Drive and is legally described as Lot 3A, Minor Subdivision 407A,
City of Bozeman, Gallatin County, Montana. The zoning designation
for said property is B-2 (Community Business District) and the site is
located within the I-90 Class I Entryway Overlay District.
The Conditional Use Permit would allow a 30% increase in allowable
building height in the B-2 District per Section 18.18.060.B.4 BMC.
One Deviation is being requested with this application, from Section
18.18.060.B “Building Height” of the BMC to allow a 20% increase in
building height above the 30% enabled by the CUP to the maximum
allowable 88’7.”
Owner: Tracy Cowdrey
500 E. Kagy Blvd.
Bozeman, MT 59715
Representative: Bechtle Architects Inc.
3991 Valley Commons Drive, Suite 100
Bozeman, MT 59718
Date: City Commission meeting on December 1, 2008, 6:00 pm at Bozeman
City Hall, Community Room, 121 North Rouse Avenue Bozeman,
Montana.
Report By: Brian Krueger, Associate Planner
Recommendation: Neutral- Recommended Conditions provided for Conditional
Approval
____________________________________________________________________________________
PROJECT LOCATION
The subject site is located east of Sacco Drive between Tschache Lane and Baxter Lane with Walton
Stream along the east property boundary. The site is zoned B-2 (Community Commercial District), and
falls within the I-90 Entryway Corridor Overlay District. Please refer to the following vicinity map.
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PROPOSAL
The Master Site Plan will to determine the overall development plan and parking arrangement for eight
mixed use residential/commercial buildings with common parking, circulation, and site improvements.
The first phase Site Plan application will allow the new construction of an approximately 175,302 gross
square foot Building #1 and a sales office and associated site improvements as Cowdrey Towers at 3-
1976 Sacco Drive. The applicants propose to satisfy workforce housing requirements with offsite units
and propose to satisfy parkland dedication requirements with 100% cash in lieu of parkland.
The Conditional Use Permit would allow a 30% increase in allowable building height in the B-2
District per Section 18.18.060.B.4 BMC. One Deviation is being requested with this application,
from Section 18.18.060.B “Building Height” of the Bozeman Municipal Code to allow a 20%
increase in building height to the maximum allowable 88’7.”
The Development Review Committee (DRC) on October 29, 2008 and the Design Review Board (DRB)
on November 12, 2008 recommended conditional approval of this application. The Recreation and
Parks Advisory Board reviewed the proposal for potential parkland cash in lieu on October 31, 2008.
The Community Affordable Housing Advisory Board reviewed the proposal on November 12, 2008.
All Board’s recommended conditions and comments are included in this report.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the previous analysis, the DRC and DRB find that the application, with conditions, may be in
general compliance with the adopted Growth Policy and the City of Bozeman Unified Development
Ordinance. Staff is forwarding a neutral recommendation as the City Commission provided strong
policy support of the project during informal review. The following conditions of approval are provided
for the Commission’s consideration. Please note that these conditions are in addition to the required
code provisions beginning on Pages 9-14 of this report.
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Planning
1. Proof of payment of Cash in Lieu of water rights for the property shall be submitted with the final
site plan. If Cash in Lieu of water rights has not been previously paid it shall be due at time of final
site plan approval.
2. A master site plan details sheet shall be prepared for the final master site plan to include all the site
details that will apply to each building. Items to be included in this sheet shall be lighting fixtures
including pole and mounting details for both site lighting (parking lot, pedestrian, and accent) and
building mounted fixtures; site furniture (benches, tables, chairs, trash receptacles, etc.); ground
level railings or handrails; crosswalk and ramp details including concrete pigment and scoring
patterns including truncated dome panels; tree grate details, common site circulation signage
(vehicular and pedestrian), retaining wall details, bridge and boardwalk details, trash enclosures, and
any other details that apply throughout the site.
3. Any proposed rooms (currently shown as office spaces) shown on the floor plans that include a built-
in closet shall be counted as a bedroom for the purposes of the parking calculation.
4. The PUD open space shall be recalculated without the areas in the median of the primary drive
access credited towards PUD open space. Final PUD open space calculations and exhibits shall be
submitted with the final site plan showing conformance with the underlying requirements for PUD
open required on site for the Lowe’s HIW PUD and the Saccoccia PUD and minor subdivision. A
global exhibit showing all open space within the Lowes HIW PUD, Saccoccia PUD, minor
subdivision and the Cowdrey Towers project demonstrating how the overall project will provide the
required 30% open space shall be submitted with the final master site plan to confirm conformance
with the PUD provisions.
5. A more detailed parking table shall be included on the final site plan submittal. The parking table
shall show the proposed floor area of all uses, the required parking from said floor area, and any
applicable reductions as stated in the BMC (listing the specific section/provision) or in the
underlying PUDs (listing which relaxation or condition of approval referenced). The required
parking must be provided with the final site plan approval for phase 1.
6. The phasing plan shall be revised to include all perimeter street frontage landscaping and
improvements (sidewalks) within the first phase. The first phase shall also include all the proposed
improvements to the common open space lot including stormwater improvements, landscaping,
trails, bridges, boardwalks and other improvements depicted on the preliminary plans. The phasing
plan shall also acknowledge an extension of the Weed Control MOU for the life of the project and
provide a dead end barrier detail for use in all temporary dead end locations.
7. All trails shall be constructed to a Class IIA standard 6-foot in width, a natural gravel fines
topcourse, and within a 25-foot wide public access easement. The specifications for the trail shall be
detailed on the final site plan and shall be in conformance with the latest design guidelines in the
PROST plan (2007).
8. The applicant in consultation with the City of Bozeman Planning and Engineering Departments and,
the Gallatin Valley Land Trust shall provide a mid block pedestrian crossing of Tschache Lane
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where the trail on the west side of Walton Stream would cross Tschache Lane. Crossing
improvements shall include a crosswalk, pedestrian refuge, with ADA ramps on both sides of
Tschache Lane, signage, and crosswalk pedestrian lighting. Details of the crosswalk shall be
submitted with the final site plan for final approval of the Engineering Department. The midblock
crossing shall be completed and accepted prior to occupancy of Building #1.
9. The applicant in consultation with the City of Bozeman Planning and Engineering Departments and
Streamline Transit shall locate, design, and construct a transit stop with seating, lighting, a bike rack,
and a shelter within the Cowdrey Towers project per section 18.44.120 of the Bozeman Municipal
Code. Details of the transit stop and shelter shall be submitted with the final site plan for final
approval. The shelter shall be completed and accepted prior to occupancy of Building #1.
10. No truck parking or outdoor storage of any kind is permitted on site without prior approval of the
Planning Department. Loading and unloading only is permitted.
11. An east/west pedestrian corridor connection to the north/south Walton Stream trail between building
3 and building 5 shall be provided. Street trees located in tree pits shall be provided at the standard
interval on both sides of the pedestrian connection between building 3 and building 5.
12. The contrasting paver sections shall only be utilized in the hardscaped plaza areas. Contrasting
pavers and/or scored and pigmented concrete crosswalks shall be provided across all formal
crosswalks across the primary access street and across the sidewalks in front of the parking garage
entrance to each building.
13. All crosswalks across the primary access street shall be at 90 degrees to the primary access street.
14. If historical, cultural and/or archeological materials are inadvertently discovered during construction
of this project, the State Historical Preservation Office (SHPO) and the Bozeman Historic
Preservation Office shall be contacted immediately and construction activities shall cease.
15. At least 30% of the first floor facades of all buildings that face public ways shall provide clear glass
windows with views into the actively occupied spaces within the buildings and/or shall be
constructed to include lighted display cases and locations for public art.
16. All exterior windows on all the buildings shall utilize transparent clear glass. No frosted, dark tinted,
or spandrel glass allowed.
17. An additional outdoor plaza area shall be provided as a focal point in the southern half of the project.
Location and details of the plaza are shall be shown on the final master site plan.
18. The landscape plan shall include the following modifications:
a. Interior landscape islands that are not turf grass must include additional ground cover so at
least 75% of the landscape island is live vegetation.
b. All planting beds and proposed mulch material shall be clearly depicted on the landscape
plan.
c. All areas of proposed turf shall be clearly depicted and shall be irrigated.
d. Additional parking lot landscape screening shall be provided to buffer parking along all
streetscapes.
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e. The landscape islands proposed to meet the parking lot landscaping provisions shall be a
minimum dimension of eight feet in all directions and no tree shall be planted closer than4
feet from hardscaped.
f. Additional diversity in all landscape plantings and street trees shall be provided.
g. Details on planting species, amounts, and irrigation for all rooftop garden areas.
19. A color palette for the building that includes actual material samples and color chips shall be
submitted for review and approval by the Planning Office prior to Final Site Plan approval. The
materials/color palette shall be presented on a board no larger than 24” x36” and contain all the
primary materials to be utilized on the building including window/storefront frames and doors
(garage and service) and in any proposed fencing or screening. All final building elevations and
details shall be keyed to the color palette to delineate where each individual building material and
color is specified. The palette shall be returned to the applicant following approval.
20. A preliminary site plan application and subsequent final site plan submittal and approval is required
for all future buildings. The Design Review Board shall be advisory to the Planning Director for all
site plan applications within this master site plan.
21. A street address shall be assigned to each individual building following preliminary site plan
approval for that building. The address shall be included on all plansets within the final site plan
submittals for each building.
22. A hardscape plan shall be submitted with the final site plan for each building that details pavers,
seating walls, planters, stairs, railings, special curbing, fountain features, public art and including
any and all details related to the hardscaped walkways, seating, and plaza areas.
23. Approval shall be obtained from all Lowes HIW PUD and Saccoccia PUD owners for the
modification of PUD open space, design guidelines, and modifications to Sacco Drive prior to final
site plan approval.
24. That the applicant upon submitting the Final Site Plan for approval by the Planning Director and
prior to issuance of a building permit, will also submit a written narrative outlining how each of the
conditions of approval and code provisions have been satisfied.
