HomeMy WebLinkAboutBillion Plaza II Master Site Plan No. Z-10180.pdf
Report compiled on September 8, 2010
REPORT TO: Honorable Mayor & City Commission
FROM: Doug Riley, Associate Planner
Tim McHarg, Planning Director
Chris Kukulski, City Manager
SUBJECT: Billion Plaza II Master Site Plan (#Z-10180)
and Nissan Dealership Site Plan (#Z-10181)
MEETING DATE: September 20, 2010
AGENDA MEETING ITEM: Action
RECOMMENDATION: That the City Commission approve the Billion Plaza II Master Site Plan and
First Phase Nissan Dealership Site Plan applications, #Z-10180 and #Z-10181, as recommended by the
Design Review Board with the staff findings and recommended conditions of approval.
BACKGROUND: J & D Family Limited Partnership, represented by Bayliss Architects, P.C., have
submitted applications to allow the construction of a new auto dealership complex with retail and
vehicle service facilities and related improvements, in conjunction with the 1st phase Nissan Dealership
Preliminary Site Plan, on property located north of the existing Billion Auto Plaza on the west side of
Cottonwood Road. The proposal includes the construction of three (3) separate dealership buildings as
shown on the submitted “Master Site Plan” (Sheet A1.1 of the applicant’s submittal materials). In
conjunction with this request, the applicant has also submitted their 1st phase preliminary site plan for
approval of the Nissan Dealership on the corner of Cottonwood Road and Fallon Street (Sheet A1.2 of
the applicant’s submittal materials).
A “Master Site Plan Application”, under Section 18.34.020.B of the Bozeman Municipal Code (BMC),
is defined as “a generalized development plan that establishes building envelopes and overall
entitlements for complex, large-scale projects that will require multiple years to reach completion.”
Approval of a Master Site Plan requires City Commission approval and results in a five (5) year
approval entitlement.
While this property is not located within the West Main Street (U.S. 191) Entryway Corridor, the formal
application did require Design Review Board (DRB) review and recommendation to the City
Commission as it falls within the “Large Scale Retail” definition of the BMC (as two of the three
dealership buildings exceed 40,000 square feet). Section 18.40.180.C.5 states that “ …The City
Commission shall determine whether established design criteria and development standards have been
exceeded based on a recommendation from the Design Review Board.” Hence, the DRB’s review and
Commission Memorandum
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Report compiled on September 8, 2010
recommendation on the Master Site Plan and 1st phase (Nissan Dealership) site plan has been provided
as noted in their attached minutes and the attached staff report to the DRB.
The City’s Growth Policy (Future Land Use Map) was amended to designate this property for
commercial development in 2007. Subsequently, the property was rezoned in 2008 to B-2 (Community
Business District) to allow an expansion of the Billion Dealership within the City. Preliminary plat
approval was granted earlier this year to allow the subdivision of the property in the lot configurations as
depicted on the Master Plan and the subdivision infrastructure is currently under construction. In
designing this project, the applicant has completed two informal reviews with the City. The first was
completed in July of 2009 and included review by the Development Review Committee (DRC) and was
primarily focused on the subdivision layout. The second was completed in July of 2010 and included
review by the DRC and the DRB of specific site plan elements and building elevations. The applicant
subsequently made several plan modifications to address comments from those reviews and to address
specific code requirements. No variances have been requested as part of this project application.
On August 25, 2010 the DRB recommended conditional approval of the applications as noted in their
attached minutes and their conditions are included in the attached staff report. On September 1, 2010 the
DRC also recommended conditional approval of the applications and their recommended conditions and
comments are also included in the attached staff report. The applications are found to be in general
compliance with the adopted Bozeman Community Plan and Title 18, BMC and conditional approval of
the proposal is recommended to the City Commission. The recommended conditions begin on page 3 of
the staff report. The recommended code provisions can be found beginning on page 7 of the staff report.
The City Commission is the final approval authority for Master Site Plan applications per Section
18.34.070.B.3 of the BMC.
UNRESOLVED ISSUES: None determined at this time.
ALTERNATIVES: 1) Approve the applications with the findings and conditions as
recommended by the DRB, DRC and Staff.
2) Approve the applications with revised findings and revised conditions as
directed by the City Commission.
3) Deny the applications with findings.
FISCAL EFFECTS: The development of a new auto dealership complex within the City will increase
tax values and corresponding revenue from the property. The City will accrue additional costs to service
the property with municipal service.
Attachments: Staff Report
Design Review Board Staff Report
Design Review Board Minutes of August 25, 2010
Applicant’s submittal materials
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CITY COMMISSION STAFF REPORT
BILLION PLAZA II MASTER SITE PLAN
AND NISSAN DEALERSHIP SITE PLAN FILE NOs. #Z-10180
#Z-10181
#Z-10180 and #Z-10181 Billion Plaza II and Nissan Dealership MASP/SP Staff Report 1
Item: A Master Site Plan Application to allow the construction of a new
auto dealership complex with retail and vehicle service facilities and
related improvements in conjunction with the 1st phase Nissan
Dealership Preliminary Site Plan on property located north of the
existing Billion Auto Plaza on the west side of Cottonwood Road.
Owner: J & D Family Limited Partnership
1919 West Main Street
Bozeman, MT 59718
Applicant/Representative: Bayliss Architects, P.C.
