HomeMy WebLinkAboutPark Place Preliminary Site Plan with Certificate of Appropriateness and Deviation, Z-12297
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Doug Riley, Associate Planner
Chris Saunders, Assistant Director, Department of Planning and
Community Development
SUBJECT: Park Place Preliminary Site Plan with Certificate of Appropriateness and Deviation Application #Z-12297. The project includes a request to the
City Commission to utilize the “cash donation in-lieu of land dedication”
provisions of Section 38.27.030 BMC to satisfy the residential parkland
requirements for the project.
MEETING DATE: January 7, 2013
AGENDA ITEM TYPE: Action - Quasi Judicial
RECOMMENDATION: That the City Commission approves the Preliminary Site Plan with
Certificate of Appropriateness and Deviation Application #Z-12297 for Park Place with the
conditions, code provisions and findings within the staff report. This includes approval of the request to utilize the “cash donation in-lieu of land dedication” provisions of Section 38.27.030 BMC to satisfy the residential parkland requirements for the project.
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-12297 and move to approve the preliminary site plan with certificate of appropriateness and deviation with conditions and subject to all applicable code provisions. This approval includes the request to utilize the cash donation in-lieu of land dedication provisions of Section 38.27.030 BMC to satisfy the
residential parkland requirements for the project.”
BACKGROUND: Flathead Bank and applicant Shaun Shahan, represented by Sandholm Architects, has submitted a preliminary site plan with certificate of appropriateness and deviation
application to allow the redevelopment of the existing Blue Sky Motel (now closed and bank
repossessed) located on the corner of East Main Street and Cypress Avenue into a 3 story mixed
use building with all new site improvements. The first (ground) story will contain 5,877 square feet of office/retail space (shown in 5 suites) and 16 enclosed garage spaces (to serve the second and third floor residential condominiums). The second and third floors contain 8 (2 bedroom)
condominium units each.
The applicant’s design team has had numerous meetings with City staff in working out design solutions to redeveloping this challenging site. This included an informal review to the Development Review Committee as well as a neighborhood meeting with the Marwyn-Lindley
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Neighborhood (as noted in the e-mail correspondence attached at the end of the staff report). The
result is a project that re-develops a motel/site that had gradually fallen into a state of disrepair
and eroding conditions into a well designed mixed-use project that meets current zoning and
public safety standards.
This project would typically be reviewed by the Planning Department and approved
administratively by the Planning Director. The only reason that this project requires review and
approval by the City Commission is due to the fact that the applicant has requested to utilize the
“cash donation in-lieu of land dedication” provisions of the code in order to satisfy the residential parkland requirements of the project (and City code reserves this authority to the City
Commission). City Staff has recommended approval of this request as noted in the “City
Commission Review of Cash Donation in-lieu of Parkland Dedication” section beginning on
page 5 of the attached staff report.
The site lies within the Class II East Main Street Entryway Corridor Overlay District and a
Certificate of Appropriateness is also required for the project. The applicant has requested a 5
foot front setback deviation to be able to move the building closer to Main Street and this request
is also supported by staff as noted in the “Deviation Review” section beginning on page 6 of the
attached staff report. UNRESOLVED ISSUES: None at this time.
ALTERNATIVES: 1. Approve the application with the recommended Staff conditions;
2. Approve the application with modifications to the recommended
Staff conditions; 3. Deny the application based on a finding of non-compliance with
applicable criteria; which may include denial of the requests to
utilize Cash Donation in-lieu of Parkland Dedication and/or the
setback deviation request;
4. Open and continue the public hearing on the application, with specific direction to Staff or the applicant to supply additional
information or to address specific items.
FISCAL EFFECTS: Approving the application will allow the redevelopment of a closed motel
and bank repossessed property that has been deteriorating. The proposed redevelopment of this site with a mixed use building to current site development and public safety standards will likely
increase tax values and corresponding revenue from the property.
Attachments: Staff Report, Applicant’s submittal materials, Marwyn-Lindley Neighbors e-mail
Report compiled on: December 27, 2012
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#Z-12297 Park Place SP/COA/DEV Staff Report 1
City Commission Staff Report for Park Place
SP/COA/DEV File #Z-12297
Item: A Preliminary Site Plan with Certificate of Appropriateness and Deviation Application to allow the redevelopment of 1010 East Main Street, (the site of the now closed and back repossessed
Blue Sky Motel), into a 3 story mixed-use building with related site improvements. The project
includes a request to the City Commission to utilize the “cash donation in-lieu of land
dedication” provisions of Section 38.27.030 BMC to satisfy the residential parkland
requirements for the project.
Owner: Flathead Bank
PO Box 308
Bigfork, MT 59911
Applicant: Shaun Shahan
8105 Alamosa Lane
Bozeman, MT 59715
Representative: Sandholm Architects 2042 Stadium Drive, Suite 2
Bozeman, MT 59715
Date: City Commission Meeting, Monday, January 7, 2013 at 6:00 p.m., in the City Commission
Meeting Room, Bozeman City Hall, 121 North Rouse Avenue, Bozeman, Montana.
Report By: Doug Riley, Associate Planner
Recommendation: Conditional Approval
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-12297 and move to approve the preliminary site plan with certificate of appropriateness
and deviation with conditions and subject to all applicable code provisions. This approval includes the
request to utilize the “cash donation in-lieu of land dedication” provisions of Section 38.27.030 BMC to satisfy the residential parkland requirements for the project.”
