HomeMy WebLinkAboutMy Place Hotel Site Plan, Certificate of Appropriateness, with Deviations
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Brian Krueger, Associate Planner
Tim McHarg, Planning Director
SUBJECT: My Place Hotel Site Plan, Certificate of Appropriateness, with Deviations
Application #Z-12169
MEETING DATE: September 10, 2012
AGENDA ITEM TYPE: Action-Quasi Judicial
RECOMMENDATION: That the City Commission approves the Site Plan, Certificate of
Appropriateness, with Deviations Application for the My Place Hotel #Z-12169 with the
conditions and code provisions and findings within the staff report.
RECOMMENDED MOTION: “Having reviewed the application materials, considered
public comment, and considered all of the information presented, I hereby adopt the
findings presented in the staff report for application #Z-12169 and move to approve the site
plan, certificate of appropriateness, and deviations with conditions and subject to all
applicable code provisions.”
BACKGROUND: Property owner Legacy Development, LLC represented by Legacy Design
Group, LLC has submitted a Site Plan, Certificate of Appropriateness, with Deviations
application to allow the construction of a three story, sixty four unit extend stay hotel and related
site improvements on property that is located at 5889 East Valley Center Road.
Two deviations are requested from Bozeman Municipal Code (BMC) Section
38.17.060.A.2.b.(1) “Entryway Corridor Setbacks” to allow a parking area and building element
to encroach into the 50 foot setback required along the I-90 corridor and the Frontage Road
corridor. The first deviation is to allow a building entrance canopy on the west side of the
building encroach a maximum nine feet or eighteen percent into the required fifty foot setback
along East Valley Center Road. The second deviation is to allow curb and gutter related to the
parking area to encroach approximately three feet or six percent into the required fifty foot
setback from the I-90 corridor. Both deviations are within the maximum twenty percent allowed
in Section 38.17.080.
UNRESOLVED ISSUES: None at this time.
ALTERNATIVES:
1. Approve the site plan application with the recommended conditions;
420
2. Approve the site plan application with modifications to the recommended
conditions;
3. Deny the site plan application based on a finding of non-compliance with
applicable criteria; or
4. Open and continue the public hearing on the application, with specific
direction to Staff or the applicant to supply additional information.
FISCAL EFFECTS: No significant fiscal effect has been identified.
Attachments: Staff Report, Design Review Board Report and Meeting Minutes, Applicant’s submittal
materials
The full application and file of record can be viewed at the Planning Department at 20 E. Olive Street.
A copy of the application is filed in the Commission Room at 121 N. Rouse Avenue.
Report compiled on: August 28, 2012
421
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 1
City Commission Staff Report for the My Place Hotel Site Plan Certificate of Appropriateness with Deviation Application File #Z-12169
Item: A Site Plan Certificate of Appropriateness with Deviations Application to allow the construction
of a three story, sixty four unit extended stay hotel and related site improvements on property that is
located at 5889 East Valley Center Road and is legally described as Lot 2B, Minor Subdivision No.
358A, City of Bozeman, Gallatin County, Montana and located within the Class I, I-90 and Frontage
Road, Entryway Corridor Overlay Districts.
Owner/Applicant: Legacy Development, LLC
1910 8th Avenue. NE
Aberdeen, SD 57401
Representative: Legacy Design Group, LLC
1910 8th Avenue. NE
Aberdeen, SD 57401
Date: City Commission Meeting September 10, 2012 at 6:00 p.m., in the City Commission Meeting
Room, Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana.
Report By: Brian Krueger, Associate Planner
Recommendation: Conditional Approval
______________________________________________________________________________
Project Location
The subject project is located on the north side of East Valley Center Road northwest of Outback
Steakhouse. The property is known as 5889 East Valley Center Road and is legally described as Lot 2B,
Minor Subdivision No. 358A, City of Bozeman, Gallatin County, Montana and located within the Class
I, I-90 and Frontage Road, Entryway Corridor Overlay Districts.
422
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 2
Proposal
This application for a Site Plan and Certificate of Appropriateness with Deviations would allow the
construction of a three story, sixty four unit extend stay hotel and related site improvements. The
property is undeveloped.
Two deviations are requested from Bozeman Municipal Code (BMC) Section 38.17.060.A.2.b.(1)
“Entryway Corridor Setbacks” to allow a parking area and building element to encroach into the 50 foot
setback required along the I-90 corridor and the Frontage Road corridor. The first deviation is to allow a
building entrance canopy on the west side of the building encroach a maximum nine feet or eighteen
percent into the required fifty foot setback along East Valley Center Road. The second deviation is to
allow curb and gutter related to the parking area to encroach approximately three feet or six percent into
the required fifty foot setback from the I-90 corridor. Both deviations are within the maximum twenty
percent allowed in Section 38.17.080.
In order to approve the requested deviations the City Commission shall make a determination that the
deviation will produce an environment, landscape quality and character superior to that produced by the
existing standards, and which will be consistent with the intent and purpose of the entryway corridors,
and with the adopted design objectives plan for the particular entryway corridor. Many conditions
provided as recommendations in this staff report are proposed in order to achieve an environment,
landscape quality, and character superior to that produced by the existing standards.
This is a Site Plan and Certificate of Appropriateness with Deviations application. The recommendations
of both the Development Review Committee and the Design Review Board will be forwarded to the
City Commission for a final decision. The Development Review Committee reviewed the application at
their August 8, 2012 meeting and forwards a recommendation of conditional approval of the application
to the City Commission. The Design Review Board reviewed the application at their August 22, 2012
meeting and forwards a recommendation of conditional approval of the application to the City
Commission.
Recommended Conditions of Approval
423
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 3
Based on the subsequent analysis, the Development Review Committee, Design Review Board 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 Code. The following conditions of
approval are recommended. Please note that these conditions are in addition to the required code
provisions beginning on page 6 of this report.
Planning Department Recommended Conditions:
1. Barrier fencing and signage shall be provided along the eastern and southern edge of the shared access
driveway until future construction commences on the lot to the south. Proposed fencing and barrier
signage details shall be provided for review and approval with the final site plan.
2. There shall be no tenant use of the building, including public access, furniture stocking or on site
employee interviews, training, or orientations, prior to the issuance of a certificate of occupancy for the
building. Upon approval of the Building Division and Fire Department, the City may allow the
installation of shelving, fixtures and built in furniture permanently mounted to the structure prior to
occupancy.
3. 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.
Design Review Board Recommended Conditions:
4. A revised site plan including the following required details shall be submitted for review and
approval as part of the Final Site Plan application:
a. At the point of site access from the shared use drive from East Valley Center Road, this
“intersection” shall be made parallel to East Valley Center Road to create a 90 degree configuration for
all current and future approaches. The access to the site from the shared use driveway shall be no more
than 30 feet in width.
b. The bicycle parking area shall be relocated adjacent to a primary building entrance.
c. A bicycle rack detail and cutsheets and details of all site furniture and amenities shall be
submitted with the final plan application.
d. The trash enclosure shall be constructed of more permanent materials, such as masonry,
and detailed to closely relate to or match the primary building’s materials and color palette.
e. A plaza with multiple seating areas and enhanced landscaping and lighting at the west
entrance canopy shall be provided.
f. A seating area adjacent to the primary entrance on the east side of the building shall be
provided.
g. A scored concrete crosswalk the width of the shared use pathway shall be provided
across the shared access where the shared use pathway crosses the entrance from East Valley Center
Road.