Bayliss Ward
P.O. Box 1134
Bozeman, MT 59771-1134
Date: City Commission meeting on September 20, 2010, 6:00 pm in the
Commission Meeting Room, Bozeman City Hall, 121 North Rouse,
Bozeman, Montana.
Report By: Doug Riley, Associate Planner
Recommendation: Conditional Approval
______________________________________________________________________________
PROJECT LOCATION
The subject property is located north of the existing Billion Auto Plaza on the west side of Cottonwood
Road between Fallon Street and West Babcock Street. Fallon Street (which forms the south border of the
property) has been recently paved. The subject property is the B-2 (Community Business District) zoned
portion of a larger tract that recently received subdivision approval from the City. The property is legally
described as the NE ¼, SE ¼, Sec. 9, T2S, R5E, PMM less the east 41 feet, City of Bozeman, Gallatin
County, Montana. The overall (B-2 portion) of the site included in the Master Site Plan application is
approximately 19 acres in size. Please refer to the following vicinity map.
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PROPOSAL
The proposal includes the construction of three (3) separate dealership buildings as shown on the
applicant’s submitted “Master Site Plan” (Sheet A1.1). In conjunction with this request, the applicant
has also submitted their 1st phase preliminary site plan for approval of the Nissan Dealership on the
corner of Cottonwood Road and Fallon Street. The two applications are detailed in each respective
application binder.
A “Master Site Plan Application” under Section 18.34.020.B of the Bozeman Municipal Code (BMC) is
defined as “a generalized development plan that establishes building envelopes and overall entitlements
for complex, large-scale projects that will require multiple years to reach completion.” Approval of a
Master Site Plan requires City Commission approval and results in a five (5) year approval entitlement.
While this property is not located within the West Main Street (U.S. 191) Entryway Corridor, the
application did require Design Review Board (DRB) review and recommendation to the City
Commission as it falls within the “Large Scale Retail” definition of the BMC (as two of the three
dealership buildings exceed 40,000 sf). Therefore, the requirements of Section 18.40.180 of the BMC
apply. Section 18.40.180.C.5 states that “ …The City Commission shall determine whether established
design criteria and development standards have been exceeded based on a recommendation from the
Design Review Board.” Hence, the DRB’s review and recommendation on the Master Site Plan and 1st
phase (Nissan Dealership) site plan has been provided as noted in their attached minutes and the
attached Staff Report to the DRB which analyzed the Large Scale Retail portion of the Code and the
Design Objectives Plan.
The City’s Growth Policy (Future Land Use Map) was amended to designate this property for
commercial development in 2007 (Project #P-06065). Subsequently, the property was rezoned by the
City to B-2 (Community Business District) in 2008 (Project #Z-07261) to allow an expansion of the
Billion Dealership within the City. Subdivision preliminary plat approval (Project #P-10000) was
granted earlier this year to allow the subdivision of the property in the lot configurations as depicted on
the Master Plan and the subdivision infrastructure is currently under construction. In designing this
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project, the applicant has completed two informal reviews with the City. The first was completed in July
of 2009 (I-09006) and included review by the Development Review Committee (DRC) and was
primarily focused on the subdivision layout. The second was completed in July of 2010 (I-10011) and
included review by the DRC and the DRB of specific site plan elements and building elevations. The
applicant subsequently made several site plan modifications to address comments from those reviews
and to address specific code requirements. No variances have been requested as part of this project
application.
On August 25, 2010 the DRB recommended conditional approval of the project as noted in their
attached minutes and their conditions are included in this report. On September 1, 2010 the DRC also
recommended conditional approval of the applications and their recommended conditions and comments
are included in this report.
RECOMMENDED CONDITIONS OF APPROVAL
Based on the subsequent analysis, the DRB, DRC, and staff find that the application, with conditions
and code provisions, is in general compliance with the adopted Growth Policy and the City of Bozeman
Unified Development Ordinance. The following conditions of approval are recommended. Please note
that these conditions are in addition to the required code provisions beginning on page 7 of this report.
Applicable to both the Master Site Plan and First Phase Preliminary Site Plan.
Design Review Board (DRB) Recommended Conditions:
1. The applicant shall construct the “PROPOSED FUTURE DRIVE AISLE” connection on the
northeast side of the site to the B-1 parcel boundary at the time of construction of the GM dealership.
In addition, this drive aisle should include a sidewalk along at least one side and establishment of a
shared public access easement.
2. The applicant shall install scored colored concrete crosswalks at all pedestrian/sidewalk crossings of
street and driveway locations and the final site plan for each site shall detail said treatments.
3. A landscaping easement shall be established along the north side of the GM Dealership (on/between
the B-2 and B-1 parcels) so that a more coordinated and extensive planting plan, including berming
or other treatment, can be achieved for this boundary. Review of the actual effectiveness of the
landscaping plan for this area shall be completed as part of the formal review of the individual site
plan for the GM Dealership.
4. The storm systems shall be designed so that they are incorporated into the site landscaping as
naturalized amenities. This is a code requirement under Section 18.42.080.H. of the BMC.
5. Any future service or other area expansion on the Nissan site is required to be reviewed by the DRB
and staff prior to construction under the applicable terms of the BMC in place at the time.
6. The lighting for the entire site will be required to meet the applicable standards in Section 18.42.150
of the BMC. A lighting plan, cutsheets and a photometric lighting plan, including any building
mounted lighting, is required with the final site plan application(s) for each individual site.