Engineering
25. The portion of the sewer main in Sacco Drive shall be extended in the standard location rather than
in the boulevard as shown. The first section of main in the drive aisle shall be moved so that it is
under the asphalt rather than cutting across the boulevard.
26. The sewer flow rates used in the preliminary design reports are outdated. The current flow rates as
shown in the COB design standards shall be used in the final design reports.
27. The relocation and if necessary redesigning of the pond outlet structure shall be addressed in the
final site plan submittal. The preliminary design report did not cover this.
28. Approval shall be obtained from Lowes for the relocation of the drainage facilities prior to final site
plan approval.
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29. The plat aggregating the lots in the underling subdivision shall be filed prior to final site plan
approval.
CAHAB
30. Prior to the approval of the final site plan the applicant shall return to the CAHAB with the location
of the affordable homes or sites where the Workforce Housing Units will be built and the houses’
elevations. If the applicant is purchasing and rehabilitating homes for this workforce housing
requirement the houses must be in good condition. Good condition is defined as the house’s
envelope, heating and/or cooling, plumbing and wiring are in sound condition and there is a
reasonable expectation that those features will not need to be replaced during the 10 year
affordability period. A current certified home inspection shall be provided for any unit proposed for
credit as workforce housing.
RPAB
31. A playground/tot lot/latte park shall be incorporated into the master site plan.
32. Parkland dedication shall be satisfied with an offsite dedication within the vicinity of the project.
CONCLUSION/RECOMMENDATION
The DRC, DRB, CAHAB, RPAB and Staff have reviewed the Site Plan Application. Recommended
conditions of approval are forwarded to the Commission for their consideration. Staff is forwarding a
neutral recommendation. The City Commission provided strong policy support of the project during
informal review.
Staff has identified various code provisions that are currently not met by this application. Some or all of
these items are listed in the findings of this Staff Report. The applicant must comply with all provisions
of the Bozeman Unified Development Ordinance, which are applicable to this project, prior to receiving
Final Site Plan approval. 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.
ZONING DESIGNATION & LAND USES
The property is zoned B-2 (Community Business District). The intent of the B-2 community business
district is to provide for a broad range of mutually supportive retail and service functions located in
clustered areas bordered on one or more sides by limited access arterials.
North: Lewis and Clark Industrial Subdivision zoned “M-1” (Light Manufacturing District).
South: Vacant land zoned “B-2” (Community Business District).
East: PT Lands Subdivision/PUD vacant zoned “B-2” (Community Business District).
West: Lowes Home Improvement Warehouse zoned “B-2” (Community Business District).
ADOPTED GROWTH POLICY DESIGNATION
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The Future Land Use Map of the Bozeman 2020 Community Plan designates the subject property to
develop as “Regional Commercial”. The “Regional Commercial” classification provides areas for
retail, education, health services, public administration, and a tourism hub and provides opportunities for
these activities for a multi-county region. Often the scale of these services is larger than would be
required for just Bozeman. These facilities are anticipated to be large and prominent and as such must
comply with design guidelines to ensure compatibility with the remainder of the community.
REVIEW CRITERIA & STAFF FINDINGS
SECTION 18.38.080 “DEVIATION FROM OVERLAY OR UNDERLYING ZONING
REQUREMENTS”
Section 18.30.080 specifies the required criteria for granting deviations from the underlying zoning
requirements. In the discussion below, Staff evaluated the project proposal in light of these criteria.
Deviation request from Section 18.18.060.B “Building Height” to allow a 20% increase in allowed
building height in B-2 to the maximum allowable 88’7.”
A. Deviations will produce an environment, landscape quality and character superior to that
produced by the existing standards.
The buildings as proposed are much larger in size and intensity than structures seen traditionally.
All buildings are proposed at 7 stories with a maximum height of 88’7.” The buildings do not
appear to have a human scale even though the buildings are well detailed with fenestration and
articulated components such as balconies, awnings, roof gardens/decks and, areas for overlook.
Although individual buildings include some components that help define human scale the mass
and scale of the entire site cumulatively concerns staff with specific concerns about shadowing,
the elimination of viewsheds, strong potential for wind tunnel effect, inconsistency with the
growth policy, lack of parkland and public spaces, and overall lack of compatibility with
adjacent development and landscapes. Staff is forwarding a neutral recommendation. The City
Commission provided strong policy support of the project during informal review.
B. Deviations will be consistent with the intent and purpose of Chapter 18.30 Bozeman
Entryway Corridor Overlay District.
The intent and purpose of the Entryway Corridor Overlay is to provide a superior environment
within the primary entryways to and within the City. The Design Objectives Plan (DOP) works
to ensure that the quality of the development along these corridors will enhance the impression
and enjoyment of the community. Although individual buildings include some components that
help define human scale the mass and scale of the entire site cumulatively concerns staff with
specific concerns about shadowing, the elimination of viewsheds, strong potential for wind
tunnel effect, inconsistency with the growth policy, lack of parkland and public spaces, and
overall lack of compatibility with adjacent development and landscapes. Staff is forwarding a
neutral recommendation. The City Commission provided strong policy support of the project
during informal review.
C. Deviations will be consistent with the adopted Design Objectives Plan.
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The intent and purpose of the Entryway Corridor Overlay is to provide a superior environment
within the primary entryways to and within the City. The Design Objectives Plan (DOP) works
to ensure that the quality of the development along these corridors will enhance the impression
and enjoyment of the community. Although individual buildings include some components that
help define human scale the mass and scale of the entire site cumulatively concerns staff with
specific concerns about shadowing, the elimination of viewsheds, strong potential for wind
tunnel effect, inconsistency with the growth policy, lack of parkland and public spaces, and
overall lack of compatibility with adjacent development and landscapes. Staff is forwarding a
neutral recommendation. The City Commission provided strong policy support of the project
during informal review.
SECTION 18.34.100 “BOARD OF ADJUSTMENT CONSIDERATION AND FINDINGS FOR
CONDITIONAL USE PERMITS”
In addition to the review criteria outlined in this staff report, the City Commission shall, in approving a
conditional use permit, find favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate such
use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate
to properly relate such use with the land and uses in the vicinity.
Although individual buildings include some components that help define human scale the mass
and scale of the entire site cumulatively concerns staff with specific concerns about shadowing,
the elimination of viewsheds, strong potential for wind tunnel effect, inconsistency with the
growth policy, lack of parkland and public spaces, and overall lack of compatibility with
adjacent development and landscapes. Staff is forwarding a neutral recommendation. The City
Commission provided strong policy support of the project during informal review.
2. That the proposed use will have no material adverse effect upon the abutting property.
Persons objecting to the recommendations of review bodies carry the burden of proof.
Although individual buildings include some components that help define human scale the mass
and scale of the entire site cumulatively concerns staff with specific concerns about shadowing,
the elimination of viewsheds, strong potential for wind tunnel effect, inconsistency with the
growth policy, lack of parkland and public spaces, and overall lack of compatibility with
adjacent development and landscapes. Staff is forwarding a neutral recommendation. The City
Commission provided strong policy support of the project during informal review.
3. That any additional conditions stated in the approval are deemed necessary to protect the
public health, safety and general welfare. Such conditions may include, but are not limited
to: regulation of use; special yards, spaces and buffers; special fences, solid fences and
walls; surfacing of parking areas; requiring street, service road or alley dedications and
improvements or appropriate bonds; regulation of points of vehicular ingress and egress;
regulation of signs; requiring maintenance of the grounds; regulation of noise, vibrations
and odors; regulation of hours for certain activities; time period within which the proposed
use shall be developed; duration of use; requiring the dedication of access rights; other
such conditions as will make possible the development of the City in an orderly and
efficient manner.
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Staff has identified conditions that are recommended to protect the health, safety and public
welfare. Please see the “Recommended Conditions of Approval” section in this staff report.
Staff is forwarding a neutral recommendation. The City Commission provided strong policy
support of the project during informal review.
SECTION 18.34 “SITE PLAN AND MASTER SITE PLAN REVIEW CRITERIA”
In considering applications for site plan approval under this title, the Planning Director, City
Commission, DRC, and when appropriate, the ADR Staff, the DRB or WRB shall consider the
following:
1. Conformance to and consistency with the City’s adopted growth policy
The development proposal may be in conformance with the Bozeman 2020 Community Plan
including the “Regional Commercial” classification. The “Regional Commercial” classification
provides areas for retail, education, health services, public administration, and a tourism hub and
provides opportunities for these activities for a multi-county region. Often the scale of these services
is larger than would be required for just Bozeman. Although the project includes retail space, a
majority of the floor area of the project is dedicated to residential living. Staff estimates the floor
area dedicated to residential uses is in excess of 50% of the overall floor area of the project. Staff is
forwarding a neutral recommendation. The City Commission provided strong policy support of the
project during informal review.
2. Conformance to this title, including the cessation of any current violations
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. The following code provisions
must be addressed prior to Final Site Plan approval:
a) Section 18.34.090.E requires that following the approval of a final master site plan, the applicant
shall submit to the Planning Department sequential individual site plan for specific areas within
the master site plan.
b) Section 18.34.100.C states that the right to a conditional use permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the Conditional Use Permit
procedure. All special conditions and code provisions shall constitute restrictions running with
the land, shall be binding upon the owner of the land, his successors or assigns, shall be
consented to in writing by the applicant prior to commencement of the use and shall be recorded
as such with the Gallatin County Clerk and Recorder’s Office by the property owner prior to the
final site plan approval or commencement of the use. All of the conditions and code provisions
specifically stated under any conditional use listed in this title shall apply and be adhered to by
the owner of the land, successor or assigns
c) Section 18.34.130.D states that following approval of a final master site plan, the final master
site plan shall be in effect for not more than five years without an extension approved by the
Planning Director.
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d) Section 18.34.130 requires the applicant to submit seven (7) copies a Final Site Plan within 6
months of preliminary approval containing all of the conditions, corrections and modifications to
be reviewed and approved by the Planning Office.