5. A revised landscape plan including the following required details shall be submitted for review
and approval as part of the Final Site Plan application:
a. The primary stormwater swale and any other on site stormwater facilities shall be
naturalized, designed as a site landscape amenity, and planted with indigenous and wet tolerant
landscape species.
b. A minimum of one large canopy tree shall be provided in each interior parking lot
landscape island including each exterior corner of the parking lot.
c. A minimum of one large canopy tree shall be planted outside the engineered turnaround
area on both the north and south sides of each individual side of the hammerhead turnaround.
d. The curbed landscape and sign area at the primary entrance from East Valley Center
424
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 4
Road shall include additional shrubs and perennial plantings that will provide year round texture, color,
and interest.
Engineering Department Recommended Conditions:
6. The drainage swale shall be constructed within the existing drainage easement and also extend to the
southeasterly lot line common with Lot 2A of Minor Sub 358A. A new drainage easement shall be filed
for the portion of the drainage swale between the southeasterly terminus of the existing easement and
Lot 2A. The new drainage easement shall granted to Lot 2A of Minor Sub 358A and Lot 1 of Minor
Sub 358. The easement shall be acceptable in form and content and executed by the property owner
prior to Final Site Plan approval.
7. Lay down curb shall be constructed at the utility access.
8. The proposed water main on the westerly side of the proposed hotel building shall be eliminated,
including the hydrant. Water and fire services shall connect to the existing water main located on the
south side of the proposed hotel building.
9. The fire turnaround shall be signed and provided with painted curbing per the requirements of the
Bozeman Fire Department.
10. Notes, call-outs, and details shall be revised on the Final Site Plan to reflect adopted municipal
utility construction standards of the City of Bozeman Modifications to Montana Public Works Standard
Specifications, Sixth Edition.
Conclusion/Recommendation
The Development Review Committee, Design Review Board, and Staff have reviewed the My Place
Hotel Site Plan, COA, with Deviation application and recommends to the City Commission approval of
said application with the conditions and code provisions outlined in this Staff Report. 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 Code, 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 subject property 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. The following land uses and zoning are
adjacent to the subject property:
North: Common Stormwater Facility Lot and I-90 right-of-way, zoned B-2 (Community
Business District) and M-2 (Manufacturing and Industrial District)
South: Vacant, zoned B-2
East: I-90 right-of-Way, zoned M-2
West: Vacant, Future Master Site Plan development, zoned B-2
Adopted Growth Policy Designation
The Future Land Use Map of the recently updated Bozeman Community Plan designates the subject
property to develop as “Industrial”. This classification provides areas for the uses which support an
urban environment such as manufacturing, warehousing, and transportation hubs. Development within
425
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 5
these areas is intensive and is connected to significant transportation corridors. In order to protect the
economic base and necessary services represented by industrial uses, uses which would be detrimentally
impacted by industrial activities are discouraged. Although use in these areas is intensive, these areas are
part of the larger community and shall meet basic standards for landscaping and other site design issues
and be integrated with the larger community. In some circumstances, uses other than those typically
considered industrial have been historically present in areas which were given an industrial designation
in this growth policy. Careful consideration must be given to public policies to allow these mixed uses to
coexist in harmony.
Criteria Section 38.17.080 Deviation from Overlay or Underlying Zoning Requirements
Section 38.17.080 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.
A. Deviations will produce an environment, landscape quality and character superior to that
produced by the existing standards.
Two deviations are requested from Bozeman Municipal Code (BMC) Section 38.17.060.A.2.b.(1)
“Entryway Corridor Setbacks” to allow a parking area and building element to encroach into the 50 foot
setback required along the I-90 corridor and the Frontage Road corridor. The first deviation is to allow a
building entrance canopy on the west side of the building encroach a maximum nine feet or eighteen
percent into the required fifty foot setback along East Valley Center Road. The second deviation is to
allow curb and gutter related to the parking area to encroach approximately three feet or six percent into
the required fifty foot setback from the I-90 corridor. Both deviations are within the maximum twenty
percent allowed in Section 38.17.080.
Staff is supportive of both deviations. The encroachment for the entrance canopy along East Valley
Center Road highlights a primary entrance to the building, provides an outdoor seating area as
conditioned, and reduces the bulk and scale of the building along the streetscape. This entrance should
include an outdoor plaza space to increase the visual interest to pedestrians. The public edges of the site
do include some visual interest for pedestrian with windows, architectural building features, and
landscape features. In order to further enhance the façade along the streetscape and to add visual
interest, staff recommends a condition that would require a plaza with multiple seating areas and
enhanced landscaping at the entrance canopy. A second deviation is requested to encroach three feet
into the fifty foot setback along the I-90 corridor for parking areas in order to maintain a straight curb
line. Staff considers the encroachment de minimus and is supportive of the request based upon the
overall design and merits of the project. The landscaping and site design as conditioned, and the
building are superior to that achieved by the existing standards.
B. Deviations will be consistent with the intent and purpose of Chapter 38, Article 17 Bozeman
Entryway Corridor Overlay District.
The project as conditioned will ensure a high quality of development in the corridor that will enhance
the impression and enjoyment of the community.
C. Deviations will be consistent with the adopted Design Objectives Plan.
The project, as conditioned, is in general compliance with the Design Objectives Plan. The
encroachment for the entrance canopy is specifically supported in that it helps the project meet design
guidelines that discourage franchise architecture, that require a reduction in the visual bulk and scale of
buildings, and that require visual interest along the streetscape. . The second deviation requested for a
426
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 6
curb line encroachment into the I-90 corridor for parking areas in order to maintain a straight curb line.
Staff considers the encroachment de minimus and is supportive of the request based upon the overall
design and merits of the project.
Site Plan Review Criteria & Staff findings
Section 38.19.100 Plan Review Criteria
In considering applications for site plan approval under this title, the decision making authority and any
advisory body 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
Regional Commercial land use designation. The use is to serve both the local community and the
surrounding region, located adjacent to a primary arterial street, and near the Interstate.
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 Plan approval:
a. Section 38.19.120 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.
b. Section 38.19.120 requires that the final site plan shall contain the materials required in
39.41.080.A.2.g.7. 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).
c. Section 38.19.160 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 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment shall 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 shall contain a notation that “No
ground mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning
units, transformers, or meters shall encroach into the required yard setbacks and will be properly
screened with an opaque solid wall and/or adequate landscape features. All rooftop mechanical
equipment shall be incorporated into the roof form or screened in an approved rooftop enclosure.”
e. Section 38.23.150 requires a photometric lighting plan for all on-site lighting including wall-mounted
lights on the building must be included in the site plan submittal. Section 38.23.150.D.7.e requires that
all outdoor lighting shall be designed and located such that the maximum illumination measured in
footcandles at the property line shall not exceed 0.3 onto adjacent residential properties and 1.0 onto
427
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 7
adjacent commercial properties and public rights-of-way.
f. Section 38.23.150.D.7.b requires that all outdoor lighting fixtures shall be shielded in such a manner
that no light is emitted above a horizontal plane passing through the lowest point of the light emitting
element, so that direct light emitted above the horizontal plane is eliminated.
g. Section 38.23.170 discusses trash enclosures. Temporary storage of garbage, refuse and other waste
materials shall be provided for every use, other than single-household dwellings, duplexes, individually
owned town house or condo units, in every zoning district, except where a property is entirely
surrounded by screen walls or buildings unless alternative provisions are made to keep trash containers
inside the garage in which case an explanation of how trash is dealt with shall be provided in the written
narrative accompanying your final site plan. 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 site plan approval. (e.g. written approval from local waste services for the removal of
solid waste and/or provisions for screening of collection areas shall be provided with the final site plan).
h. Section 38.26.050.C.2.A requires that all surface parking lots on the building site or artificial lot,
whichever is applicable, shall be landscaped in accordance with this subsection C.2 which describe
landscaping requirements in addition to the yard landscaping requirements for the site: Parking lot
screening required.