7. Certification of compliance with Section 18.42.150 (as applicable) and Section 18.42.150.D.3 (Table
42-6 – Secondary Business Districts) of the final installed lighting shall be completed by a licensed
lighting engineer prior to occupancy of each individual site.
8. The applicant shall develop a security lighting plan for each site as part of the final site plan
submittal detailing which lights are proposed to be left on between the hours of 11 am and 6 pm for
security purposes (otherwise, code requires all lighting to be turned off between said hours).
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9. A color palette for the buildings and surfacing materials that includes actual material samples and
color chips shall be submitted for review and approval by the Planning Office prior to each Final
Site Plan approval. The materials/color palette shall be presented on a board no larger than 24” x 36”
and contain all the primary materials to be utilized on the buildings 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. The landscaping plan shall be revised to include additional landscaping along the east elevation of
the Nissan dealership, the encroachment onto Cottonwood Road, and the northeast corner of the
proposed master site plan.
Planning Department Recommended Conditions:
11. This approval includes approval of a five (5) year entitlement for the overall general development
(Master Site Plan) as allowed by Chapter 18.34 of the BMC and preliminary site plan approval for
the 1st phase (Nissan Dealership) site plan. Individual preliminary and final site plans shall be
submitted for review and approval for each subsequent dealership location.
12. The final site plan for individual dealership locations shall not be approved until the final
subdivision plat has been approved and the improvements for the respective subdivision phase have
been completed.
13. The owner/developer shall be allowed to initiate pad site preparation on lots 1, 2 and 3 (building and
parking lot sub-base material) and the temporary gravel construction/staging area on lot 4, following
Master Site Plan approval with the following conditions:
i. The owner/developer shall have one (1) year from the date of site disturbing activities
on the respective pad sites to submit for preliminary and final site plan review for that
respective pad site. Following final site plan approval by the City, the
owner/developer shall have six (6) months to obtain a building permit and to
commence building construction on each pad site. If the above requirements are not
achieved, the owner/developer shall fully reclaim the sites including grading,
replacement of a minimum of six (6) inches of topsoil, and the irrigation and
reseeding of the area with a native grass see mix approved by a Landscape Architect.
ii. Prior to any site disturbing activities on the pad sites, an improvements agreement and
associate financial guarantee in accordance with the standards of Section 18.74.060.C
of the BMC shall be executed with the City for the restoration work, including the
cost of temporary erosion/sedimentation control and irrigation until the revegetation
has become established.
iii. The grading and preparation of pad sites shall comply with all applicable stormwater
regulations.
iv. If not completed or financially guaranteed as part of the final subdivision plat for that
respective subdivision phase, the required watercourse setback planting requirements
of Section 18.42.100.B.6 of the BMC along Baxter Creek shall also be included in the
improvements agreement and financial guarantee required to allow pad site or surface
preparation for lots 3 and 4 abutting the Baxter Creek watercourse setback area.
14. The master site plan and first phase site plan shall be revised to relocate the showcase display
parking pads along the private drive off Cottonwood Road outside of the required 8’ sideyard
setback from the edge of the public access easement required to be placed along this drive.
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15. The location of a temporary/construction refuse containment storage area and detail shall be shown
on the final site plan for each building/pad site and for the construction/staging area to eliminate any
windblown materials from leaving the sites.
16. That the applicant upon submitting the Final Site Plan(s) 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 Department Recommended Conditions:
17. No private utility structures, i.e. light poles, junction boxes, transformers, etc., are allowed within the
limits of City infrastructure easements. Additionally on-site permanent structures are not allowed
within City easements.
18. Domestic water service and dedicated fire lines must be separate services from the mainline into the
buildings. Currently combined services are shown.
19. All on site water lines are considered water mains from the main in Automotive Ave to the last
hydrant site. All applicable water main design standards and easements shall apply.
20. To the greatest extent possible, city mains shall be located to be under asphalt areas rather than
concrete pavement areas.
21. If the stormwater ponds on lots 1 & 2 are not constructed, the pond on future lot 5 will need to be
constructed as required infrastructure for either lot 1 or 2 onsite development. The pond will need to
be increased in size to accommodate the additional runoff, and temporary easements will need to be
granted until lot 5 is platted and the area of the pond converted to open space.
22. The sidewalk along Cottonwood shall be 6’ wide, 6” thick reinforced concrete in accordance with
section IV.B.3 of the City of Bozeman Design Standards.
23. Any curb boxes that end up in concrete or asphalt shall have a valve box top section installed over
them.
CONCLUSION/RECOMMENDATION
The DRB, DRC and Staff have reviewed the Master Site Plan and first phase Site Plan Applications.
