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HomeMy WebLinkAboutKohls Project Narrative.pdfPage 1 of 5 Project Narrative For Kohl’s Preliminary Site Plan Application August 11, 2010 Site Plan Review Criteria per UDO Section 18.34.090A 1. Conformance to and consistency with the City’s adopted growth policy. The Kohl’s Site conforms to the City’s adopted growth policy, including the following Objectives: Objective LU-1.4: Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. The Kohl’s Site provides infill development in the existing Bozeman Gateway PUD. Objective LU-4.8: Promote the efficient use of water, energy, land, human resources, and natural resources and protect water supply quantity and quality. The Kohl’s building is designed for LEED certification. Objective C-6.3: Encourage and support energy conservation and efficiency in all aspects of development. The Kohl’s building is designed for LEED certification. 2. Conformance to this title, including the cessation of any current violation. The Kohl’s Site conforms to this title and there are no current violations. The Kohl’s building is designed for LEED certification which is consistent with requirements of Title 18 and the intent of Planned Unit Developments to reduce energy consumption and demand. 3. Conformance with all other applicable laws, ordinances and regulations. The Kohl’s Site conforms to all other applicable laws, ordinances and regulations, including the zoning for the Bozeman Gateway PUD. 4. Relationship of site plan elements to conditions both on and off the property, including: a. The Kohl’s Site is compatible with, and sensitive to, the immediate environment of the site and the adjacent neighborhoods and other approved development relative to architectural design, building mass and height, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration. The square footage of the Kohl’s store has been reduced to approximately 55,000 square feet. With the reduction of square footage, there is ample room for retail stores along Technology Boulevard West and on the corner of Technology Boulevard West and South 29th Avenue. Page 2 of 5 b. The Kohl’s Site design and arrangement of the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development. The store fronts along Technology Boulevard West and on the corner of Technology Boulevard West and South 29th Avenue will have either a corner entrance to the store located along West Technology Boulevard and South 29th Avenue or an entrance from both streets. c. The Kohl’s Site design and arrangement of elements of the site plan (e.g., buildings circulation, open space and landscaping, etc.) are in harmony with the existing natural topography, natural water bodies and water courses, existing vegetation, and to contribute to the overall aesthetic quality of the site configuration. The Kohl’s Site design will conform to the high aesthetic quality of the Bozeman Gateway PUD. d. Kohl’s is not located within a locally designated historical district and does not include a locally designated landmark structure. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions. Included with this Application is a traffic analysis showing that the Kohl’s Site will have minimal traffic impacts. The parking improvements to be constructed with the Kohl’s Site will improve traffic circulation for the overall Bozeman Gateway PUD. 6. Pedestrian and vehicular ingress, egress and circulation, including: a. The Kohl’s Site design for pedestrian and vehicular circulation systems assures that pedestrians and vehicles can move safely and easily both within the site and between properties and activities within the neighborhood area. The design includes pedestrian walkways to open spaces and the remainder of the development. See the Cover Sheet C0.0 in Sections 6 and 7. b. The non-automotive transportation and circulation systems of the Kohl’s Site design features enhanced convenience and safety across parking lots and streets, including, but not limited to, paving patterns, grade differences, landscaping and lighting. See the cross walk details in Section 3. c. The Kohl’s Site design provides adequate connection and integration of the pedestrian and vehicular transportation systems to the systems in adjacent developments and the general community. See as shown throughout the Bozeman Gateway PUD Development Manual. d. The dedication of right-of-way or easements necessary for streets and similar transportation facilities were provided with the filing of the Phase 2 Plat for Bozeman Gateway Subdivision PUD. 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. Kohl’s Site design provides for the above listed items. See Landscape Plans L1, L2 and the OS6 plan in Sections 6 and 7. Page 3 of 5 8. Open space. The open space associated with the Bozeman Gateway Subdivision PUD was established during the subdivision process. The Kohl’s Site Application outlines the proposed improvements to Open Space #6 and #7 as they are identified in the Bozeman Gateway Development Manual. Open Space #7 is in Phase IV which has not yet been platted, but Open Space #7 will be improved as part of this application. See Landscape Plans OS6 and L2 in Sections 6 and 7. 9. Building location and height. The Kohl’s building meets the location and height requirements established by the Bozeman Gateway Development Manual on pages 3 and 93. 