• If occupancy of any structure is to occur prior to the installation of all required on-site
improvements, the Improvements Agreement must be secured by a method of security
equal to one and one-half times the amount of the estimated cost of the scheduled
improvements not yet installed. Said method of security shall be valid for a period of not
less than twelve (12) months; however, the applicant shall complete all on-site
improvements within nine (9) months of occupancy to avoid default on the method of
security.
e) Section 18.34.130 requires that the final site plan shall contain the materials required in
18.78.080 and 18.78.090. Specifically the final site plan shall show all utilities and utility
rights-of-way or easements: (1) Electric; (2) Natural Gas; (3) Telephone, cable TV, and
similar services; (4) Water; and (5) Sewer (sanitary, treated effluent and storm).
f) Section 18.34.140 states that a Building Permit must be obtained prior to the work, and must be
obtained within one year of Final Site Plan approval. Building Permits will not be issued until
the Final Site Plan is approved. This applies to phase1 Building #1 only.
g) Section 18.36.090.E.2.a.7 outlines the requirements for PUD open space. A final accounting of
the PUD open space on site shall be submitted with the final master site plan.
h) Section 18.38.050.F requires all mechanical equipment to be screened. Rooftop equipment
should be incorporated into the roof form or screened in an enclosure and ground mounted
equipment shall be screened with walls, fencing or plant materials. The final master site plan and
Building #1_site plans shall contain a notation that “No ground mounted mechanical equipment,
including, but not limited to utilities, air exchange conditioning units, transformers, and meters
shall not encroach into the required yard setbacks and will be properly screened with an opaque
solid wall and adequate landscape features. All rooftop mechanical equipment shall be
incorporated into the roof form or screened in an approved enclosure.”
i) Section 18.42.080.G and H requires that all retention/detention facilities in landscaped areas be
designed as landscape amenities. See code section for specific requirements.
j) Sections 18.42.150 requires a lighting plan (including photometric plan) for all on-site lighting
including wall-mounted lights on the building must be included in the final site plan submittal.
Clarify that all proposed parking lot and site lighting do not exceed the maximum allowed 25
foot pole height.
k) Section 18.42.150.D.7 requires that all site lighting other than pathway intersection lighting and
security lighting all lighting shall be turned off between 11:00 p.m. and 6:00 a.m. Exceptions
shall be granted to those businesses which operate during these hours; such lighting may remain
illuminated only while the establishment is actually open for business.
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l) Section 18.42.170 states the size of the trash receptacle shall be appropriately sized for the use
and approved by the City Sanitation Department. Accommodations for recyclables must also be
considered. All receptacles shall be located inside of an approved trash enclosure. A copy of the
site plan, indicating the location of the trash enclosure, dimensions of the receptacle and
enclosure and details of the materials used, shall be sent to and approved by the City Sanitation
Division (phone: 582-3238) prior to final site plan approval.
m) Section 18.44.120 requires that all interior and exterior development street that are designated as
transit routes shall be designed to accommodate transit vehicles and facilities. Coordinate with
Streamline Transit Agency.
n) Section 18.46.040 outlines the required number of parking spaces required. A clear parking
matrix shall be submitted with the final site plan that outlines the required parking for the
project.
o) Section 18.46.040.D requires accessible parking and the provision of an accessible path of travel
from each space to the entrance of the facility. The applicant or their representative shall certify
compliance with ADA requirements prior to occupancy. The final site plan shall be in
conformance with the ADA.
p) Section 18.46.020.A requires a minimum disabled stall length of 20 feet, 18 feet if measured
from a curb where at least 2 ft. of overhand onto landscaping area or a minimum 5 ft. sidewalk is
provided or 18 feet measured from a wheel stop where an additional 2 ft. of overhang exists.
q) Section 18.46.020.A states that the minimum drive aisle width where there are 90 degree
perpendicular parking stalls is 26 feet.
r) Section 18.46.040.E requires that bicycle parking shall be provided. A cut sheet or detail of the
proposed bicycle parking shall be provided with the final site plan. The bicycle racks shall be
one of the preferred designs recommended by the Bozeman Bicycle Advisory Board.
s) Section 18.48.050.C outlines the requirements for parking lot landscaping.
t) Section 18.48.050.C.2.e.3 requires that the minimum dimension of any landscape islands to be
8’.
u) Section 18.48.050.C.2.A requires that parking lots must be screened from the public street. The
screening required shall not be less than 4 feet in width and shall be maintained at a height of 4
to 6 feet except as otherwise restricted by fence and hedge height limits within required front
yards and street vision triangles.
v) Section 18.48.050.E requires one street tree for each 50 feet of total street frontage outside of
required site vision triangles. The site vision triangles for all accesses shall be shown on the final
site plan. These trees shall be a species that is acceptable to be planted in the boulevard as listed
in the City of Bozeman Tree Selection Guide. The landscape plan shall address planting details
for the street trees, and shall include a planting note stating that the planting hole shall be at least
twice the diameter of the root ball, that the root flare of the newly planted tree is visible and
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above ground, and there should be a mulch ring 3’ -4’ in diameter around each newly planted
boulevard tree.
w) Section 18.48.050.L requires that the finish grade of all landscape areas including stormwater
facilities shall not exceed a slope of 25% grade (4 run: 1 rise).
x) Section 18.48.050.L requires that all stormwater retention/detention facilities to be designed as
landscape amenities. See specific code section for specific language and requirements. A cross
section and landscape detail of each facility that meets the requirements of this section shall be
submitted with the final landscape plan.
y) Section 18.48.060 outlines the landscape performance standards. A comprehensive point
calculation analysis shall be submitted for the site plan for Building #1.
z) Section 18.50.020.C.1 requires a minimum of 150 square feet of private landscaped are per
dwelling unit suitable for active recreational activities. The final site plan shall outline and
designate all areas proposed for private residential open space. All areas proposed for private
open space shall meet the requirements of this section.
aa) Section 18.50.020.C.2 requires that for residential site plans unless otherwise provided through
the subdivision or PUD development review process, that an amount of parkland or its
equivalent be provided for each residential unit based upon the requirements of 18.50.020 set
aside within the project boundaries or proposed to be provided as cash in lieu or other means.
bb) Section 18.50.030 outlines the requirements and process to provide a cash in-lieu of land
dedication to satisfy parkland. The requirements of this section shall be satisfied prior to final
site plan approval. Payment shall be received prior to final site plan approval.
cc) Section 18.52.060 outlines the amount of permitted signage for the property. A Sign Permit shall
be reviewed and approved by the Planning Office prior to the construction and installation of any
on-site signage. All signs shall be in conformance with the approved Comprehensive Signage
plan.
dd) Section 18.52.060.B requires a comprehensive signage plan for two or more tenant spaces on a
lot. A comprehensive signage plan shall be submitted with the final site plan that complies with
this section and with the underlying PUDs.
ee) Section 18.64.100 states that a building permit shall be obtained within one year of final
approval, or said approval shall become null and void. Prior to the lapse of one year, the
applicant may seek an extension of one additional year from the Planning Director.
ff) The FSP shall be adequately dimensioned.
gg) A Storm Water Drainage/Treatment Grading Plan and Maintenance Plan for a system designed
to remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the
City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot
elevations), storm water detention/retention basin details (including basin sizing and discharge
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calculations, and discharge structure details), storm water discharge destination, and a storm
water maintenance plan.
A storm water easement must be established on the adjacent property and filed with the
County Clerk and Recorder's Office for the retention pond and discharge course if located
off the subject property.
hh) Plans and specifications for any water, sewer and/or storm sewer main extensions, and Public or
Private Streets (including curb, gutter & sidewalks) prepared by a Professional Engineer (PE)
shall be provided to and approved by the City Engineer. Water and sewer plans shall also be
approved by the Montana Department of Environmental Quality. The applicant shall also
provide Professional Engineering services for construction inspection, post-construction
certification, and preparation of mylar record drawings. Specific comments regarding the
existing and proposed infrastructure shall be provided at that time. Construction shall not be
initiated on the public infrastructure improvements until the plans and specifications have been
approved and a pre-construction conference has been conducted.
No building permits will be issued prior to City acceptance of the infrastructure
improvements, unless all of the requirements for 18.74.030.C.1.b are met to allow for
concurrent construction.
ii) Plans and Specifications for any fire service line must be prepared in accordance with the City's
Fire Service Line Policy by a Professional Engineer (PE), and be provided to and approved by
the City Engineer prior to initiation of construction of the fire service or fire protection system.
The applicant shall also provide Professional Engineering services for construction inspection,
post-construction certification, and preparation of mylar record drawings.
Plans and specifications for fire service lines must be a separate, stand alone submittal
meeting the requirements of the COB design standards for fire lines. They cannot be part
of infrastructure or final site plan sets.
jj) Easements for the water and sewer main extensions shall be a minimum of 30 feet in width, with
the utility located in the center of the easement. In no case shall the utility be less than 10 feet
from edge of easement.
kk) Sewer and water services shall be shown on the FSP and approved by the Water/Sewer
Superintendent. City of Bozeman applications for service shall be completed by the applicant.
ll) The location of existing water and sewer mains shall be properly depicted, as well as nearby fire
hydrants. Proposed main extensions shall be labeled "proposed".
mm) The drive approach shall be constructed in accordance with the City's standard approach
(i.e., concrete apron, sidewalk section and drop-curb) and shown as such on the FSP.
nn) City standard sidewalk shall be installed and properly depicted at the standard location (i.e., 1
foot off property line) along the street(s) frontage. Any deviation to the standard alignment or
location must be approved by the City Engineer.