Staff recommends to the City Commission approval of said applications with the conditions and code
provisions outlined in this Staff Report. Staff has identified various code provisions that are currently
not met by these applications. 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 approvals. 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 subject property is currently vacant, (with the exception of the current construction of the
underlying approved subdivision streets and infrastructure), and is zoned “B-2” (Community Business
District). The intent of the “B-2” 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 arterial
streets. Retail uses over 40,000 square feet are permitted as Retail and Large Scale Retail as principal
uses in the B-2 district. The following land uses and zoning are adjacent to the subject property:
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North: Vacant; zoned B-1 (Neighborhood Business District) & R-4 (Residential High
Density District)
South: Across Fallon Street: Billion Car Wash; zoned BP (Business Park District)
East: Across Cottonwood Road: Residential (HRDC apartments under construction)
and vacant; zoned R-O (Residential Office District)
West: Across Baxter Creek: Vacant; zoned R-4
ADOPTED GROWTH POLICY DESIGNATION
Community Commercial Mixed Use: Activities within the Community Commercial Mixed Use
category are the basic employment and services necessary for a vibrant community. Establishments
located within these categories draw from the community as a whole for their employee and customer
base and are sized accordingly. A broad range of functions including retail, education, professional and
personal services, offices, residences, and general service activities typify this designation…The
Community Commercial Mixed Use category is distributed at two different scales to serve different
purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers
for an area of several square miles surrounding them. These are intended to service the larger
community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller
Community Commercial areas are usually in the 10- 15 acre size range and are intended to provide
primarily local service to an area of approximately one-half mile radius. These commercial centers
support and help give identity to individual neighborhoods by providing a visible and distinctive focal
point. They should typically be located on one or two quadrants of intersections of arterials and/or
collectors. Although a broad range of uses may be appropriate in both types of locations the size and
scale is to be smaller within the local service placements. Mixed use areas should be developed in an
integrated, pedestrian friendly manner and should not be overly dominated by any single land use.
Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to
significant streets and intersections. As needed, building height transitions should be provided to be
compatible with adjacent development.
REVIEW CRITERIA & STAFF FINDINGS
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 is in conformance with the Bozeman Community Plan including the
“Community Commercial Mixed Use” classification. The City’s Growth Policy (Future Land Use
Map) was amended in 2007 (Project #P-06065) to designate this property for commercial
development and to allow this specific request. The proposal is in conformance and consistent with
this designation. The property was subsequently rezoned by the City to B-2 (Community Business
District) in 2008 (Project #Z-07261) to allow this development.
2. Conformance to this title, including the cessation of any current violations
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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:
Applicable to both the Master Site Plan and First Phase Preliminary Site Plan
Planning Department Cited Code Provisions:
a. Section 18.34.130 requires the applicant to submit eight (8) copies of 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.
o 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.
b. Section 18.34.130 requires that the final site plan(s) shall contain the materials required in
18.78.080.
c. 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.
d. 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 site plan for each dealership shall
contain a notation that “No ground mounted mechanical equipment, including, but not limited to
utilities, air exchange conditioning units, transformers, and meters shall 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 rooftop enclosure.”
e. Section 18.40.060.I (Automotive Repair Facilities) requires that: 1) All repairs or painting shall be
performed within a building; 2) No site plan shall be approved which exposes unassembled
vehicles, auto repair activities or auto parts to any street or residential district; 3) Any facility shall
be designed to contain and minimize noise and odors, and 4) All facilities shall have a water
quality facility (oil/water separator) as part of the water quality design for storm water runoff, and
shall conform to Section 18.42.080 of the BMC.
f. Section 18.42.100.B.6 requires a water course setback planting plan for all watercourses. (A
watercourse setback planting plan shall be provided for the watercourse along Baxter Creek for
development on the west side of Automotive Avenue if not completed as part of the final plat
approval for that respective subdivision phase).
g. Section 18.42.120 requires that if mail delivery will not be provided to each individual lot
(building) within the development, the developer shall provide an off-street area for mail delivery
within the development in cooperation with the United States Postal Service. It shall not be the
responsibility of the City to maintain or plow any mail delivery area constructed within a City
right-of-way.
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h. Sections 18.42.150 requires a lighting plan for all on-site lighting including wall-mounted lights on
the buildings must be included in the final site plan submittal(s). The lighting shall be designed
according to the Car Dealership – Secondary Business Districts lighting standards of Table 42-6.
Clarify that all proposed parking lot and site lighting do not exceed the maximum allowed 25 foot
pole height. A photometric plan shall be submitted with each preliminary and final site plan to
assure compliance with this code section.
i. Section 18.42.150.D.7 requires that all site lighting, other than pathway intersection lighting and
security lighting shall be turned off between 11:00 p.m. and 6:00 a.m.
j. 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.
k. Section 18.46.040.D states that disabled accessible spaces shall be located as near as practical to a
primary entrance. Parking spaces and access aisles shall be level with slopes not exceeding 1:50 in
all directions. Raised signs shall be located at a distance no greater than five feet from the front of
each accessible space and shall state “Permit Required $100 Fine”. One of the disabled accessible
spaces shall also be signed “Van Accessible”. The “Van Accessible” space shall be 8 feet wide
with an 8 foot wide striped unloading aisle.
l. Section 18.46.040.E, requires that bicycle parking be provided. A bicycle parking location to
accommodate all the required spaces shall be specified on the final site plan(s). (Note: the bicycle
parking rack detail submitted is not an approved style. Acceptable styles can be found in the
Greater Bozeman Area Transportation Plan – 2007 Update).
m. Sections 18.48.050.C, 18.48.050.E, 18.48.060, 18.78.100.C state that the final landscape plan must
meet all of the minimum landscape standards, fulfill the necessary points and be signed and
certified by a landscape professional.
n. 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).
o. 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.
p. Section 18.52.060.A 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 final building elevations and site plans shall show the signage allowed in
compliance with this section.
q. Section 18.64.110 states that no permit or license shall be issued unless the use, arrangement and
construction has been set forth in such approved plans and applications.
r. Section 18.74.030.A requires that the applicant shall provide certification by the architect,
landscape architect, engineer or other applicable professional that all improvements, including but
not limited to, landscaping, ADA accessibility requirements, private infrastructure and other
required elements were installed in accordance with the approved site plan, plans and specifications.
s. Section 18.74.030.C.1.c outlines the requirements for site plan concurrent construction. Items 1-4
of this section shall be satisfied prior to concurrent construction of water mains, sewer mains,
public streets and private building improvements.