(2) All parking lots located between a principal structure and a public street, except in
M-1 and M-2 districts, must be screened from the public street; and
(3) The screening required under subsections C.2.a.(1) and (2) of this section shall be not
less than four feet in width and shall be maintained at a height of four to six feet except as
otherwise restricted by fence and hedge height limits within required front yards and
street vision triangles.
i. Section 38.26.050.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).
j. Section 38.26.060.A requires that all landscape plans must earn a minimum number of points as
specified in this section. Points are awarded for specified landscape features and elements based upon
their relative value or merit.
k. Section 38.26.070.A and 38.26.050.E.1 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 above ground, and
there should be a mulch ring 3’ -4’ in diameter around each newly planted boulevard tree.
l. Section 38.28.060 outlines the amount of permitted signage for the property for the building. 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.
m. Section 38.34.100 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.
n. Section 38.39.030 requires that the applicant shall provide for private improvements certification by
the architect, landscape architect, engineer and other applicable professionals that all improvement
including, but not limited to landscaping, ADA accessibility requirements, private infrastructure, or
other requirement elements were installed in accordance with the approved site plan, plans and
specifications.
o. Plans and specifications for any fire service line (and domestic services 4” or larger) must be prepared
428
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 8
in accordance with the City’s Fire Service Line Policy by a Professional Engineer and be provided to
and approved by the City Engineer prior to initiation of construction of the 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.
Fire service plans (and domestic services 4” or larger) shall be a standalone submittal, separate from the
infrastructure plans and final site plan.
p. 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.
q. A Stormwater Pollution Prevention Plan (SWPPP) shall be approved by the state Department of
Environmental Quality prior to Final Site Plan approval.
r. 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 and/or access perimeter and be adequately identified (i.e. drop vs. spill curb) on the
FSP.
s. The FSP shall be adequately dimensioned and labeled with a legend of linetypes and symbols used
provided.
t. The location of existing and proposed water/sewer mains and services shall be properly depicted, as
well as nearby fire hydrants and proposed hydrants. Proposed utilities shall be distinguishable from
existing. City of Bozeman applications for service shall be completed by the applicant. Any unused
water services existing on the property shall be abandoned at the main.
u. Easements and R/W located on and adjacent to the site shall be depicted and labeled appropriately.
Distinction between proposed and existing easements shall be made. Any proposed easements shall be
provided prior to FSP approval.
v. Proposed water/sewer mains, services and hydrants shall be depicted on the landscape plan and
maintain a minimum horizontal separation of 10’ to proposed landscape trees and lot lighting
improvements.
w. Street vision triangles shall be depicted in accordance with section 38.24.100 Unified Development
Code and no plantings or other obstructions shall be located in the vision triangle in excess of 30” in
height above the street centerline grade.
x. All construction activities shall comply with section 38.39.020.A.2 of the Unified Development Code.
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 plan application will be reviewed to ensure compliance with this section. 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. The lot was created via a minor subdivision that was
completed to accommodate another hotel project on the adjacent lot to the south. That hotel project
never came to fruition. Two irregularly shaped lots remain from that process. There is no mature
vegetation on site and the only natural feature is an informal swale along the I-90 right-of-way. Access
429
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 9
to the site is via East Valley Center Road. Other uses in the area include restaurant and hotel uses.
Proposed- This application for a Site Plan and Certificate of Appropriateness with Deviations would
allow the construction of a three story, sixty four unit, extended stay hotel with related site
improvements.
Two deviations are requested from Bozeman Municipal Code (BMC) Section 38.17.060.A.2.b.(1)
“Entryway Corridor Setbacks” to allow a parking area and building element to encroach into the 50 foot
setback required along the I-90 corridor and the Frontage Road corridor. The first deviation is to allow a
building entrance canopy on the west side of the building encroach a maximum nine feet or eighteen
percent into the required fifty foot setback along East Valley Center Road. The second deviation is to
allow curb and gutter related to the parking area to encroach approximately three feet or six percent into
the required fifty foot setback from the I-90 corridor. Both deviations are within the maximum twenty
percent allowed in Section 38.17.080.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
Based on the UDC standards for this specific use, 73 parking spaces are required. The site plan
proposes to construct 79 off street parking stalls including four accessible stalls. The parking areas are
screened by landscaped berms along the street frontages of East Valley Center Road and the I-90
corridor. A deviation is requested to encroach three feet into the fifty foot setback along the I-90
corridor for parking areas in order to maintain a straight curb line. Staff considers the encroachment de
minimus and is supportive of the request based upon the overall design and merits of the project. Staff
finds that in general the proposed off-site parking satisfies code requirements.
Engineering staff did not require a traffic study with the proposal, as traffic was determined to be within
the allowances accepted with the last major traffic study completed in the area with the original
subdivision that created the lot. Since that time, significant improvements have occurred to East Valley
Center Road and the road’s intersection with N. 19th Avenue. No additional traffic mitigation was
identified during project review.
The access to the site will be improved with a proposed shared full access at East Valley Center Road.
This is a consolidated access required by the Montana Department of Transportation. The access
location exists, along with median improvements in East Valley Center Road to accommodate controlled
ingress and egress.
6. Pedestrian and vehicular ingress and egress
See the discussion above under #5 for detailed finding on automotive vehicular access. The proposal
includes the construction of two primary pedestrian entrances to the site. The first is a connection from
the shared use pathway along East Valley Center Road along the shared use access into the site. It does
not include a distinctive landscape element as recommended in the guidelines. A curb landscaped area
is provided in this location and staff recommends a condition to require finer detailed landscape
plantings in this area. A second primary access is provided from the shared use pathway along East
Valley Center Road to the building, but it too does not provide a high level of landscaping, seating, and
lighting amenities. Staff recommends a condition to require a plaza with multiple seating areas and
enhanced landscaping and lighting at the west entrance canopy. Bicycle connections are available from
the shared use pathway. A crosswalk is shown across the access linking the parking area to the south to
the building. This crosswalk should be detailed as a scored concrete crosswalk. A second scored
concrete crosswalk should be provided across the shared access where the shared use pathway crosses
the entrance in order to conform to the guidelines. This is consistent with the other site developments in
430
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 10
the area. Staff recommends a condition to require a scored concrete crosswalk across the shared access
where the shared use pathway crosses the entrance. A bicycle parking area is located along the (north)
façade of the building north and must be moved closer to the main entrance to the building in order to
meet the code standard. The bicycle parking provided meets minimum standards. .