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oo) Typical curb details (i.e., raised and/or drop curbs) and typical asphalt paving section detail shall
be provided to and approved by the City Engineer. Concrete curbing shall be provided around
the entire new parking lot perimeter and adequately identified on the FSP.
pp) The Montana Fish, Wildlife & Parks, NRCS, Montana Department of Environmental Quality
and Army Corps of Engineer's shall be contacted regarding the proposed project and any
required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to FSP
approval.
qq) All existing utility and other easements must be shown on the FSP.
rr) Adequate snow storage area must be designated outside the sight triangles, but on the subject
property (unless a snow storage easement is obtained for a location off the property and filed
with the County Clerk and Recorder's office).
ss) If construction activities related to the project result in the disturbance of more that 1 acre of
natural ground, an erosion/sediment control plan may be required. The Montana Department of
Environmental Quality, Water Quality Bureau, shall be contacted by the Applicant to determine
if a Storm Water Discharge Permit is necessary. If required by the WQB, an erosion/sediment
control plan shall be prepared for disturbed areas of 1 acre or less if the point of discharge is less
than 100' from State Waters.
tt) The applicant shall submit a construction route map dictating how materials and heavy
equipment will travel to and from the site in accordance with section 18.74.020.A.1 of the
Unified Development Ordinance. This shall be submitted as part of the final site plan for site
developments, or with the infrastructure plans for subdivisions. It shall be the responsibility of
the applicant to ensure that the construction traffic follows the approved routes.
uu) All construction activities shall comply with section 18.74.020.A.2. of the Unified Development
Ordinance. This shall include routine cleaning/sweeping of material that is dragged to adjacent
streets. The City may require a guarantee as allowed for under this section at any time during the
construction to ensure any damages or cleaning that are required are complete. The developer
shall be responsible to reimburse the City for all costs associated with the work if it becomes
necessary for the City to correct any problems that are identified.
3. Conformance with all other applicable laws, ordinances, and regulations
The Final Site Plan will be reviewed to ensure compliance with this section. The proposal
conforms to all other applicable laws, ordinances, and regulations. The plans will be further
evaluated against the requirements of the International Building Code at the time application is
made for a Building Permit.
4. Relationship of site plan elements to conditions both on and off the property
Existing- The subject property is undeveloped other than the stormwater facility on the separate
common open space lot to the north. This stormwater facility also serves as a wetland mitigation
area administered by the US Army Corps of Engineers. A boulevard sidewalk is constructed
along the Baxter Lane frontage of the common open space lot. A gravel fines trail has been
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installed along the west side of Walton Stream located along the east property boundary of the
site. A 10 foot wide shared use path is constructed along the south property line and was
installed as part of a previous minor subdivision. There are no buildings constructed on site.
Proposed- The proposal for the development of the property is for contemporary mixed use
buildings. Eight buildings are proposed. Six buildings are proposed as mixed use buildings with
retail and restaurant uses on the ground floor, structured interior parking on the ground and
second floors, with residences occupying floors 3-7. Two buildings would be constructed
primarily as structured parking garages, but would also include some residences. The proposed
maximum height of all buildings is 88’7.” The proposed Building #1 to be constructed with
phase 1 is proposed at approximately 175,000 gross square feet in size. A single primary access
drive is proposed to loop from Sacco Drive to Tschache Lane. All access is from this primary
drive except for Building #1, 4, 6, and 8 which will have secondary access from Sacco Drive.
The proposal includes a surface parking lot that would service the site until all phases are
complete. Improvements are proposed to the common open space lot to increase the recreation
and amenity opportunities that may exist there in the stormwater facility.
West- Lowes Home Improvement Warehouse
Undeveloped property North and South- The Bridger Town Center is located south of the site
across Tschache Lane. An undeveloped property east of Bridger Town Center had been shown
as an entertainment complex in early planning.
Commercial Development to the East- The PT Land PUD Subdivision is located on the east side
of Walton Stream. A mix of lots and uses have been proposed within the PUD from light
industrial to a large hotel/conference use located along Baxter Lane.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The traffic study was completed in January 2007 for the adjacent signalized intersections of N.
19th Avenue and Baxter Lane, Tschache Lane, and Oak Street with the Saccoccia Minor
Subdivision that included the underlying property in the current Cowdrey Towers proposal. The
applicant provided an updated analysis of the traffic study based upon the uses proposed for the
current proposal. The study found that no additional improvements are required. The City
Engineering Department concurred with this analysis.
In reference to parking, Title 18 requires one parking space per bedroom for each dwelling unit
proposed and one space per 300 square feet of retail, one per 50 square feet of indoor serving
area and one per 100 square feet of outdoor serving are for restaurant uses. The code allows a
deduction in parking for mixed uses. Fifty three spaces including four accessible spaces are
provided within Building #1 to support the residential units. Based upon the required parking of
one space per bedroom a total of sixty four spaces are required for residential uses in Building
#1. Staff also notes that there are many rooms within the floor plans of the building that have a
built in closet, but are detailed with office type furniture. The Planning Department calculates
parking for any room that is bedroom size and that includes a built in closet. Staff recommends a
condition that states that any proposed rooms (currently shown as office spaces) shown on the
floor plans that include a built-in closet shall be counted as a bedroom for the purposes of the
parking calculation. The parking for commercial and restaurant uses is also unknown at this
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time. 84 regular parking spaces and three accessible are provided in a surface parking lot for the
commercial and restaurant uses. Fourteen regular parking spaces and one accessible space is
provided for the temporary sales office located at the southwest corner of the site. The final
required parking will be based upon the actual uses and floor plans proposed for each of the
individual buildings and will be calculated based upon tenant improvement permits and site
plans submitted for future phases.
The long term parking plan is to construct two buildings on site that would primarily be
structured parking in use. These buildings are proposed to include some residential uses on the
top floors. The first parking structure would be constructed in the area occupied by the
temporary surface parking following construction of Building #3. On the master site plan the
parking structures are noted at Buildings #4 and #6 and would be constructed in that numerical
order.
Staff recommends a condition that a more detailed parking table shall be included on the site
plan with the final site plan submittal. The parking table shall show the proposed floor area of
all uses, the required parking from said floor area, and any applicable reductions as stated in the
BMC listing the specific section/provision or in the underlying PUDs. The required parking
must be provided with the final site plan approval for phase 1.
6. Pedestrian and vehicular ingress and egress
The primary entrance to the development is from Sacco Drive, the second primary access is
located on Tschache Lane, and secondary access to Buildings #1, 4, 6, and 8 are also located on
Sacco Drive.
The primary access drive aisle will be constructed similar to a public street with a planted
median with wide sidewalks on both sides of the access that include street trees in tree pits. The
primary drive access includes one travel lane in either direction and some parallel parking on
both sides of the access. Access to each building is from narrower lanes between the buildings.
Due to natural features and buildings constructed adjacent to the site to the east and west no
additional vehicular connections are anticipated in an east/west orientation. Due to the
stormwater facility that exists to the north of the site no additional north/south vehicular
connections are anticipated.
A shared use pathway is currently constructed along the south property boundary. Standard City
boulevard sidewalk would be required along the entire length of Sacco Drive to connect to an
existing boulevard sidewalk section at Baxter Lane. Staff recommends a condition that the
phasing plan be updated to confirm that all perimeter pedestrian and boulevard landscaping
improvements are constructed with phase 1.
The proposed master plan provides good north/south pedestrian connections along the interior
primary drive aisle. This includes connections from the building area north into the common
open space lot. In general, there is good access around the perimeter of the buildings along Sacco
Drive. The interior most buildings depicted on the master site plan do not include clear
circulation around each building. At a minimum staff recommends a condition that requires an
east west pedestrian connection to the north south Walton Stream trail between Building #3 and
Building #5. Staff also recommend a mid block pedestrian crossing across Tschache Lane to
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provide a connection to a future trail along the west side of Walton Stream south of the Tower
project.
The application proposes contrasting pavers throughout the project that cross from individual
buildings across the primary drive aisle to the site of Building #4. The location of the contrasting
pavers do not relate to crosswalk areas and in places overlap parking spaces. Staff has concerns
that pedestrians will utilize these routes as if they were crosswalks. Staff recommends a
condition that the contrasting paver sections only be utilized in the hardscaped plaza areas.
Contrasting pavers and or pigmented scored concrete crosswalks shall be provided across all
formal crosswalks across the primary access street. There is one crosswalk area along the
primary access street which includes two pedestrian ramps on the east side of the street and only
one on the west side. This will result in a condition where an irregular/angular crosswalk pattern
will exist. Staff recommends a condition that all crosswalks be provided at a 90 degree angle
across the primary access street. This will require that two ramps be constructed on the west side
in this location.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular use,
open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
The landscape design does not include a clear description and calculation of performance points
on the face of the plan. The temporary surface parking area does not include the required interior
landscaping or screening. Staff has noted a condition that requires improvements to the
landscape plan. The final landscape plan will be reviewed during final site plan review for
conformance with the requirements of Chapter 18.48 BMC.
8. Open space
A large outdoor plaza area and amphitheatre are provided at the north end of the site between
buildings 1 and 2. The plaza area and fountain is proposed to be constructed with building 1.
The plaza area and amphitheatre is oriented to views of the common open space lot and the
Bridger Mountains. It appears as if decorative surface materials are proposed for the plaza area.
Staff recommends a condition that would clarify the intent of the plaza materials. This plaza
area is developed to connect the entrances of the buildings in the area. The applicant proposes
seating area within the plaza and it appears to be designed to be actively used. There is an
absence of active plaza areas in the southern portion of the project. Staff recommends a
condition that would require an additional plaza area for this southern area.
There is a large amount of PUD open space required on site that was required as part of the
Lowe’s HIW and Saccoccia PUDs. Staff has noted in the conditions that a revised PUD open
space exhibit shall be submitted that does not count the proposed median space as open space. A
final accounting of all open space on site shall be submitted with the final master site plan. A
global exhibit showing all open space within the Lowes HIW PUD, Saccoccia PUD and minor
subdivision, and the Cowdrey Towers project demonstrating how the overall project will provide
the required 30% open space shall be submitted with the final master site plan to confirm
conformance with the PUD provisions.