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Engineering Department Cited Code Provisions:
t. The FSP shall be adequately dimensioned.
u. 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 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.
v. 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.
w. 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.
x. 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.
y. 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.
z. 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".
aa. 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.
bb. 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
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must be approved by the City Engineer.
cc. 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.
dd. Any floor drains proposed for the building interior shall be shown on the FSP. Floor drains located
in a vehicle accessible area shall be provided with a City Standard grit/oil separator approved by the
City Engineer. A detail for the grit/oil separator shall be provided with the FSP. Due to the
difficulty and expense in providing proper maintenance and disposal of waste associated with a
separator, the applicant is encouraged to seriously consider deleting the proposed floor drains and
operating as a "dry shop".
ee. 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.
ff. All existing utility and other easements must be shown on the FSP.
gg. 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).
hh. Drive approach and public street intersection sight triangles shall be free of plantings which at
mature growth will obscure vision within the sight triangle.
ii. A Pretreatment Program Sanitary Sewer Survey shall be completed by the Applicant and submitted
to the Engineering Department prior to FSP approval.
jj. 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.
kk. 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.
ll. 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 Preliminary and Final Site Plan(s) for each site 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
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Existing- The subject property is undeveloped with the exception of the current construction of
the underlying subdivision infrastructure. Fallon Road (recently completed) forms the property’s
south boundary. Automotive Avenue is currently under construction (as part of the approved J &
D Subdivision) and runs north to south through the center of the property and connects Fallon
Street to West Babcock Street (recently completed). Cottonwood Road forms the property’s east
boundary and is currently being upgraded to a principle arterial standard. The applicant also
owns the property to the immediate south (Billion Auto Plaza and Eco Joe’s Car Wash) as well
as the remainder of the adjoining property on the west side of Cottonwood Road (adjacent
zoning including B-1 (Neighborhood Business) to the north and R-4 (Residential High Density)
to the west. Baxter Creek forms the west boundary of the B-2 zoning and this project’s
boundary. On the east side of Cottonwood Road there are currently apartments under
construction as well as vacant property. The property(s) on the east side of Cottonwood Road are
zoned R-O (Residential Office).
Proposed- The Master Site Plan will determine the overall development plan, building envelopes
and overall general entitlement for the automotive dealership complex and site improvements.
The first phase Site Plan application will allow the construction of the first dealership building
(Nissan) in the southeast corner of the property (on the corner of Cottonwood Road and Fallon
Street) with associated site improvements. The applicant has indicated that they intend to
proceed very quickly with the preliminary site plan submittal of the second dealership building
(GM) to the immediate north along Cottonwood Road as the second phase. One shared access
(private drive) is proposed off from Cottonwood Road (between the Nissan and GM
Dealerships). Other accesses are proposed off Fallon Street and Automotive Avenue. In total, 4
phases are proposed. First, construction of the Nissan Dealership on Lot 2; Second the GM
Dealership on Lot 1; Third, the Chrysler Dealership on Lot 3 (on the west side of Automotive
Avenue). Also, the applicant has proposed a gravel parking lot/construction/staging area on Lot 4
(in the northwest corner of the property as part of the initial development that may also house a
future KIA Dealership). The applicant has requested approval for building and parking lot sub-
base preparation for the three dealership locations while working on the underlying subdivision
infrastructure (as noted in their letter dated August 26, 2010) and the applicant and staff have
addressed this proposal with special conditions (recommended Planning Department Condition
#13) to assure timely development and/or reclamation of the pad sites, including the execution of
an improvements agreement, in case development does not occur in a timely fashion.
Baxter Creek and the required 50’ watercourse/wetland setback area form the west boundary of
the property.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
One shared private access drive is proposed to Cottonwood Road in approximately the middle of
the property, (between the Nissan Dealership and GM Dealership), and will be the main entry
into the project. Secondary accesses will be taken primarily off Automotive Avenue (for all 3
Dealerships and Fallon Street (only for the Chrysler Dealership). Due to the limited accesses
along Cottonwood Road, and to promote future interconnectivity, a drive aisle connection is
required to be constructed in the northeast corner of the GM Dealership to the adjacent B-1
zoned property to the north at the time of GM Dealership construction (recommended DRB
condition #1). For the first phase of development (Nissan Dealership), all traffic from this
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proposed site would directly access the Automotive Avenue or the shared private drive linking to
Cottonwood Road. (No direct access is proposed from the Nissan Dealership or future GM
Dealership onto Cottonwood Road).
A total of 28 customer/employee parking stalls, including the required 2 accessible spaces, are
provided on site with the first phase Nissan Dealership. Based upon the calculations provided by
the applicant for the square footage, (and based on the sporadic customer parking patterns of this
type of use), the parking proposed on site appears to be acceptable. There are also numerous
designed “display” areas for merchandise (vehicles). The final site plan required parking will be
based upon the actual uses and floor plans proposed for the dealership building(s). The parking
areas are divided into separate lot areas, with landscaped islands, that help to minimize the
negative visual aspects of parking and vehicle display areas on site. In addition, additional
landscaping and berming is proposed and required along Cottonwood Road to off-set the impact
of parking along this principal arterial.