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 palette is simple, includes seasonal interest, and is of good quality. The plan does
not meet the minimum 15 performance points required, primarily due to nonconformance with parking
lot landscape standards. Staff notes that code provisions have been provided above in this staff report to
require parking lot landscape conformance. Staff has noted throughout this report that the primary
pedestrian and vehicular entrances to the site are recommended to include additional and finer detailed
landscaping to attain guideline conformance. The stormwater facilities have not been integrated into
this site plan as an amenity. Staff recommends a condition to require that the swale be naturalized and
designed as a meandering natural feature and amenity. The interior parking lot landscaping includes
groundcovers only in many locations and the fire department turnaround includes an engineered
landscape surface to allow fire department access. In order to provide continuity in landscape design
within the entryway corridor staff recommends a condition to require a large canopy tree within each
parking lot landscape area. Staff also recommends that a large canopy tree shall be planted outside the
turnaround areas on the north and south sides of each side of the turnaround.
The final landscape plan will be reviewed during final site plan review for conformance with the
requirements of Chapter 38.26 of the Unified Development Code.
8. Open space
As a commercial project, there is no open space or parkland dedication components required. However,
the Entryway Corridor Guidelines require landscaped setback areas and landscaped stormwater
retention/detention facilities, and plaza areas to provide relief in the hardscape and automobile
circulation areas. Reference the attached Design Review Board staff report for detailed findings and
recommended conditions for the open spaces on site.
9. Building location and height
The proposed building is approximately 175’ x 60’ in foot print and is approximately 41’ in height. The
maximum height in the B-2 district is 44’ with a roof pitch of 3:12 or greater. The design guidelines
state that, in general, a primary façade plane should not exceed 100 feet in length, and if it does it should
be divided into subordinate elements. The facades are divided into separate elements by small jogs in
the façade plane. The building does change materials and colors with each building module, and all
facades are generally articulated appropriately. The entrance canopies offer a human scale at the
entrances to mitigate for the building’s mass and scale.
Two deviations are requested from Bozeman Municipal Code (BMC) Section 38.17.060.A.2.b.(1)
“Entryway Corridor Setbacks” to allow a parking area and building element to encroach into the 50 foot
setback required along the I-90 corridor and the Frontage Road corridor. The first deviation is to allow a
building entrance canopy on the west side of the building encroach a maximum nine feet or eighteen
percent into the required fifty foot setback along East Valley Center Road. The second deviation is to
allow curb and gutter related to the parking area to encroach approximately three feet or six percent into
the required fifty foot setback from the I-90 corridor. Both deviations are within the maximum twenty
percent allowed in Section 38.17.080. Staff is supportive of the deviation requests based upon the merits
of the project and staff conditions. See findings under the deviation criteria above.
431
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 11
10. Setbacks
The building setbacks in the B-2 district in this location between East Valley Center Road and the I-90
Corridor are required at 50 feet for both frontages as they are subject to the Class I Entryway Corridor
setbacks. The side yards must meet the minimum requirement of 8 feet for parking areas. The
building, parking, and circulation meet these required setbacks, except for the requested encroachments.
11. Lighting
Site and building mounted lighting are proposed. The site lighting fixtures shown generally comply
with requirements if installed as described. The building mounted lighting does not meet the specific
code standards for this lighting application. Staff notes a code provision that will require conforming
fixture with the final plan application. The photometric plans do not show light levels at the property
lines and at the rights-of-way and, as such, staff cannot confirm conformance with standards. An
updated building mounted fixture and photometric plan will be required with the final plan submittal
following preliminary approval.
12. Provisions for utilities, including efficient public services and facilities
The private utilities are located within easements adjacent to the street. Water and sewer is provided
directly to the building from sewer and water lines that exist within East Valley Center Road and a
sewer main within an easement on site. The applicant will need to coordinate with Northwest, Qwest,
Bresnan 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. All final utility locations, public and private, are required to be
shown on the final site plan. Engineering conditions that address on site utilities and construction
management have been provided.
13. Site surface drainage
The stormwater system is proposed to transfer water across the site from south to north following the
natural slope of the land. The site includes an informal swale directly along the east property line. This
swale is to be enhanced with this application to transfer stormwater from the south to north through the
development, ultimately leading to the common lot stormwater facility to the north. The application
proposes this swale to be cobble. This is not consistent with code provisions and the design guidelines
to integrate stormwater facilities into the landscape as naturalized features. Staff recommends a
condition to require that the swale be naturalized and designed as a meandering natural feature and
landscape amenity. A final grading and drainage plan will be reviewed by the Engineering Department
including final stormwater runoff calculations and any necessary grading for stormwater must be
provided.
14. Loading and unloading areas
No formal loading and unloading areas are required with this use.
15. Grading
The site slopes gently down from south to north. Some grading and fill will be required to place the
hotel in the location proposed and to prepare the site for efficient functioning of the storm water system.
In general, the site has been designed to follow the natural slope of the land in the vicinity. No retaining
432
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 12
walls are proposed. All areas affected by grading are proposed to be completed with site improvements
and landscaped following building construction.
16. Signage
A generalized sign plan for the building was included with the preliminary site plan application. The
signage proposed appears to be conforming to the requirements of the zone and the Entryway Corridor.
Appropriate wall signage and a low profile monument sign is proposed with the application. A formal
sign permit application is requirement prior to any signage entitlement.
17. Screening
Staff has noted a code provision to require that all mechanical equipment be screened. No roof mounted
mechanical equipment is proposed at this time. Standard packaged terminal air conditioning units are
proposed for each individual hotel unit/room.
Parking lot screening has been provided according to the required code provisions along both the I-90
corridor and East Valley Center Road, primarily through the use of landscaped berms. The final
landscape plan submitted with the final plan applications shall reflect the screening for the parking and
circulation areas as required.
18. Overlay district provisions
Please reference the findings within the Design Review Board staff report dated August 22, 2012 for the
staff findings herby incorporated by reference.
19. Other related matters, including relevant comment from affected parties
No public comment has been received to date regarding this application. Any public comment received
following distribution of the staff report will be hand delivered to the City Commission at the public
hearing.
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:
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
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 proposed on one lot.
21. Compliance with article 8 of chapter 10 of this Code
This project is not subject to workforce housing requirements.
22. Phasing of development
433
#Z-12169 My Place Hotel Site Plan, COA, with Deviation Staff Report 13
This project is proposed to be completed in one phase.
No public comment has been received to date regarding this application. Any public comment received
following distribution of the staff report will be hand delivered to the City Commission at the public
hearing
Attachments: Design Review Board Staff Report August 22, 2012 meeting
Design Review Board Minutes August 22, 2012 meeting
Applicant’s Submittal Materials
Report Sent to:
Owner, Applicant: Legacy Development, LLC, 1910 8th Avenue. NE, Aberdeen, SD 57401
Representative: Legacy Design Group, LLC, 1910 8th Avenue. NE, Aberdeen, SD 57401
434
DESIGN REVIEW BOARD STAFF REPORT
MY PLACE HOTEL SITE PLAN/COA/DEV FILE NO. #Z-12169
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 1
Item: A Site Plan Certificate of Appropriateness Application #Z-12169, to
allow the construction of a three story, sixty four unit extend stay
hotel and related site improvements on property that is located at
5889 East Valley Center Road and is legally described as Lot 2B,
Minor Subdivision No. 358A, City of Bozeman, Gallatin County,
Montana and located within the Class I, I-90 and Frontage Road,
Entryway Corridor Overlay Districts.