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The applicant proposes to provide all the required parkland dedication as cash in lieu. The City’s
Recreation and Parks Advisory Board reviewed the proposal at their October 31, 2008 meeting
and recommend an offsite dedication in lieu of cash in lieu. The Board also recommended that a
playground/tot lot/latte park be provided on site. Their recommended conditions are included in
the conditions of approval.
9. Building location and height
The buildings meet the required setbacks of the zone. The primary entrances for all buildings
appear to orient to the interior private streetscape and the major pedestrian ways. All buildings
do not front onto the public street or an entrance plaza. Building #1 includes multiple entrances
with most covered with large steel awnings. Staff has concerns about the public facades of the
proposed buildings that face the public ways. Without primary entrances on the street and
parking proposed for the first and second floors of the buildings staff anticipates a potential for
poor street level interest along the public ways.
Based upon the review of Building #1 the façade of the building facing the public ways for the
first and second floors provides areas to screen parking only. It is unclear if any true windows
will be utilized on the first floors of the building along the public ways. Staff recommends a
condition that in lieu of clear glass windows that provided views into the actively occupied
spaces within the buildings at least 30% of the first floor facades of the buildings facing the
public ways be constructed to include lighted display cases and locations for public art. No
spandrel glass shall be allowed. In order for staff to make final determinations on compliance
with this item staff has noted a condition for a color and materials palette required with the final
site plan application which will provide additional clarification on window materials. Although
a rhythm of fenestration and materials is present that staff has concerns regarding a backside
building appearance that will not provide interest to the passerby and not provide human scale.
The buildings as proposed are much larger in size and intensity than structures seen traditionally.
All buildings are proposed at 7 stories with a maximum height of 88’7.” The buildings do not
appear to have a human scale even though the buildings are well detailed with fenestration and
articulated components such as balconies, awnings, roof gardens/decks and, areas for overlook.
As mentioned previously it is difficult to ascertain what specific materials are proposed for the
first and second floors of the buildings that house the parking areas. Although individual
buildings include some components that help define human scale the mass and scale of the entire
site cumulatively concerns staff with specific concerns about shadowing, the elimination of
viewsheds, strong potential for wind tunnel effect, and overall lack of compatibility with
adjacent development and landscapes. Staff is forwarding a neutral recommendation. The City
Commission provided strong policy support of the project during informal review.
10. Setbacks
The yard setbacks in the B-2 district adjacent to local streets are 7 feet for buildings and 25 feet
for parking areas. The project meets all required setbacks.
11. Lighting
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The site lighting for the entire site existing and proposed will be required to meet the standards in
Section 18.42.150. A lighting plan and cutsheets will be required with the final site plan
application. The cut sheets for proposed luminaires submitted to date do not conform to the
regulations. All future lighting shall utilize common site luminares, poles, and base details in
order to provide continuity. Additionally, the pole style light must identify the maximum pole
height and a final photometric lighting plan must be submitted for the entire site. Staff has noted
a code provision that all site lighting other than security lighting must be turned off between the
hours of 11:00 p.m. and 6:00 a.m.
12. Provisions for utilities, including efficient public services and facilities
The private utilities and water services are located within adjacent streets. A sewer main and
water service easement is located in the primary access drive and loops north to south. Sewer is
provided throughout the development with individual building stubs in the shared primary
driveway access. Water is provided from service in all the adjacent streets and driveways. The
applicant will need to coordinate with Northwest Energy, Qwest, or other private providers for
other services. The utilities and easements need to be coordinated with the landscape plan to
ensure no overlap. No trees are permitted within ten feet of mains and services as noted in the
conditions.
13. Site surface drainage
Stormwater retention and detention is proposed to be satisfied with modifications to the existing
storm pond located on the common open space lot. Stormwater runoff calculations will be
required as part of the Final Site Plan and any needed grading for stormwater must be provided.
Staff has noted multiple code provisions regarding vegetation, landscaping requirements,
maximum slope, design and final site plan submittal requirements.
14. Loading and unloading areas
This project does not meet the threshold to provide an off street loading berth. The applicant has
proposed a loading area for each of the buildings combined with a trash enclosure location. The
area reserved for unloading is sized to accommodate large trucks. Trucks will access the site
from N. 19th Avenue (designated a truck route in the Bozeman Area Transportation Plan) onto
Baxter Lane, Tschache Lane, and Sacco Drive.
15. Grading
A grading and drainage plan is required for review and approval by the City Engineering
Department prior to final site plan approval.
16. Signage
All new signage shall require a sign permit and shall be included with the Final Site Plan
submittal. A comprehensive signage plan is required for all commercial multi-tenant complexes.
All signage must be in conformance with the underlying Lowes HIW PUD and the Saccoccia
PUD.
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17. Screening
Staff has noted a code provision that requires all mechanical equipment to be screened. Rooftop
equipment should be incorporated into the roof form or screened in an enclosure and ground
mounted equipment shall be screened with walls, fencing or plant materials. The final master site
plan and CVS building site plan shall contain a notation that “No ground mounted mechanical
equipment, including, but not limited to utilities, air exchange conditioning units, transformers,
and meters shall not encroach into the required yard setbacks and will be properly screened with
an opaque solid wall and adequate landscape features. All rooftop mechanical equipment shall
be incorporated into the roof form or screened in an approved enclosure.”
18. Overlay district provisions
The site lies within the I-90 Class I Entryway Corridor. Staff has reviewed the provisions of the
Design Objectives Plan for Entryway Corridors with the Applicant and the Design Review
Board. See the attached Design Review Board staff report for specific analysis. Staff is
forwarding a neutral recommendation. The City Commission provided strong policy support of
the project during informal review. The Design Review Board recommends approval of the
application with the conditions and code provisions outlined in the staff report.
19. Other related matters, including relevant comment from affected parties
Public and Agency comment is attached to the staff report.
20. If the development includes multiple lots that are interdependent for circulation or other
means of addressing requirement of this title, whether the lots are either:
a. Configured so that the sale of individual lots will not alter the approved configuration
or use of the property or cause the development to become nonconforming;
b. The subject of reciprocal and perpetual easements or other agreements to which the
City is a party so that the sale of individual lots will not cause one or more elements of the
development to become nonconforming.
The project is located on two lots, but the common open space lot is required in perpetuity by the
underlying Lowes HIW PUD and Saccoccia PUD. The towers and associated parking, access,
and improvements are all on one lot.
Attachments: Applicant’s Submittal Materials
Design Review Board Staff Report November 12, 2008
Draft Design Review Board Minutes from the November 12, 2008 meeting.
Agency Comment
Report Sent to:: Tracy Cowdrey 500 E. Kagy Boulevard Bozeman, MT 59715
Bechtle Architects Inc., 3991 Valley Commons Drive, Suite 100, Bozeman, MT
59718
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DESIGN REVIEW BOARD STAFF REPORT
COWDREY TOWERS MASP/SP/CUP/COA/DEV FILE NO. #Z-08088
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`Item: Master Site Plan including Conditional Use Permit and a first phase Site
plan and Certificate of Appropriateness with Deviations Application #Z-
08088. The Master Site Plan will determine the overall development plan
and parking arrangement for eight mixed use residential/commercial
buildings including common parking, circulation, and site improvements.
The first phase Site Plan application will allow the new construction
of an approximately 175,302 gross square foot building #1 and a sales
office and associated site improvements as Cowdrey Towers to be
located at 3-1976 Sacco Drive and is legally described as Lot 3A, Minor
Subdivision 407A, City of Bozeman, Gallatin County, Montana. The
zoning designation for said property is B-2 (Community Business
District) and the site is located within the I-90 and Frontage Road Class I
Entryway Overlay District.
The Conditional Use Permit would allow a 30% increase in allowable
building height in the B-2 District per Section 18.18.060.B.4 BMC. Two
Deviations are being requested with this application, from Section
18.18.060.B “Building Height” of the Bozeman Municipal Code to allow
a 20% increase in building height to the maximum allowable 88’7.”
Owner: Tracy Cowdey
500 E. Kagy Blvd.
Bozeman, MT 59715
Representative: Bechtle Architects Inc.
3991 Valley Commons Drive, Suite 100
Bozeman, MT 59718
Date: Design Review Board meeting on November 12, 2008, 5:30 pm in the
Professional Office Building, 20 East Olive Street, Bozeman, Montana.
Report By: Brian Krueger, Associate Planner
Recommendation: Neutral-Recommended Conditions provided for Conditional Approval
____________________________________________________________________________________
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PROJECT LOCATION
The subject site is located west of Sacco Drive between Tschache Lane and Baxter Lane with Walton
Street along the east property boundary. The site is zoned B-2 (Community Commercial District), and
falls within the I-90/Frontage Road Overlay District. Please refer to the following vicinity map.
PROPOSAL
The Master Site Plan will to determine the overall development plan and parking arrangement for eight
mixed use residential/commercial buildings with common parking, circulation, and site improvements.
The first phase Site Plan application will allow the new construction of an approximately 175,302 gross
square foot building #1 and a sales office and associated site improvements as Cowdrey Towers at 3-
1976 Sacco Drive.
The recommendations of both the DRC and DRB will be forwarded to the City Commission for a final
decision.
ZONING DESIGNATION & LAND USES
The property is zoned B-2 (Community Business District). The intent of the B-2 community business
district is to provide for a broad range of mutually supportive retail and service functions located in
clustered areas bordered on one or more sides by limited access arterials.
North: Lewis and Clark Industrial Subdivision zoned “M-1” (Light Manufacturing District).
South: Vacant land zoned “B-2” (Community Business District).
East: PT Lands Subdivision/PUD vacant zoned “B-2” (Community Business District).
West: Lowes Home Improvement Warehouse zoned “B-2” (Community Business District).
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ADOPTED GROWTH POLICY DESIGNATION
The Future Land Use Map of the Bozeman 2020 Community Plan designates the subject property to
develop as “Regional Commercial”. The “Regional Commercial” classification provides areas for
retail, education, health services, public administration, and a tourism hub and provides opportunities for
these activities fro a multi-county region. Often the scale of these services is larger than would be
required for just Bozeman. These facilities are anticipated to be large and prominent and as such must
comply with design guidelines to ensure compatibility with the remainder of the community.