10. Setbacks. The Kohl’s Site meets the setbacks approved during the creation of the conditionally approved Bozeman Gateway Subdivision PUD. The approved property setbacks are itemized in a table located under tab 14 of the Bozeman Gateway Subdivision PUD Preliminary Plan and Preliminary Plat Application notebook. 11. Lighting. The Kohl’s Site meets the lighting requirements as outlined in the Bozeman Gateway Development Manual on pages 113-114 and the Uniform Development Ordinance (UDO). 12. Provisions for utilities, including efficient public services and facilities. The Kohl’s Site meets the provisions for utilities including public services and facilities. See Utility Plan C5.0 in Sections 6 and 7. 13. Site surface drainage and storm water control. The Kohl’s Site has adequate surface drainage and storm water control. Storm water runoff is captured in several locations then piped to an underground storm water control facility. See Grading and Drainage Plans C4.0 and C4.1 in Sections 6 and 7. 14. Loading and unloading areas. The Kohl’s Site freight loading and unloading area is located on the west side of the proposed building and is screened by a wall and landscaping. The freight loading and unloading area was moved from the original applications and is now less visible from Technology Boulevard West and the Lifestyle Center. 15. Grading. The Kohl’s Site grading is adequate for storm water runoff and meets ADA requirements. See the Grading and Drainage Plans C4.0 and C4.1 in Sections 6 and 7. 16. Signage. The Kohl’s Site signage meets the requirements outlined in the Bozeman Gateway Development Manual on pages 117-124 and the UDO. See the Signage Plan in Section 5. Page 4 of 5 17. Screening. The Kohl’s Site proposes screening for the loading dock, parking and roof top mechanical units. See Landscape Plans L1 and L2 and the Roof Plan in Sections 6 and 7. 18. Overlay district provisions. The Kohl’s Site and building meets all and exceeds some of the Overlay district provisions, specifically being the improved landscaping and bridges, the improved lighting fixtures and the improved paving standards The applicant is requesting a deviation to a provision it believes should fall under this review criteria. The provision requiring a deviation can be found in the City of Bozeman Design Objectives Plan in Chapter 3, Building Design Guidelines, Section E., Building Mass and Scale, Guideline #1, on page 42. 1. Divide a building into modules that express dimensions of structures seen traditionally. • In general, a primary facade plane should not exceed 100 feet in length. • If a building exceeds this dimension, provide a jog in the facade to divide it into subordinate elements that will be less than 100 feet in length each (the jog should be a minimum of 20% of the facade plane height). The Kohl’s building as proposed has a façade that faces the south that exceeds 100 feet in length. The applicant has plans for future buildings that would be constructed to meet this provision and would be located between Technology Boulevard West and the south side of the Kohl’s building. Prior to the submittal of this application the applicant has met with Planning Staff who recommended that the south façade did not require the requisite jogs in the façade due to the future buildings and the installation of landscaping along this façade in the interim. The Kohl’s building as proposed has several jogs in the remaining facades to break the walls into subordinate elements. The façade that contains the store’s main entrance meets and exceeds this provision as it has a staggered jog with the first jog being five feet and the second jog being twenty-four inches. However, the jogs on the other facades do not meet the minimum of 20% of the plane height. The jogs in the other two facades of the Kohl’s building are 2 feet versus five feet which is twenty percent of the façade plane height. All of the jogs in the proposed Kohl’s building provide an upgraded difference in building materials consisting of natural brick and cultured stone to enhance the jogs in the facades, an open beam awning has been added to one of the jogs on South 29th Avenue, a cornice wraps the top of the building, architectural inset painted stripes wrap the building which add depth and definition to the main structure and other architectural features have been designed to provide a smaller looking building mass and scale. Therefore, a deviation from the Building Design Guidelines is warranted as the deviation will produce a quality and character superior to that produced by the existing standards and is consistent with the intent and purpose of Chapter 13.30 BMC. Page 5 of 5 19. Other related matters, including relevant comment from affected parties. At this point in the review process for this particular Site Application Plan, the applicant has only received comments encouraging the project. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirements 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; or 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 applicant will file an amended plat to re-align common boundaries and aggregate lots. 21. Compliance with Title 17 Chapter 2, BMC. Title 17 Chapter 2, BMC is not applicable to the Kohl’s Site Application Plan.