As noted in recommended condition #14, the master site plan and first phase site plan shall be
revised to relocate the showcase display parking pads along the private drive off Cottonwood
Road outside of the required 8’ sideyard setback from the edge of the public access easement
required to be placed along this drive.
6. Pedestrian and vehicular ingress and egress
As part of the recent subdivision approval and requirements, boulevard sidewalks are required to
be constructed along all of the abutting street frontages (Cottonwood, Fallon and Automotive
Avenue) at time of individual building construction or within 3 years of Final Plat approval.
These sidewalks will form the primary means of pedestrian connection to the project and will
also provide pedestrian connections to adjacent projects and properties. In addition, in order to
address earlier informal review comments, the applicant has also proposed sidewalks along both
sides of the proposed private drive off from Cottonwood Road to provide additional internal
access provisions to all three dealership locations. As noted in recommended DRB condition #1,
an additional sidewalk connection in the northeast corner of the GM Dealership connecting to the
B-1 (Neighborhood Business District) property would also be constructed to provide another link
to this area and the east/west trail required to be constructed on the south side of the B-1 lot that
was part of the previous subdivision approval. This gravel fines trail will connect to Cottonwood
Road to the east and Baxter Creek and the future trail located on the west side of Baxter Creek.
As noted in the attached Staff Report to the DRB, while this specific use may not generate a lot
of specific pedestrian traffic, the Large Scale Retail section of the code requires that the City
look at the future adaptive reuse components of the site and the proposed pedestrian provisions
and layout of the project would seem to accommodate this.
Vehicular access has been previously addressed under criteria 5 above.
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
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The landscape design is required to meet the standard of 23 points for all dealership locations.
The landscape plan currently designates that those points are proposed to be met. In addition, in
order to exceed the required design standards of the UDO as required by the Large Scale Retail
section of the code, the applicant has proposed additional landscaping, particularly along the
Cottonwood Road frontage and other key locations. In addition, as noted in recommended
condition #10, the DRB has recommended additional landscaping at three key points of the site
which include the east elevation of the Nissan Dealership, the access to Cottonwood Road, and
the northeast corner of the proposed Master Plan (GM Dealership). Also, as noted in
recommended condition #3, a landscaping easement is required to be constructed along the north
side of the GM Dealership (on/between the B-2 and B-1 parcels) so that a more coordinated and
extensive planting plan, including berming or other treatment, can be achieved for this boundary
due to the exposure of this area of the GM Dealership and service area to Cottonwood Road, the
future B-1 (Neighborhood Business) development and the trail along this boundary. The final
landscape plans will be reviewed during preliminary and final site plan review for each
respective site for conformance with the requirements of Chapter 18.48 BMC.
The watercourse setback area on the west boundary of the site is required to be landscaped in
accordance with the watercourse setback planting requirements of Section 18.42.100.B.6 of the
UDO.
8. Open space
The majority of the natural open space is located on the west side of the property along Baxter
Creek due to the required 50’ watercourse/wetland setback. As noted in the Staff Report to the
DRB, and as recommended in the Design Objectives Plan, the applicant has incorporated a
picnic table area into this area for use of this natural amenity. The applicant has also designed
hardscaped outdoor seating/picnic areas next to both of the larger GM and Chrysler Dealership
buildings.
As a commercial project, there are no other open space or parkland dedication components
required of the project.
9. Building location and height
The building locations are all in compliance with the required setbacks of the UDO. The
positioning of the buildings in relation to Cottonwood Road was a topic of conversation with the
DRB at the informal review who thought that the building orientations and positioning were
appropriate for this roadway, this use, and the relationship to other nearby projects (primarily the
apartment project on the other side of Cottonwood Road). As an automotive plaza development,
the buildings have been designed to primarily focus inward (i.e. to Automotive Avenue) as well
as to have an appropriate street frontage appearance to the adjoining streets.
Building heights allowed in the B-2 District generally range from 34 feet to 44 feet depending on
roof pitch. The maximum height proposed with these buildings is 30 feet 4 inches.
10. Setbacks
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The yard setbacks in the B-2 district adjacent to Cottonwood Road and Fallon Street are 25 feet
minimum for buildings, parking, and driveway circulation areas. These setbacks have been
achieved. A 15 foot corner side yard is allowed to Automotive Avenue and this requirement has
also been met. Required sideyard setbacks are 8 feet and this requirement has been met (with the
exception of the 3 showcase display parking pads along the private drive off Cottonwood Road
as noted in recommended condition #14). Due to the presence of Baxter Creek, a 50 foot
watercourse/wetlands setback exists along the west boundary of the project and this setback has
been met with all proposed uses.