REVIEW CRITERIA
Design Objectives Plan
1. Neighborhood Design (pages 9-14 of the Design Objectives Plans)
A. Green Space: There is a an existing green space adjacent to the current site located on the
common open space lot that contains the stormwater pond and wetland mitigation for the
Saccoccia and Lowe’s HIW PUD’s. There is also an existing trail and landscaping located in the
watercourse setbacks along the Walton Stream Corridor. The trail was installed as a condition of
approval of the Lowe’s HIW PUD. The property includes some mature plantings that are located
in the Walton Stream setbacks along the eastern property boundary. The proposed master site
plan is comprised of building footprints, hardscaped plaza areas and asphalt parking and
circulation areas for much of the site. The proposal is to enhance the existing common open
space lot by increasing the size of the stormwater facility and the wetland mitigation areas and
installing trails and additional landscaping.
B. Auto Connections: Vehicular circulation is addressed with an egress/ingress points from the
north along Sacco Drive and the south along Tschache Lane. A primary through drive aisle will
be the primary access to all buildings. This drive aisle is proposed to be developed similar to a
street with large sidewalks, curb bulbs, street trees located in tree pits and some parallel parking.
Each building includes an access drive that connects to the indoor structured parking of each
building. The drive access to Building #1 is directly from Sacco Drive and not from the primary
drive aisle. Due to natural features and buildings constructed adjacent to the site to the east and
west no additional vehicular connections are anticipated in an east/west orientation. Due to the
stormwater facility that exists to the north of the site no additional north/south vehicular
connections are anticipated.
C. Pedestrian & Bicycle Connections: The proposed master plan provides good north/south
pedestrian connections along the interior primary drive aisle. This includes connections from the
building area north into the common open space lot. In general, there is good access around the
perimeter of the buildings along Sacco Drive. The interior most buildings depicted on the master
site plan do not include clear circulation around each building. At a minimum staff recommends
a condition that requires an east west pedestrian connection to the north south Walton Stream
trail between building 3 and building 5. The application proposes contrasting pavers throughout
the project that cross from individual buildings across the primary drive aisle to the site of
building 4. The location of the contrasting pavers do not relate to crosswalk areas and in places
overlap parking spaces. Staff has concerns that pedestrians will utilize these routes as if they
194
#Z-08088 Cowdrey Towers MASP/SP/CUP/COA/DEV Staff Report 4
were crosswalks. Staff recommends a condition that the contrasting paver sections only be
utilized in the hardscaped plaza areas. Contrasting pavers and or pigmented scored concrete
crosswalks shall be provided across all formal crosswalks across the primary access street.
There is one crosswalk area along the primary access street which includes two pedestrian ramps
on the east side of the street and only one on the west side. This will result in a condition where
an irregular/angular crosswalk pattern will exist. Staff recommends a condition that all
crosswalks be provided at a 90 degree angle across the primary access street. This will require
that two ramps be constructed on the west side in this location. Bicycle parking is unclear at this
time and staff has noted a code provision for the Commission staff report that will require
bicycle parking detailed in the final site plan.
D. Street Character: Street trees, lighting, sidewalks/paths, and outdoor furniture can all provide
continuity and sense of place at a pedestrian scale. A good size outdoor plaza is proposed within
the master site plan between buildings of the buildings one and two. Urban street furniture is
proposed in these areas and generally described in the design guidelines. Final cutsheets for all
proposed site benches, tables, furniture and bicycle racks shall be submitted with the final site
plan. Staff recommends a condition that a master site plan details sheet shall be prepared for the
final master site plan to include all the site details that will apply to each building. Items to be
included in this sheet shall be lighting fixtures including pole and mounting details for both site
lighting (parking lot, pedestrian, and accent) and building mounted fixtures; site furniture
(benches, tables, chairs, trash receptacles, etc.); ground level railings or handrails; crosswalk and
ramp details including concrete pigment and scoring patterns including truncated dome panels;
tree grate details, common site circulation signage (vehicular and pedestrian), retaining wall
details, bridge and boardwalk details, trash enclosures, and any other details that apply
throughout the site. The street frontage landscaping also provides a coordinated design along the
streetscapes. The proposed landscape buffer areas to shield the surface parking areas associated
with the building 1 site plan from the public ways are inadequate. Staff has noted a code
provision curing the DRC review that states that additional landscaping shall be provided to
screen the parked cars on site.
2. Site Design (pages 15-36)
A. Natural Features: As described in the Green Space criteria above the applicant proposed to
enhance the existing stormwater features on the common open space lot in order to provide site
amenities. The site is generally flat, but staff has noted a code provision regarding the maximum
slope (1:4 or 25%) allowed in landscape areas during DRC review. Buildings are generally
located to enhance significant natural features that exist on site.
B. Views: This project requests to utilize every available option within the code to increase the
maximum allowable height within the B-2 district. A proposed maximum height of 88’7” is
proposed. With the intensity of this project and the density of the buildings staff finds that view
from the public ways, N. 19th Avenue, Oak Street, Baxter Lane, I-90, Tschache Lane, and Sacco
Drive will not be enhanced. The buildings have not been located to maintain key views as they
are seen from public ways. The building mass and height will completely block certain views to
the Bridger Range north and the Hyalite and Spanish Peaks areas to the south. Significant
impact to views of scenic natural features is anticipated.
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#Z-08088 Cowdrey Towers MASP/SP/CUP/COA/DEV Staff Report 5
C. Cultural Resources: Staff is unaware of any survey work on site to determine if cultural
resources may be found on site. As such, staff is recommending a condition requiring that
should historical, cultural and/or archeological materials be inadvertently discovered during
construction of this project, the State Historical Preservation Office (SHPO) and the Bozeman
Historic Preservation Office shall be contacted immediately and construction activities shall
cease.
D. Topography: A site grading plan is required with the final site plan with review and approval by
both the Engineering Office and Planning Staff. The site is generally flat and no significant
grading is anticipated.
E. Site Drainage: The storm water plan will be required for review and approval of the
Engineering Office prior to final site plan approval. Any onsite detention or retention ponds will
have to meet code and landscape requirements. Code provisions for these requirements will be
included in the final staff report to the Commission.
F. Building Placement: The buildings are placed appropriately at the yard setback lines along
Sacco Drive (Minimum 7’ setback required) and Tschache Lane (Minimum 7’ setback for
buildings). The buildings are generally place to provide a street wall along the public ways and
clustered in areas to define outdoor spaces. Staff would note that outdoor spaces other than
sidewalks are only proposed for the north side of the site. Staff recommends that an additional
outdoor plaza area be provided as a focal point in the southern half of the project. A building is
proposed to anchor the corner at the Sacco Dive and Tschache Lane intersection. Staff has some
concerns regarding the street level treatment of the first and second floors of the buildings along
the public ways. Based upon the review of building 1 the façade of the building facing the
public ways for the first and second floors provides areas to screen parking only. It is unclear if
any true windows will be utilized on the first floors of the building along the public ways. Staff
recommends a condition that in lieu of clear glass windows that provided views into the actively
occupied spaces within the buildings at least 30% of the first floor facades of the buildings facing
the public ways be constructed to include lighted display cases and locations for public art. No
spandrel glass shall be allowed.
G. Outdoor Public Spaces: A large outdoor plaza area and amphitheatre are provided at the north
end of the site between buildings 1 and 2. The plaza area and fountain is proposed to be
constructed with building 1. The plaza area and amphitheatre is oriented to views of the
common open space lot and the Bridger Mountains. It appears as if decorative surface materials
are proposed for the plaza area. Staff recommends a condition that would clarify the intent of the
plaza materials. This plaza area is developed to connect the entrances of the buildings in the
area. The applicant proposes seating area within the plaza and it appears to be designed to be
actively used. There is an absence of active plaza areas in the southern portion of the project.
Staff recommends a condition that would require an additional plaza area for this southern area.
H. Pedestrian & Bicycle Circulation Systems: See discussion regarding pedestrian and bicycle
circulation systems in C. on page 3.
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#Z-08088 Cowdrey Towers MASP/SP/CUP/COA/DEV Staff Report 6
I. Internal Automobile Circulation Systems: The site plan provides a coordinated and
continuous system of driveways to provide traffic follow. The drive aisles are configured to
provide continuous circulation and provide a hierarchy of internal driveways.
J. Parking Lots: A total of 99 commercial and 56 residential parking stalls including are provided
on site in phase 1 with the construction of building 1. The applicant proposes interior structured
parking for residential uses within each building on floors 1 and 2. A large parking garage will
be constructed as building 4 to accommodate the commercial parking on site. Temporary
surface parking lots will be provided until the construction of the parking structure. Following
staff review of the proposed parking, the parking appears to be deficient for the residential units
if calculated at the required 1 space per bedroom. Staff has noted code provisions to require
adequate parking in the Commission staff report. The final required parking will be based upon
the actual commercial uses and floor plans proposed for each of the individual buildings. The
parking areas located within the buildings help to minimize the negative visual aspects of
parking on site. The proposed temporary surface parking lot screening is insufficient and staff
has noted code provisions in the Commission staff report that will require the applicant to screen
the parking areas. A shared use drive is proposed from Sacco Drive and Tschache Lane which
will minimize curb cuts.
K. Site Lighting: The site lighting for the entire site existing and proposed will be required to meet
the standards in Section 18.42.150. A lighting plan and cutsheets will be required with the final
site plan application. The cut sheets for proposed luminaires submitted to date do not conform to
the regulations. All future lighting shall utilize common site luminares, poles, and base details in
order to provide continuity.
L. Utilities & Service Areas: Final approval of the City Sanitation Division for trash enclosures is
required prior to final master site plan approval. The master site plan does propose areas for
trash enclosures. A detail of the trash enclosure was provided with the application. It appears to
be designed to adequately screen the refuse container. The location of the trash enclosure will
require the written approval of the City Sanitation Division. All mechanical equipment, gas and
electric meters, venting and rooftop mechanical equipment must be screened with screening and
integrated into the building.