Owner: Harko Family Trust
2651 Clark Towers Ct.
Las Vegas, NV 89102
Applicant: Legacy Development, LLC
1910 8th Avenue. NE
Aberdeen, SD 57401
Representative: Legacy Design Group, LLC
1910 8th Avenue. NE
Aberdeen, SD 57401
Date: Design Review Board meeting on August 22, 2012, 5:30 pm in the
Professional Office Building, 20 East Olive Street, Bozeman,
Montana.
Report By: Brian Krueger, Associate Planner
Recommendation: Conditional Approval
____________________________________________________________________________________
PROJECT LOCATION
The subject project is located on the north side of East Valley Center Road northwest of Outback
Steakhouse. The property is known as 5889 East Valley Center Road and is legally described as Lot 2B,
Minor Subdivision No. 358A, City of Bozeman, Gallatin County, Montana and located within the Class
I, I-90 and Frontage Road, Entryway Corridor Overlay Districts.
435
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 2
PROPOSAL
This application for a Site Plan and Certificate of Appropriateness with Deviations would allow the
construction of a three story, sixty four unit extend stay hotel and related site improvements. The
property is undeveloped.
Two deviations are requested from Bozeman Municipal Code (BMC) Section 38.17.060.A.2.b.(1)
“Entryway Corridor Setbacks” to allow a parking area and building element to encroach into the 50 foot
setback required along the I-90 corridor and the Frontage Road corridor. The first deviation is to allow a
building entrance canopy on the west side of the building encroach a maximum nine feet into the
required fifty foot setback along East Valley Center Road. The second deviation is to allow curb and
gutter related to the parking area to encroach approximately three feet into the required fifty foot setback
from the I-90 corridor. Both deviations are within the maximum twenty percent allowed in Section
38.17.080.
In order to approve the requested deviations the City Commission shall make a determination that the
deviation will produce an environment, landscape quality and character superior to that produced by the
existing standards, and which will be consistent with the intent and purpose of the entryway corridors,
and with the adopted design objectives plan for the particular entryway corridor. Many conditions
provided as recommendations in this staff report are proposed in order to achieve an environment,
landscape quality, and character superior to that produced by the existing standards.
This is a Site Plan and Certificate of Appropriateness with Deviations application. The recommendations
of both the Development Review Committee and the Design Review Board will be forwarded to the
City Commission for a final decision. The Development Review Committee reviewed the application at
their August 8, 2012 meeting and forwards a recommendation of conditional approval of the application
to the City Commission.
ZONING DESIGNATION & LAND USES
436
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 3
The subject property 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. The following land uses and zoning are
adjacent to the subject property:
North: Common Stormwater Facility Lot and I-90 Right-of-Way, zoned B-2
(Community Business District) and M-2 (Manufacturing and Industrail District)
South: Vacant, zoned B-2
East: I-90 Right-of-Way, zoned M-2
West: Vacant, Future Master Site Plan development, zoned B-2
ADOPTED GROWTH POLICY DESIGNATION
The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop
as “Regional Commercial”. The “Community Commercial” classification states that Bozeman is a
retail, education, health services, public administration, and 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 Bozeman alone. Because of the draw from outside Bozeman, it is necessary that these types
of facilities be located in proximity to significant transportation routes. Since these are large and
prominent facilities within the community and region, it is appropriate that design guidelines be
established to ensure compatibility with the remainder of the community. Opportunity for a mix of uses
which encourages a robust and broad activity level is to be provided. Residential space should not be a
primary use and should only be included as an accessory use above the first floor. Any development
within this category should have a well integrated transportation and open space network which
encourages pedestrian activity, and provides ready access within and to adjacent development.
REVIEW CRITERIA
DESIGN OBJECTIVES PLAN -DOP
1. Neighborhood Design (pages 9-14 of the Design Objectives Plan )
A. Green Space: There are no existing mature trees or shrubs on the site. Yard setback areas will
be enhanced with new and additional landscaping on all frontages. The stormwater system is
planned to include a large swale along the I-90 frontage. This stormwater facility is shown as a
straight cobble course to transfer stormwater. This feature will need to be enhanced as a site
landscape feature in order to maximize this natural asset of the site and be consistent with
guidelines. The site stormwater system character does not meet guidelines as presented.
B. Auto Connections: The access to the site will be improved with a proposed shared full access at
East Valley Center Road. The access from the proposed shared driveway from East Valley
Center Road is irregular and angular. As this location may be the point of access to the adjacent
lot, staff recommends a condition that the “intersection” be made parallel to East Valley Center
Road and that the access to the site from the shared use driveway be no more than 26 feet in
width. The plan as submitted and conditioned will enable regular and safe future access to the
lot to the south.
437
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 4
C. Pedestrian & Bicycle Connections: Pedestrian access to the site is from a regional shared use
pathway along East Valley Center Road. This is a regional pedestrian and bikeway circulation
system utilized by the greater community. Direct access is provided in two locations: one to a
primary building entrance and one along the shared use access drive.. Bicycle connections will
also be via the shared use pathway. A bicycle parking area is located along the north façade of
the building. Staff recommends a condition that the bicycle parking area be moved adjacent to
the primary entrance to the building.
D. Street Character: Street trees, lighting, sidewalks/paths, and outdoor furniture can all provide
continuity and sense of place at a pedestrian scale. The proposal does not include a coordinated
palette of furniture, benches, site lighting, bollards, bicycle racks, and trash receptacles to be
utilized on site. Staff recommends a condition to require cutsheets of all furniture with the final
site plan. The trash enclosure is shown as a vinyl enclosure. Staff recommends a condition that
requires the trash enclosure be constructed of more durable materials consistent with the building
architecture and materials palette.
2. Site Design (pages 15-36)
A. Natural Features: The site does not contain any existing significant natural features except for
an informal swale directly along the east property line. This swale is to be enhanced with this
application to transfer stormwater from the south to north through the development, ultimately
leading to the common lot stormwater facility to the north. The application proposes this swale
to be cobble. This is not consistent with code provisions and the design guidelines to integrate
stormwater facilities into the landscape as naturalized features. Staff recommends a condition to
require that the swale be naturalized and designed as a meandering natural feature and landscape
amenity.
B. Views: This project meets the height and other site requirements required in the B-2 District.
This is a developing urban area and little impact is anticipated to potential viewsheds. The
proposed top of the highest parapet for the hotel building is approximately 41 feet which is under
the maximum height allowed of 44 feet with a more than 3:12 roof pitch.
C. Cultural Resources: Nearly the entire site has been previously disturbed by highway and road
construction. No cultural resources are anticipated on site.
D. Topography: The site slopes gently down from south to north. Some fill will be required to
place the hotel in the location proposed. In general the site has been designed to follow the
natural slope of the land in the vicinity. No retaining walls are proposed.
E. Site Drainage: The site utilizes a common subdivision surface stormwater pond as an infiltration
system. The site does include a primary stormwater swale to transfer water to the pond. The
storm control being provided is not integrated into the landscape plan. Staff recommends a
condition to require that the swale be naturalized and designed as a meandering natural feature
and amenity.
438
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 5
F. Building Placement: The proposed building is sited to respect the setback patterns of buildings
constructed in the area along the East Valley Center frontage. The west side of the building
includes as canopy projection along the street frontage that highlights a primary entrance. Staff
supports the deviation to encroach as the encroachment is minimal and provides a feature with
human scale along the streetscape. This entrance should include an outdoor plaza space to
increase the visual interest to pedestrians. The public edges of the site do include some visual
interest for pedestrian with windows, architectural building features, and landscape features. In
order to further enhance the façade along the streetscape and to add visual interest staff
recommends a condition that would require a plaza with multiple seating areas with enhanced
landscaping at the entrance canopy.