11. Lighting
As noted in the attached Staff report to the DRB, lighting for this use is a primary concern. Site
lighting is a critical component to avoid excessive lighting yet still allow the safe and functional
use of the site for the intended use. Careful lighting design is paramount in order to protect the
function of the adjacent streets and the nearby residentially zoned and planned properties. The
applicant has submitted the proposed pole light fixtures and shows the pole light locations on the
site plan. The BMC establishes the lighting allowances for “Car Dealership Lighting” under
Section 18.42.150.D.3 (Table 42-6) and this location requires compliance with the lower
intensity lighting standards of a “Secondary Business District” (versus the increased lighting
allowances of a “Main Business District”). The applicant has designed their lighting plan in
compliance with these requirements which also allows for increased energy savings. The site
lighting for the entire project will be required to meet the standards in Section 18.42.150 as
applicable. A lighting plan, cutsheets and a photometric lighting plan, including any building
mounted lighting, is required with the final site plan application(s) for each respective dealership
location. Staff and the DRB have recommended a couple of additional conditions in regards to
lighting. These include conditions: #7) Certification of compliance of the final lighting by a
licensed lighting engineer prior to occupancy of each individual site and; #8) the applicant shall
develop a security lighting plan for each site detailing those lights that are proposed to be left on
between the hours of 11 am and 6 pm for security purposes (otherwise, code requires all lighting
to be turned off between said hours).
All lighting fixtures must be noted on the final site plan(s) including wall-mounted lighting and
any proposed security lighting. All light fixtures shall conform to the requirements outlined in
the City of Bozeman Unified Development Ordinance.
12. Provisions for utilities, including efficient public services and facilities
The private utilities and water and sewer services suitable to serve the proposed uses are located
within the adjacent subdivision streets. The Engineering Department has included several
recommended conditions of approval regarding utilities as noted in conditions #17, 18, 19, 20
and 23 as well as additional code citations. The applicant will need to coordinate with Northwest
Energy, Qwest, or other private providers for their individual 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. All final utility locations, both public and
private are required to be shown on the final site plan for final approval.
13. Site surface drainage
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Stormwater retention/detention facilities are being constructed in conjunction with the
subdivision infrastructure in the southwest and northwest corners of the overall project.
Individual stormwater provisions for each site will be reviewed and approved as part of each
respective preliminary and final site plan for each dealership location. Stormwater runoff
calculations will be required as part of the Final Site Plan and any needed grading for stormwater
must be provided. Staff notes code provisions in this report that require that retention/detentions
facilities be designed as a landscape amenity, meet naturalized planting requirements, and
include slopes no greater than 25% grade (4’ run: 1’ rise).
14. Loading and unloading areas
The applicant has designed the circulation aisles around the dealerships to accommodate off
street loading and unloading of merchandise, parts and supplies.
15. Grading
Some grading will be required on site and the applicant has requested approval to establish the
building and parking lot sub-base for each pad site as part of the initial Master Site Plan approval
while they are on site constructing the subdivision infrastructure. To address this issue, staff has
recommended condition #13, to allow this to occur but requiring certain timing and financial
guarantees to assure site rehabilitation in case development on these sites does not occur in a
timely fashion.
A final grading and drainage plan with final calculations is required for review and approval by
the City Engineering Department prior to final site plan approvals.
16. Signage
All new signage will require a sign permit and shall be included with the each respective final
site plan submittals. All exhibits in the final site plan package shall show all signage in
conformance with the signage requirements of the B-2 district.
17. Screening
Staff has noted a code provision that requires all mechanical equipment to be screened. The final
master site plan and first phase final 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 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 rooftop
enclosure.”
Staff also notes that parking lot screening, for non-display areas, needs to be satisfied with each
respective final landscape plan. The final landscape plan submitted with the final site plan shall
reflect the screening for the parking areas as required. As previously noted, additional
landscaping and screening for the north boundary of the GM Dealership is addressed under DRB
recommended condition #3.
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18. Overlay district provisions
Not applicable. The site is not located within an Overlay District. However, as previously noted,
the project was reviewed by the DRB against the requirements of the Design Objectives Plan and
the Large Scale Retail section of the BMC as 2 of the dealership buildings are over 40,000
square feet in size.
19. Other related matters, including relevant comment from affected parties
No public or agency comment has been received to date.
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.
A public access easement is required to be established for the shared drive and sidewalks
between the Nissan and GM Dealerships. Another public access easement will be established for
the shared drive and sidewalk connection to the B-1 parcel in the northeast corner of the GM
Dealership. All other accesses to serve the individual dealerships are directly to adjacent public
roadways.