M. Landscape Design: The landscape design does not include a clear description and calculation of
performance points. The temporary surface parking area does not include the required interior
landscaping or screening. Interior landscape islands that are not turf grass must include
additional ground cover so at least 75% of the landscape island is live vegetation. Staff has
noted significant code provisions in the Commission staff report that will require additional
landscape plan details at final site plan and include a specific condition that requires additional
landscaping detail and diversity.
N. Buffers: A code provision requires all mechanical equipment locations and screening methods to
be shown on the final plans and buildings elevations, and that they be properly screened with
physical/opaque screening and/or be integrated into the building and may include landscape
features for screening. This includes all air exchange systems, telephone, electric panels/meters,
gas meters, irrigation controllers, and storm water facilities. Ground mounted mechanical
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#Z-08088 Cowdrey Towers MASP/SP/CUP/COA/DEV Staff Report 7
equipment, including air exchange equipment and irrigation wells, are not permitted in the
required yard setbacks must be noted on the site plan and landscape plan if proposed.
3. Building Design (pages 37-48):
A. Building & Topography- The buildings do follow the general lay of the land as suggested.
B. Building Character- The guidelines for building character for “All Corridors” strongly
discourages franchise architecture. The character of the proposed buildings are innovative new
designs that draw upon the regional design traditions. The master site plan design guidelines are
consistent with the City’s anticipation of innovative new building designs that draw upon
regional design traditions.
C. Primary Building Entrance- The primary entrances for all buildings appear to orient to the
interior private streetscape and the major pedestrian ways. All buildings do not front onto the
public street or an entrance plaza. Building 1 includes multiple entrances with most covered
with large steel awnings. A previously stated staff has concerns about the public facades of the
proposed buildings that face the public ways. Without primary entrances on the street and
parking proposed for the first and second floors of the buildings staff anticipates a potential for
poor street level interest along the public ways.
O. Street Level Interest- Based upon the review of building 1 the façade of the building facing the
public ways for the first and second floors provides areas to screen parking only. It is unclear if
any true windows will be utilized on the first floors of the building along the public ways. Staff
recommends a condition that in lieu of clear glass windows that provided views into the actively
occupied spaces within the buildings at least 30% of the first floor facades of the buildings facing
the public ways be constructed to include lighted display cases and locations for public art. No
spandrel glass shall be allowed. In order for staff to make final determinations on compliance
with this item staff has noted a condition for a color and materials palette required with the final
site plan application which will provide additional clarification on window materials. Although
a rhythm of fenestration and materials is present that staff has concerns requrding a backside
building appearance that will not provide interest to the passerby and not provide human scale.
D. Building Mass & Scale- The buildings as proposed are much larger in size and intensity than
structures seen traditionally. The buildings do not appear to have a human scale even though the
buildings are well detailed with fenestration and articulated components such as balconies,
awnings, roof gardens/decks and, areas for overlook. As mentioned previously it is difficult to
ascertain what specific materials are proposed for the first and second floors of the buildings that
house the parking areas. Although individual buildings include some components that help
define human scale the mass and scale of the entire site cumulatively concerns staff with specific
concerns about shadowing, the elimination of viewsheds, strong potential for wind tunnel effect,
and overall lack of compatibility with adjacent development and landscapes.
E. Roof Form- The primary roof form is flat with a parapet. The guidelines require that all roof
forms shall incorporate two features from the list on page 45 of the Design Objectives Plan. This
building as proposed provides the required two: flat roof with parapet and a cornice or molding
to define the top of the parapet wall.
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#Z-08088 Cowdrey Towers MASP/SP/CUP/COA/DEV Staff Report 8
F. Building Materials- Standard unit brick masonry and glass with steel detailing are the primary
building materials. A color and materials board will be required for review and approval of the
ADR staff prior to final site plan approval.
G. Building Complex- The design guidelines submitted with the master site plan application
generally support the Design Objectives Plan guidelines that require coordinated design features
among sets of buildings in a single development.
H. Service Canopies- Not applicable. The policy is specific to gas station canopy design.
I. Color- The guidelines recommend muted earth tones with bolder colors used primarily for
accent only. The color palette for the buildings and demonstrated in the design guidelines
presented appears appropriate.
P. Utilities & Mechanical Equipment- Title 18 BMC and the Design Objectives Plan require all
mechanical equipment to be screened from view. This includes all air exchange systems,
telephone, electric panels/meters, gas meters, irrigation controllers, and storm water facilities.
Ground mounted mechanical equipment, including air exchange equipment and irrigation wells,
are not permitted in the required yard setbacks must be noted on the site plan and landscape plan
if proposed.
4. Sign Design (pages 49-56)
A sign permit is required prior to any installation of signage on site. A comprehensive signage plan
required for this project. Any signage shall be in conformance with the approved comprehensive
sign plan. No signage information was provided with the preliminary site plans.
5. Corridor Specific Guidelines
I-90 Corridor (Pages 100-102):
The project is in general conformance with the guidelines for this specific entryway corridor. No
additional specific conditions related to the I-90 corridor recommended.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the following analysis, the Planning Staff finds that the application, with conditions, is in
general compliance with Design Objectives Plan. The Design Review Board may determine that
additional conditions of approval are necessary.
Recommended Conditions:
1. An east west pedestrian corridor connection to the north/south Walton Stream trail between
building 3 and building 5 shall be provided. Street trees located in tree pits shall be provided at
199
#Z-08088 Cowdrey Towers MASP/SP/CUP/COA/DEV Staff Report 9
the standard interval on both sides of the pedestrian connection between building 3 and building
5.
2. The contrasting paver sections shall only be utilized in the hardscaped plaza areas. Contrasting
pavers and/or scored and pigmented concrete crosswalks shall be provided across all formal
crosswalks across the primary access street.
3. All crosswalks across the primary access street shall be at 90 degrees to the primary access
street.
4. If historical, cultural and/or archeological materials are inadvertently discovered during
construction of this project, the State Historical Preservation Office (SHPO) and the Bozeman
Historic Preservation Office shall be contacted immediately and construction activities shall
cease.
5. At least 30% of the first floor facades of all buildings that face public ways shall provide clear
glass windows with views into the actively occupied spaces within the buildings and/or shall be
constructed to include lighted display cases and locations for public art.
6. All exterior windows on all the buildings shall utilize transparent clear glass. No frosted, dark
tinted, or spandrel glass allowed.
7. An additional outdoor plaza area shall be provided as a focal point in the southern half of the
project.
8. The landscape plan shall include the following modifications:
a. Interior landscape islands that are not turf grass must include additional ground cover so
at least 75% of the landscape island is live vegetation.
b. All planting beds and proposed mulch material shall be clearly depicted on the landscape
plan.
c. All areas of proposed turf shall be clearly depicted and shall be irrigated.
d. Additional parking lot landscape screening shall be provided to buffer parking along all
streetscapes.
e. The landscape islands proposed to meet the parking lot landscaping provisions shall be a
minimum dimension of eight feet in all directions and no tree shall be planted closer
than4 feet from hardscaped.
f. Additional diversity in all landscape plantings and street trees shall be provided.
9. A color palette for the building that includes actual material samples and color chips shall be
submitted for review and approval by the Planning Office prior to Final Site Plan approval. The
materials/color palette shall be presented on a board no larger than 24” x36” and contain all the
primary materials to be utilized on the building including window/storefront frames and doors
(garage and service) and in any proposed fencing or screening. All final building elevations and
details shall be keyed to the color palette to delineate where each individual building material
and color is specified. The palette shall be returned to the applicant following approval.
10. A preliminary site plan application and subsequent final site plan submittal and approval is
200
#Z-08088 Cowdrey Towers MASP/SP/CUP/COA/DEV Staff Report 10
required for all future buildings. The Design Review Board shall be advisory to the Planning
Director for all site plan applications within this master site plan.
* Please note that code provisions related to parking calculations, bike racks, site lighting, signage,
trash enclosure details, and mechanical equipment screening are all required by the Development
Review Committee (DRC).
CONCLUSION/RECOMMENDATION
Staff maintains a neutral recommendation of the requested MASP/SP//CUP/COA/DEV application #Z-
08088 Cowdrey Towers. The Commission has given strong policy support of the project at the informal
level. The applicant must comply will all applicable conditions of approval. The applicant must comply
with all other provisions of Title 18 of the Bozeman Municipal Code, which are applicable to this
project prior to receiving Final Site Plan or Building Permit approval. 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.
NOTE: The recommendations of the Design Review Board and Development Review Committee
will be forwarded to the City Commission who will make the final decision regarding this project.
Attachments: Applicant’s Submittal Materials
Report Sent To: Tracy Cowdrey 500 E. Kagy Boulevard Bozeman, MT 59715
Bechtle Architects Inc., 3991 Valley Commons Drive, Suite 100, Bozeman, MT
59718
201
202
203
204
205
206
207
208
209
210
211
212
213
Cowdrey Towers
From: Lisa Ballard [lballard@currenttransportation.com]
Sent: Thursday, November 06, 2008 9:16 AM
To: Brian Krueger
Cc: 'Lee Hazelbaker'
Subject: Cowdrey Towers
Brian,
We will want to look at bus facilities for Cowdrey Towers. We already have service
behind
Lowe’s.
Lisa
Lisa Ballard, P.E.
Streamline Coordinator
Current Transportation Solutions, Inc.