G. Outdoor Public Spaces: The site does not propose any outdoor seating areas or plaza spaces to
create a focal points. Staff recommends a condition that a covered outdoor seating area along the
front (east) of the building as a waiting area. The primary outdoor public space will be along the
west elevation and street frontage. As previously stated, in order to further enhance the façade
along the streetscape and to add visual interest staff recommends a condition to require a plaza
with multiple seating areas and enhanced landscaping and lighting at the west entrance canopy.
A low landscape wall should be considered to provide a transition between the public shared use
pathway along the street and the more private interior of the hotel. The area could be enhanced
with naturalized native landscaping and boulders or a more urban courtyard design to provide a
focus on the area. Standardized benches, trash bins, and bollard lighting is recommended for
continuity across the site. As an extended stay hotel, these outdoor areas are anticipated to be
actively used and will connect to major building activities.
H. Pedestrian & Bicycle Circulation Systems: As stated in 1.C. above the proposal includes the
construction of two primary pedestrian entrances to the site. The first is a connection from the
shared use pathway along East Valley Center Road along the shared use access into the site. It
does not include a distinctive landscape element as recommended in the guidelines. A curb
landscaped area is provided in this location and staff recommends a condition to require finer
detailed landscape plantings in this area. A second primary access is provided from the shared
use pathway along East Valley Center Road to the building, but it too does not provide a high
level of landscaping, seating, and lighting amenities. Staff recommends a condition to require a
plaza with multiple seating areas and enhanced landscaping and lighting at the west entrance
canopy. Bicycle connections are available from the shared use pathway. A crosswalk is shown
across the access linking the parking area to the south to the building. This crosswalk should be
detailed as a scored concrete crosswalk. A second scored concrete crosswalk should be provided
across the shared access where the shared use pathway crosses the entrance in order to conform
to the guidelines. This is consistent with the other site developments in the area. Staff
recommends a condition to require a scored concrete crosswalk across the shared access where
the shared use pathway crosses the entrance. A bicycle parking area is located along the (north)
façade of the building north and must be moved closer to the main entrance to the building in
order to meet the code standard. The bicycle parking provided meets minimum standards.
I. Internal Automobile Circulation Systems: The site plan provides a coordinated and
continuous system of driveways to provide traffic follow as depicted. The proposal does not
eliminate any curb cuts, but utilizes a permitted (Montana Department of Transportation) shared
access from East Valley Center Road. The widths of the internal driveways have been generally
439
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 6
minimized. Staff recommends a condition that the “intersection” at the shared use driveway be
made parallel to East Valley Center Road and that the access to the site from the shared use
driveway be no more than 30 feet in width. The plan as submitted and conditioned will enable
safe future access to the lot to the south.
J. Parking Lots: Based on required parking for this specific use 73 parking spaces are required.
The site plan proposes to construct 79 off street parking stalls including four accessible stalls.
The parking areas are screened by berms along the street frontages of East Valley Center Road
and the I-90 corridor. A deviation is requested to encroach three feet into the fifty foot setback
along the I-90 corridor for parking areas in order to maintain a straight curbline. Staff considers
the encroachment de minimus and is supportive of the request based upon the overall design and
merits of the project.
K. Site Lighting: The site lighting for the project will be required to meet the standards in Section
38.23.150. A final lighting plan will be required with the final site plan application. The light
poles and luminaries proposed for site lighting appear to meet cut-off standards. The lighting
proposed is auto-oriented and there are no pedestrian scaled lighting features. Staff recommends
that the applicant incorporate bollard or other pedestrian scale lighting at the recommended plaza
and seating areas at the building entrances. The building mounted lighting shown is
nonconforming to the Unified Development Code. Conforming fixtures and details are required
with the final site plan per Development Review Committee recommendation.
L. Utilities & Service Areas: A trash enclosure is included at the primary entrance to the site.
Every vehicle entering the site will focus on this feature when entering. The enclosure is
proposed to be a vinyl enclosure. As this service feature is not oriented away from the primary
entrances to the site, and is a focal point, staff recommends a condition that the enclosure be
constructed of masonry and detailed consistent with the building architecture and materials
palette.
M. Landscape Design: As stated in 1.A above there are no existing mature trees and shrubs on the
site. The landscape design palette is simple, includes seasonal interest, and is of good quality.
The plan does not meet the minimum 15 performance points required, primarily due to
nonconformance with parking lot landscape standards. Staff notes that code provisions will be
provided in the Commission staff report to require parking lot landscape conformance. Staff has
noted throughout this report that the primary pedestrian and vehicular entrances to the site are
recommended to include additional and finer detailed landscaping to attain guideline
conformance. The stormwater facilities have not been integrated into this site plan as an
amenity. Staff recommends a condition to require that the swale be naturalized and designed as
a meandering natural feature and amenity. The interior parking lot landscaping includes
groundcovers only in many locations and the fire department turnaround includes an engineered
landscape surface to allow fire department access. In order to provide continuity in landscape
design within the entryway corridor staff recommends a condition to require a large canopy tree
within each parking lot landscape area. Staff also recommends that a large canopy tree shall be
planted outside the turnaround areas on the north and south sides of each side of the turnaround.
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
440
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 7
physical/opaque screening and/or be integrated into the building. 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. Not other required buffers have been identified.
3. Building Design (pages 37-48):
A. Building & Topography- The building does 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 submittal does not present franchise architecture, but
honors the community’s design traditions. The building materials are consistent with the general
character of the Entryway Corridor in that location.
C. Primary Building Entrance- The primary entrances to the building front are highlighted with
covered canopies. One entrance orients to the primary vehicular access and one fronts onto the
street. Staff recommends a condition to require seating areas at both entrances with the addition
of a plaza area and landscaping for the street facing entrance. The primary building entrances
are clearly identifiable.
D. Street Level Interest- The building includes interesting details and good, quality materials. It
does not present a “backside” to neighboring properties and no large expanses of blank walls are
proposed.
E. Building Mass & Scale- The proposed building is approximately 175’ x 60’ in foot print and is
approximately 41’ in height. The maximum height in the B-2 district is 44’ with a roof pitch of
3:12 or greater. The guidelines state that, in general, a primary façade plane should not exceed
100 feet in length, and if it does it should be divided into subordinate elements. The facades are
divided into separate elements by small jogs in the façade plane. The building does change
materials and colors with each building module, but does not conform to the requirement to
change the height of a wall plane or building module by at least 20% of the vertical height. All
facades are generally articulated the same. The entrance canopies offer a human scale at the
entrances to mitigate for the building’s mass and scale.
F. Roof Form- The primary roof form is a hipped roof with gabled elements. The guidelines
require that all roof forms incorporate two features from the list on page 45 of the Design
Objectives Plan. This building as proposed provides two features from this list and is generally
appropriate.
G. Building Materials- The materials proposed include a combination of synthetic lap siding,
synthetic stone veneer, EFIS lintels, asphalt shingles, and timbered elements.. As proposed, the
palette of materials is generally consistent with the DOP and acceptable in this location.
H. Building Complex- Not applicable. The policy is specific to multi-building complexes.
I. Service Canopies- Not applicable. The policy is specific to gas station canopy design.
441
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 8
J. Color- The guidelines recommend muted earth tones with bolder colors used primarily for
accent only. The color palette is acceptable.