Attachments: Design Review Board Staff Report
Design Review Board Minutes of August 25, 2010
Applicant’s Submittal Materials
Report Sent to: J & D Family Limited Partnership, 1919 West Main Street, Bozeman, MT 59718
Bayliss Architects, P.O. Box 1134, Bozeman, MT 59771-1134
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Lot Number Acres SF Acres SF
Lot 1 4.54 197,762 3.96 173,594
Lot 2 2.25 98,010 1.79 77,922
Lot 3 4.86 211,701 4.36 189,759
Lot 4 1.25 54,450 1.06 46,112
Gross Area Net Area
Billion Plaza Lot Area Table
DEVELOPMENT REVIEW APPLICATION ITEMS 11 & 12 - AREA CALCULATIONS
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SITE PLANBAYLISS WARD# 1697Desc.DateREVISIONSNo.bARCHITECTSlissaybayliss architects, P.C.Bozeman, MT 59771-1134P.O. Box 1134generated: 8.4.2010JOB NUMBER:checked by:drawn by:DATE ISSUED:BILLION PLAZA IIMASTER SITE PLAN150, 155, 200 & 205 COTTONWOOD ROADBOZEMAN, MT 597188/04/10PRELIMINARY NOT FOR CONSTRUCTIONsb, ns, mobw2912A1.1SITEPLANFLOOR AREA CALCULATIONS ! ! ! !MASTER SITE PLAN COVERAGE SUMMARY "#$% &" ’ & "$%# ’!(!(((((LOT 1 (GM DEALERSHIP) COVERAGELOT 2 (NISSAN DEALERSHIP) COVERAGELOT 3 (CHRYSLER DEALERSHIP) COVERAGE "#$% &" ’ & "$%!(!((((( "#$% &" ’ & "$%!(!((((( "#$% &" ’ & "$%!(!(((((LOT 4 (PHASE 1 &2) COVERAGE "#$% &" ’ & "$%!(!((((( &"# $%#$"#% ""%& $%"" %$%’#% #%’#$% ’" ’%$$#’’" %% )#%"*"$# #%+$# ’ "% &""!"% #$ $&,#%,-. ’%+’$&")$!" $&" # " ) /##’’’ -.’’’$-.-.* )’ ’/#* ’*" "" $’ %%" #’.’’ ", $’#0",’’#’’#’% #0$’’$") %"%1’" %%1’’’ $& "" /.$157
LANDSCAPE PLANBAYLISS WARD# 1697Desc.DateREVISIONSNo.bARCHITECTSlissaybayliss architects, P.C.Bozeman, MT 59771-1134P.O. Box 1134generated: 8.4.2010JOB NUMBER:checked by:drawn by:DATE ISSUED:BILLION PLAZA IIMASTER SITE PLAN150, 155, 200 & 205 COTTONWOOD ROADBOZEMAN, MT 597188/04/10PRELIMINARY NOT FOR CONSTRUCTIONsb, ns, mobw2912L1.1LANDSCAPEPLAN158
Billion Plaza II
Preliminary Master Site Plan
P.O. Box 1134, Bozeman, MT 59771-1134 p. 406.586.5007 bayliss@baylissarchitects.com
1 of 1
ADAPTABILITY FOR REUSE/ COMPARTMENTILIZATION
The following responses and suggestions for adaptability for reuse/ compartmentalization apply to both
the GM dealership building on lot 1 and the Chrysler dealership on lot 3 unless specifically noted
otherwise. While the smaller Nissan dealership on lot 3 does not fall under the same criteria as the GM
and Chrysler building most of the following responses apply.
A. Interior subdivision of the structure into separate tenancies.
The main structural system for the building is a rigid steel frame. Few if any walls are structural
load bearing or shear walls. Exterior and interior walls are non-load bearing allowing flexibility for
removing or relocating walls. The building will be fully sprinklered. Since the building will be fully
sprinklered there are no area or fire wall separation assemblies required which also allows flexibility with
adding or removing of walls and partitions. Suspended ceilings and plenum spaces in the floors as well
as a structural floor decking with open web joists allow for re-routing or adding electrical wiring, plumbing,
mechanical ductwork, etc.
B. Facades that readily adapt to multiple entrances and adapt to entrances on all but one side of the
building.
Storefront entrances are already integrated into three facades of the building. In addition to the
entrances already provided there are nine over head doors on the south and east facades. These
overhead doors can readily be removed and infilled with storefront glazing and entrance doors. The forth
facade that does not have any storefront entrances does have multiple access doors and overhead doors
that can be adapted to entrances or egress doors that maybe required for future uses.
C. Parking lot schemes that are shared by establishments or are linked by safe and functional pedestrian
connections.
For this particular use, pedestrian connections are minimal as vehicular travel is primary as the lot
is essentially a large "showroom" for the automobile sales. Provided are pedestrian sidewalks, crosswalks
and accessible ramps around the perimeter of the lots and around the perimeter of the buildings. For
future use many of the display spaces in the lot would need to be removed as stacked parking is not
allowed for public parking. When these display spaces are removed pedestrian connections could easily
be incorporated in the new landscaped areas connecting the buildings between lots. The current primary
entrances of the buildings provide large canopies that could be incorporated into these pedestrian walks
to create a pedestrian plaza with covered seating or covered bicycle parking.
D. Landscaping schemes that complement the multiple entrance design.
The proposed landscape design is intended to enhance the visibility of the current storefront
entrances and is fairly minimal around the building allowing for future flexibility with entrances. Plantings
around the building tend to have small root systems allowing for easier relocation if future entrances
require landscape modification.
E. Other elements of design which facilitate the multi-tenant reuse of the building and site.
The proposed current use requires sizable electrical and mechanical services and systems.
These systems would allow ample service for most future uses.
Multiple vehicular accesses would most likely be beneficial to a multi-tenant reuse of the
proposed building.
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LANDSCAPE PLANBAYLISS WARD# 1697Desc.DateREVISIONSNo.bARCHITECTSlissaybayliss architects, P.C.Bozeman, MT 59771-1134P.O. Box 1134generated: 8.4.2010JOB NUMBER:checked by:drawn by:DATE ISSUED:BILLION PLAZA IINISSAN DEALERSHIP200 AUTOMOTIVE AVENUEBOZEMAN, MT 5971808/04/10PRELIMINARY NOT FOR CONSTRUCTIONsbbw2932L1.1LANDSCAPEPLAN165
Kohl’s Site Plan and Certificate of
Appropriateness No. Z-10192
Materials will be available Wednesday,
September 15, 2010
Sorry for the inconvenience
Kohl’s Level of Service Zoning Variance
No. C-10003
Materials will be available Wednesday,
September 15, 2010
Sorry for the inconvenience