10 Sweetgrass Ave
Bozeman, MT 59718
p 406.581.4601 f 651.331.4601
lballard@currenttransportation.com
www.currenttransportation.com
Page 1
214
215
216
UP
UP
13 SPOTS
2 2
1 1
4 4
5 5
6 6
7 7
8 8
B
B
A
A
C
C
D
D
E
E
F
F
H
H
J
J
RAMP UP @15%7.5 %
212 SF
TRASH
A115
COMPACTOR
164 SF
ELEVATOR
LOBBY
A117
GARAGE DOOR
G
G
101 SF
ELECTRICAL
A116
372 SF
RECYCLE
A102
413 SF
SERVICE
CORRIDOR
A103
158' - 0"17' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"30' - 0"449 SF
MECHANICAL
A101
930 SF
ELECTRIC METERS
A104
185' - 0"
17' - 6"30' - 0"30' - 0"30' - 0"30' - 0"17' - 0"13' - 0"17' - 6"158' - 0"17' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"30' - 0"185' - 0"
17' - 6"30' - 0"30' - 0"30' - 0"30' - 0"17' - 0"13' - 0"17' - 6"
3 3
7844 SF
RESIDENTIAL PARKING
A100
1735 SF
KITCHEN
A105
3214 SF
RESTAURANT
A106
2431 SF
RETAIL
A107
2113 SF
RETAIL
A109
1397 SF
RETAIL
A1101446 SF
RETAIL
A111
1656 SF
RETAIL
A112
2035 SF
RETAIL
A114
909 SF
CIRCULATION
A118
2292 SF
RETAIL
A108
439 SF
WATER SERVICE
A122
SHEET:
SHEET DETAILS:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DIRECTORY:
PRINT DATE:
H:/Any unauthorized reproduction or use of this information withoutthe expressed written consent of Bechtle-Slade PC is a violation ofU.S. copyright laws. Copyright C 2006 Bechtle-Slade PC9/16/2008
10:48:29 AM
A101
FIRST FLOOR
PLANSCHEMATIC DESIGNAuthor
Designer
Approver
CheckerCOWDREY TOWERSPHASE 1APRIL 2008A101 3/32" = 1'-0"
1 1ST FLOOR
Revision Schedule
Issued to
Revision
Date
Revision
Description
Revision
Number
217
UP
DN
UP
45 SPOTS
2 2
1 1
4 4
5 5
6 6
7 7
8 8
B
B
A
A
C
C
D
D
E
E
F
F
H
H
J
J
RAMP DOWN @15%7.5 %
COMPACTCOMPACT
164 SF
ELEVATOR
LOBBY
A202
648 SF
POOL
MECHANICAL
A203229 SF
ELECTRICAL
A201
RESIDENTIAL PARKING
A200
G
G
30' - 0"17' - 0"30' - 0"17' - 6"30' - 0"16' - 9"16' - 9"17' - 6"30' - 0"30' - 0"30' - 0"30' - 0"17' - 0"13' - 0"17' - 6"158' - 0"185' - 0"
17' - 6"30' - 0"30' - 0"30' - 0"30' - 0"17' - 0"13' - 0"17' - 6"
185' - 0"158' - 0"17' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"30' - 0"3 3
SHEET:
SHEET DETAILS:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DIRECTORY:
PRINT DATE:
H:/Any unauthorized reproduction or use of this information withoutthe expressed written consent of Bechtle-Slade PC is a violation ofU.S. copyright laws. Copyright C 2006 Bechtle-Slade PC9/16/2008
10:48:31 AM
A102
SECOND FLOOR
PLANSCHEMATIC DESIGNAuthor
Designer
Approver
CheckerCOWDREY TOWERSPHASE 1APRIL 2008A102 3/32" = 1'-0"
1 2ND FLOOR
Revision Schedule
Issued to
Revision
Date
Revision
Description
Revision
Number
218
DN
UP
UP
DN
DW
D W
D W
DW
D W DW2 2
1 1
4 4
5 5
6 6
7 7
8 8
B
B
A
A
C
C
D
D
E
E
F
F
H
H
J
J
OPEN TO
ABOVE
D.F.INDOOR
POOL
A307
FITNESS
A306
G
G
158' - 0"17' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"30' - 0"185' - 0"
17' - 6"30' - 0"30' - 0"30' - 0"30' - 0"17' - 0"13' - 0"17' - 6"158' - 0"17' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"30' - 0"185' - 0"
17' - 6"30' - 0"30' - 0"30' - 0"30' - 0"17' - 0"13' - 0"17' - 6"
DW
WH
FURN
DW
WHFURNDW
WH
FURNDW WH
FURN
MECHANICAL/
ELECTRICAL
A301
3 3
HOT
UNIT A
A302
LOBBY
A300
2,241 S.F.
UNIT B
A303
2,313 S.F.
497 S.F.
1,190 S.F.
UNIT D
A308
POOL
UNIT E
A309
UNIT F
A310
2,401 S.F.
UNIT G
A311
2,228 S.F.
WOMEN
A119
MEN
A120
OUTDOOR
POOL
HOT
POOL
DW
1,327 S.F.
DW
1,794 S.F.
WH FURN
COMMON ROOF DECK
A312
GENERAL NOTES
1. SEE L102, L103, AND L104 FOR
BALCONY AND ROOF DECK LANDSCAPING.
SHEET:
SHEET DETAILS:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DIRECTORY:
PRINT DATE:
H:/Any unauthorized reproduction or use of this information withoutthe expressed written consent of Bechtle-Slade PC is a violation ofU.S. copyright laws. Copyright C 2006 Bechtle-Slade PC9/16/2008
10:48:34 AM
A103
THIRD FLOOR
PLANSCHEMATIC DESIGNAuthor
Designer
Approver
CheckerCOWDREY TOWERSPHASE 1APRIL 2008A103 3/32" = 1'-0"
1 3RD FLOOR
Revision Schedule
Issued to
Revision
Date
Revision
Description
Revision
Number
219
DW
D W
DN
UP
DNUP
D W
D W
DW
DW
DW2 2
4 4
5 5
6 6
7 7
B
B
A
A
C
C
D
D
E
E
F
F
212 SF
MECHANICAL/
ELECTRICAL
A401 LOBBY
A400
DW
WH
FURN
DW
WHFURN
DW
WH
FURN
DW
UNIT C
A404
UNIT D
A405
UNIT F
A407
DW
WH
FURNDW
DW
WH
FURN
G
G
110' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"154' - 6"
17' - 6"30' - 0"30' - 0"30' - 0"30' - 0"17' - 0"110' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"154' - 6"
17' - 6"30' - 0"30' - 0"30' - 0"30' - 0"17' - 0"
3 3
UNIT A
A402
2,241 S.F.
BALCONY
A402-A
1063 S.F.
UNIT B
A403
2,279 S.F.
BALCONY
A403-A
420 S.F.
BALCONY
A403-B
136 S.F.
BALCONY
A404-B
BALCONY
A404-A
255 S.F.
627 S.F.
2,177 S.F.
1,794 S.F.
BALCONY
A405-A
978 S.F.
UNIT E
A406
1,327 S.F.
BALCONY
A406-A
321 S.F.
2,400 S.F.
BALCONY
A407-A
180 S.F.
BALCONY
A407-B
508 S.F.
UNIT G
A408
2,228 S.F.
BALCONY
A408-B
61 S.F.
BALCONY
A408-A
367 S.F.
WH FURN
OPEN
TO
BELOW
GENERAL NOTES
1. SEE L102, L103, AND L104 FOR
BALCONY AND ROOF DECK LANDSCAPING.
SHEET:
SHEET DETAILS:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DIRECTORY:
PRINT DATE:
H:/Any unauthorized reproduction or use of this information withoutthe expressed written consent of Bechtle-Slade PC is a violation ofU.S. copyright laws. Copyright C 2006 Bechtle-Slade PC9/16/2008
10:48:35 AM
A104
FOURTH, FIFTH &
SIXTH FLOOR
PLANSCHEMATIC DESIGNAuthor
Designer
Approver
CheckerCOWDREY TOWERSPHASE 1APRIL 2008A104 1/8" = 1'-0"
1 4TH FLOOR
Revision Schedule
Issued to
Revision
Date
Revision
Description
Revision
Number
220
DN
DNDW
DW DW2 2
4 4
5 5
6 6
7 7
B
B
C
C
D
D
E
E
F
F
PRIVATE
ROOF DECK
A710-A
134 SF
MECHANICAL/
ELECTRICAL
A701
OPEN TO
BELOW
SKY LOUNGE
A705
WARM POOL
COMMON
ROOF DECK
A706
ELEVATOR
CONTROL ROOM
A702
DW
WH
FURN
DW
UNIT H
A703
UNIT J
A704
WHFURNUP110' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"120' - 0"
30' - 0"30' - 0"30' - 0"30' - 0"
30' - 0"30' - 0"30' - 0"30' - 0"110' - 6"30' - 0"16' - 9"16' - 9"30' - 0"17' - 0"HOT POOL
FIREPLACE FIREPLACEDWFIREPLACEWOMEN
A707
MEN
A708
WH
FURN
PRIVATE
ROOF DECK
A704-A
PRIVATE
ROOF DECK
A710-B
PRIVATE
ROOF DECK
A703-A
120' - 0"
3 3
LOBBY
A700
UNIT K
A710
2,446 S.F.
PRIVATE
ROOF DECK
A704-B
346 S.F.
863 S.F.
3,827 S.F.
POOL
EQUIPMENT
A709
142 S.F.
2,329 S.F.
2,491 S.F.
164 S.F.
76 S.F.
957 S.F.
UP
UP
GENERAL NOTES
1. SEE L102, L103, AND L104 FOR
BALCONY AND ROOF DECK LANDSCAPING.
SHEET:
SHEET DETAILS:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
APPROVED BY:
DIRECTORY:
PRINT DATE:
H:/Any unauthorized reproduction or use of this information withoutthe expressed written consent of Bechtle-Slade PC is a violation ofU.S. copyright laws. Copyright C 2006 Bechtle-Slade PC9/16/2008
10:48:37 AM
A107
SEVENTH FLOOR
PLANSCHEMATIC DESIGNAuthor
Designer
Approver
CheckerCOWDREY TOWERSPHASE 1APRIL 2008A107 1/8" = 1'-0"
1 7TH FLOOR
Revision Schedule
Issued to
Revision
Date
Revision
Description
Revision
Number
221
222
223
224
225
226
227
228
229
230
231
232
233