K. Utilities & Mechanical Equipment- The UDO and the Design Objectives Plan require all
mechanical equipment to be screened from view. The elevations depict roof top mechanical
equipment screened by the parapet wall. Wall mounted utility service entrances are not
identified in size or with any screening details. These details are required to be shown on the
final site plan and final elevations with any applicable screening details proposed.
4. Sign Design (pages 49-56)
The signage proposed is proposed as a wall mounted cabinet signs with interior lighting. A
monument sign location is shown at the primary entrance. In general the sign designs proposed are
consistent with the guidelines.
5. Corridor Specific Guidelines
Staff finds that the guidelines for Interstate 90 and Frontage Road are generally met with this
proposal.
RECOMMENDED CONDITIONS OF APPROVAL
1. The primary stormwater swale and any other on site stormwater facilities shall be naturalized,
designed as a site landscape amenity, and planted with indigenous and wet tolerant landscape
species.
2. At the point of site access from the shared use drive from East Valley Center Road, this
“intersection” shall be made parallel to East Valley Center Road to create a 90 degree configuration
for all current and future approaches. The access to the site from the shared use driveway shall be no
more than 26 feet in width.
3. The bicycle parking area shall be relocated adjacent to a primary building entrance.
4. A bicycle rack detail and cutsheets and details of all site furniture and amenities shall be submitted
with the final site plan.
5. The trash enclosure shall be constructed of more permanent materials, such as masonry, and detailed
to closely relate to or match the primary building’s materials and color palette.
6. A plaza with multiple seating areas and enhanced landscaping and lighting at the west entrance
canopy shall be provided.
7. A seating area adjacent to the primary entrance on the east side of the building shall be provided.
8. A scored concrete crosswalk the width of the shared use pathway shall be provided across the shared
access where the shared use pathway crosses the entrance from East Valley Center Road.
9. A minimum of one large canopy tree shall be provided in each interior parking lot landscape island
including each exterior corner of the parking lot.
10. A minimum of one large canopy tree shall be planted outside the engineered turnaround area on both
the north and south sides of each individual side of the hammerhead turnaround.
11. The curbed landscape and sign area at the primary entrance from East Valley Center Road shall
include additional shrubs and perennial plantings that will provide year round texture, color, and
interest.
442
#Z-12169 My Place Hotel Site Plan/COA/DEV Staff Report 9
CONCLUSION/RECOMMENDATION
Staff suggests a recommendation of conditional approval of the requested Site Plan /COA/DEV
application #Z-12169 from the DRB to the City Commission. The applicant must comply will all
applicable conditions of approval as recommended by the DRB and Development Review Committee
(DRC). The applicant must comply with all other provisions of the Bozeman Unified Development
Code, which are applicable to this project prior to receiving Final 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.
Encl: Applicant’s submittal materials
Sent To:
Owner: Harko Family Trust
2651 Clark Towers Ct.
Las Vegas, NV 89102
Applicant: Legacy Development, LLC
1910 8th Avenue. NE
Aberdeen, SD 57401
Representative: Legacy Design Group, LLC
1910 8th Avenue. NE
Aberdeen, SD 57401
443
Page 1 of 5
Design Review Board Minutes – August 22, 2012
DESIGN REVIEW BOARD
WEDNESDAY, AUGUST 22, 2012
MINUTES
ITEM 1. CALL TO ORDER AND ATTENDANCE
Chairperson Pro Tem Rea called the meeting of the Design Review Board to order at 5:35 p.m. in
the upstairs conference room of the Alfred Stiff Professional Building, 20 East Olive Street,
Bozeman, Montana and directed the secretary to record the attendance.
Members Present Staff Present
Michael Pentecost, Chairperson Brian Krueger, Associate Planner
Bill Rea, Vice Chairperson Tara Hastie, Recording Secretary
Mark Hufstetler
Lori Garden
Page Huyette
Visitors Present
Craig Larsen
ITEM 2. MINUTES OF JUNE 13, 2012
MOTION: Mr. Hufstetler moved, Vice Chairperson Rea seconded, to approve the minutes of
June 13, 2012 as presented. The motion carried 3-0 with Ms. Garden abstaining.
ITEM 3. PROJECT REVIEW
1. My Place Hotel SP/COA/DEV #Z-12169 (Krueger)
5889 East Valley Center Road
* A Site Plan with a Certificate of Appropriateness and Deviations Application to allow the
construction of a 3-story, 62 unit hotel with associated parking and related site
improvements.
Craig Larsen joined the DRB. Associate Planner Brian Krueger presented the Staff Report
noting the proposal was requesting two deviations and would be reviewed by the City
Commission on September 10, 2012. He stated Staff recommended approval of the project as
proposed. He noted the deviations were primarily related to the shape of the lot; the original
platting was interesting as there had been a lot line adjustment in the past. He noted the City had
originally approved another project for the adjacent site and that project had never been
constructed.
Ms. Huyette joined the DRB.
Planner Krueger noted the covered entrance was proposed to encroach into the required front
yard setback along Valley Center Road. He noted the other deviation was for a minor
encroachment with a curb line which was also being supported by Staff. He stated that with the
irregular configuration of the site, the applicant had done an Informal review that provided a site
design that met the guidelines. He noted there may be efficiencies in connecting adjacent
properties, but Staff would leave that to the property owners to work out in the future. Mr.
444
Page 2 of 5
Design Review Board Minutes – August 22, 2012
Larsen added the Outback Steakhouse had a plan to connect the two sites.
Planner Krueger stated most of the conditions of approval were addressing one or more of the
details of the site that did not meet the guidelines such as amenities at the entrance to the
building. He suggested an outdoor focal point added to the site would increase pedestrian
activity. He noted that the amenities, whether it was approached as more naturalized and rustic
or something a little more formal, would be addressed at Final Site Plan submittal. He stated the
detail with the landscaping had not been submitted and noted which conditions were specific to
landscaping improvements. He suggested the proposed trash enclosure should be more
permanent than the vinyl enclosure that had been proposed. He stated the applicant had
submitted a revised landscaping plan that seemed to meet the required points but one thing that
stood out to Staff was that there were very few plantings within the parking lot; he suggested
plantings within the parking lot would help mitigate the heat and comply with the guidelines. He
stated that due to the length of the parking lot, a turnaround would need to be provided to meet
the Fire Department requirements.
Planner Krueger noted that at the north end of the lot there was stormwater facility meant to
serve lots further to the south and their access design to the pond was a straight cobble course
running down the back side of the parking lot; Staff had recommended naturalization of the
course and noted there was an opportunity to meander the course and include boulders and
shrubs. He noted that after the course was established it would be attractive and help treat the
stormwater. Mr. Larsen asked if it would be feasible to pipe the swale. Planner Krueger
responded it was allowable, but it would need to be integrated; there would be no requirement to
place it on the surface.
Planner Krueger stated there had been quite a few situations where a shared access drive was
utilized along the street and the drives split off some point beyond the right of way; Staff
recommended a condition for a more rectilinear alignment with an actual intersection. He stated
it was a fairly plain building, but it met the design guidelines with regard to proposed materials
and added there were some in the area with similar character.
He stated Staff was supportive of the project as proposed with Staff conditions.
Mr. Larsen stated Planner Krueger had covered the project pretty well. He stated the
landscaping would be more detailed and better integrated into the design.
Vice Chairperson Rea asked if the towers and pilasters were tapered. Mr. Larsen responded Vice
Chairperson Rea was correct. Vice Chairperson Rea asked whether or not mechanical equipment
would be placed on the roof. Mr. Larsen responded there would not be any mechanical
equipment placed on the roof. Vice Chairperson Rea asked if the swale in one location had been
piped. Mr. Larsen responded it had been piped. Vice Chairperson Rea responded that the piped
locations might be a good place to meander the course. Vice Chairperson Rea asked if there was
only one place on the building that included a fenestration band. Mr. Larsen responded there
was only one place proposed to have a band on the building. Vice Chairperson Rea asked if the
hotel chain was a new one. Mr. Larsen responded it was a brand new chain.
Ms. Huyette stated she assumed the pedestrian and bike connection path would eventually be
extended and asked if in addition to the requirement to include the path there were size or
445
Page 3 of 5
Design Review Board Minutes – August 22, 2012
material requirements for the path. Planner Krueger responded that each project typically tried
to match the character and design of the path that was being connected to; other than general
slope requirements, there were no other specifications. He added there was a more specific
requirement along 19th Avenue, but the less structured areas were not so specific unless there
was specialized landscaping or site conditions.
Mr. Larsen asked if Staff wanted truncated domes at the intersections. Planner Krueger
suggested Mr. Larsen consult with Brian Heaston in the Engineering Department on the issue.
Mr. Hufstetler asked Planner Krueger at what point Staff started to require additional access
points to a parking lot. Planner Krueger responded it was typically done when there was
something already in place or an entitlement. Mr. Hufstetler stated he was concerned that there
were two long drive isles that dead ended. Planner Krueger responded MDOT only issued a
certain number of access points; he added that he suspected a roadway would be included at
some point in the future to the south. Mr. Larsen added that it would benefit both properties to
provide the connection in the future. Mr. Hufstetler asked if a less rectangular parking lot had
been discussed to break up the long driveway. Mr. Larsen responded they had gone through
multiple scenarios, but in the end none of them would work geometrically while still including
the sufficient amount of parking. Mr. Hufstetler asked if there would be signs on the east and
west elevations. Mr. Larsen responded there would be signs on all of the elevations and a
monument sign.
Chairperson Pentecost asked for clarification of the method by which a person would be able to
get to the front entrance. Mr. Larsen responded they would have to walk the distance as there
was no drive thru area unless they double parked. Chairperson Pentecost asked if there was any
way to provide a pathway of travel from this site to the Outback Steakhouse. Mr. Larsen
responded there was no way to do it as the developer did not own the property in between and
was working with the City to include the pathway and subdivision stormwater pond; they were
attempting to install those features that had never been put in place.
Vice Chairperson Rea stated he was concerned with the parking and those people that might
have a trailer. Mr. Larsen responded they would love a better parking situation, but they just
couldn’t figure out how to accomplish it. Vice Chairperson Rea suggested there could be a
variation in the width of the drive aisle. He encouraged the applicant to interpret the color
guidelines liberally as the proposed was a little brown. He stated he liked the proposed stone
base and the tapered towers and pilasters. He noted the Marriott did a good job of mixing up
their color and materials pallet. He stated he agreed with Staff recommendations especially #1,
#5, #6, #9, and #10.
Ms. Huyette stated she would like to see more detail as there was not a whole lot to go on with
the current submittal. She stated she was concerned the landscaping would not be ramped up in
the future. She stated the monument area planting plan did not seem to relate to anything; it
seemed to have just landed in the proposed location. She stated the relationships may be
resolved with the modifications to the entry and pathway. She stated it seemed as though there
would not be a lot of budget for the landscaping and noted a lot of money did not need to be put
into it to make it a good plan. She noted she was not seeing any cohesion in the tree placement
and species. She stated she was happy to hear that the applicant had a landscape architect and
her primary concerns were those of Staff. She stated she was in favor of the drainage being more
446
Page 4 of 5
Design Review Board Minutes – August 22, 2012
integrated into the landscaping design instead of putting it underground and could be an
enhancing element.
Vice Chairperson Rea added that he had noticed that lighting plan E-1 for the fixtures mounted
to the building included no horizontal cutoff that did not meet night sky requirements. Planner
Krueger responded that he had already informed the applicant of the unallowable lighting.
Mr. Hufstetler stated he was impressed with the way the applicant had shoe horned the project
onto the site while still presented a nice elevation to the street. He stated he did not feel the same
way about the parking lot and added that visibility would be a disaster on the site. He noted the
parking would be the side of the site that people would see the most from I-90. He stated it
really troubled him as there was already development along Valley Center that was problematic
when viewed from I-90. He suggested reconfiguring the parking would make a huge difference
in the overall appearance and functionality of the site. He stated he agreed with Vice
Chairperson Rea with regard to the proposed elevations and noted he liked the details included
on the entrances. He suggested a little more visual detailing in the upper areas but it would
depend on the pedestrian plaza on the street side. He suggested the plaza design should integrate
more strongly with the building. He stated he agreed with Chairperson Pentecost that a drive
thru feature would be nice though he understood the site constraints. Mr. Larsen noted there
were a few areas with wiggle room.
Chairperson Pentecost stated that designing a three story hotel is a difficult task and at the end of
the day you were attempting to make it look as though boxes had been stacked end to end and
then one on top of the other. He stated the hip roofs with shed roofs on each made the north and
south elevations energetic. He stated he commended them for doing things that gave interest to
the north and south ends of the structure. He asked if there was any LEED direction or
movement with the hotel. Mr. Larsen responded they do consider those features, but none had
been proposed with this application. Chairperson Pentecost stated that rooms on one side of the
building would be extremely hot during the year and no shading or sun protection had been
included; he suggested awnings on a west face really needed to be thought through and he
thought it should be investigated to make the building more efficient. He stated he agreed with
previous DRB comments with regard to the proposed parking arrangement as there would be no
way to turn around. Mr. Larsen responded people would be able to turn around, but it would
likely be a two or three point turn. Vice Chairperson Pentecost stated he understood the
constraints but the challenge should be addressed head on in the early stages. He stated he liked
the proposed materials palette and the composure had gone a long way. He stated he agreed with
Mr. Hufstetler with regard to the nice design of the entrances.
Ms. Huyette suggested the landscape architect might be able to provide suggestions on how to
soften and make the parking lot more welcoming without redoing the whole thing.
MOTION: Vice Chairperson Rea moved, Ms. Huyette seconded, to forward a recommendation
of approval to the City Commission for My Place Hotel SP/COA/DEV #Z-12169 with Staff
findings as outlined in the Staff Report. The motion carried 4-0 with Ms. Garden abstaining.
ITEM 4. PUBLIC COMMENT (15 – 20 minutes)
{Limited to any public matter, within the jurisdiction of the Design Review Board, not on this
agenda. Three-minute time limit per speaker.}
447
Page 5 of 5
Design Review Board Minutes – August 22, 2012
No items were forthcoming.
ITEM 5. ADJOURNMENT
There being no further comments from the DRB, the meeting was adjourned at 6:37 p.m.
Michael Pentecost, Chairperson
City o f Bozeman Design Review Board
448
449
450
451
452
453
454
455
456
457
458
459
460
461
462
463
464
465
46
6
46
7
46
8
46
9
47
0