______________________________________________________________________________
Project Location
The property is located at 1010 East Main Street, (the site of the now closed and bank repossessed Blue
Sky Motel), which is located on the southeast corner of East Main Street and Cypress Avenue. The
property is legally described as Lots 1-10, Block 22, Northern Pacific Addition, SE ¼, Sec 7, T2S, R6E,
City of Bozeman, Gallatin County, Montana. The zoning designation for said property is B-2
(Community Business District). The site lies within the Class II East Main Street Entryway Corridor Overlay District.
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#Z-12297 Park Place SP/COA/DEV Staff Report 2
Proposal
The proposal includes the redevelopment of the existing Blue Sky Motel site and construction of a 3 story mixed use building and all new site improvements. The first (ground) story will contain 5,877
square feet of office/retail space (shown in 5 suites) and 16 enclosed garage spaces (to serve the second
and third floor residential condominiums). The second and third floors contain 8 (2 bedroom)
condominium units each.
This project would typically be reviewed by the Planning Department and approved administratively by
the Planning Director. The only reason that this project requires review and approval by the City
Commission is due to the fact that the applicant has requested to utilize the cash donation in-lieu of land
dedication provisions of the code in order to satisfy the residential parkland requirements of the project
(and City code reserves this authority to the City Commission). The site lies within the Class II East Main Street Entryway Corridor Overlay District and a Certificate of Appropriateness is also required for
the project. The applicant has requested a 5 foot front setback deviation to be able to move the building
closer Main Street and this request is supported by staff as noted later in this staff report.
On December 11, 2012 the applicant and their design team met with the Marwyn-Lindley neighborhood to present their plans and to obtain neighborhood feedback (a copy of the e-mail summary of the
meeting from the neighborhood Chair to their members is attached).
On December 19, 2012 the Development Review Committee (DRC) recommended conditional approval
of this SP/COA/DEV application, including a recommendation of approval for use of cash-in-lieu of parkland, and their recommended conditions, code citations and comments are included in this report.
Recommended Conditions of Approval
Based on the subsequent analysis, the DRC and Staff find that the application, with conditions and code provisions, is in compliance with the adopted Growth Policy and the City of Bozeman Unified
Development Ordinance. The following conditions of approval are recommended. Please note that these
conditions are in addition to the required code provisions beginning on page 8 of this report.
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Planning Department Recommended Conditions:
1. A subdivision exemption to aggregate the existing platted lots shall be completed and recorded prior
to final site plan approval for the project.
2. The existing chain link and wooden fence along the south boundary of the site shall be replaced with a
6 foot tall wooden fence in order to achieve the required screening requirements between this mixed
use project/parking area and the adjacent residential land uses as required under Section
38.26.050.C.2. BMC.
3. The final landscaping plan shall be amended to detail the plantings being proposed along the ends of the parking area that abut both Main Street and Cypress Avenue to address the parking lot screening
requirements of Section 38.26.050.C.2 BMC.
4. The final condominium documents for this project shall include the City’s required Special
Improvement District (SID) notice/language and a section to address Section 38.25.020.B BMC,
which indicates, “that there shall be no conversion of internal/garage parking spaces into a dwelling unit or living area or other activity until or unless other adequate provisions are made to comply
with the required off-street parking requirements of the BMC and such provisions are approved by
the City of Bozeman”. This note shall also be included on the final site plan for the project.
Due to the use and parking limitations of the site, a separate document/instrument shall also be
recorded at the Clerk and Recorders Office advising potential purchasers or tenants of the need to consult with the City Department of Planning and Community Development to verify zoning
compliance for their proposed use and/or tenant improvements.
5. Written documentation from the City Engineer’s Office and U.S.P.S on the location and placement
of a mail delivery location or method must be provided and said location or method shall be noted
accordingly on the final site plan.
6. As required by the City of Bozeman Building Department, a “Site Accessibility Plan” shall be
submitted as part of the building permit application for the building.
7. A color palette for the building that includes actual material samples and color chips shall be
submitted for review and approval by the Planning Office as part of Final Site Plan approval in order
to verify compliance with the Preliminary Site Plan submittal, the Design Objectives Plan guidelines and that no shiny materials are being proposed that may impact adjacent residential properties or
public streets. The materials/color palette shall be presented on a board no larger than 24” x 36” and
contain all the primary materials to be utilized on the building including window/storefront frames
and doors (incl. garage) and in any proposed fencing or screening. All final building elevations and
details shall be keyed to the color palette to delineate where each individual building material and color is specified. The palette shall be returned to the applicant following approval.
8. A coordinated set of street furnishings (benches and waste receptacles) shall be utilized for the
project and the details of these amenities shall be provided as part of the final site plan submittal and
noted accordingly on the final site plan.
9. The gas and/or electrical meters and equipment area shown on the east side of the building shall be recessed or screened and provided in matte or non-reflective finishes that are integrated with the
building colors and these details shall be provided as part of the final site plan submittal and noted
accordingly on the final site plan.
10. 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.
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Engineering Department Recommended Conditions:
11. The applicant shall provide and file with the County Clerk and Recorder's office executed Waivers
of Right to Protest Creation of Special Improvement Districts (SID’s) for the following:
a. Improvements to the intersection of E. Main Street and Cypress Avenue.
b. Improvements to the intersection of E. Main Street and N. Broadway Avenue.
The document filed shall specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the
completion of said improvements on a fair share, proportionate basis as determined by square
footage of property, taxable valuation of the property, traffic contribution from the development,
or a combination thereof.
12. Any storm water that comes into contact with the proposed parking lot shall be pretreated before
entering into the public storm sewer.
13. The proposed accesses on Cypress Avenue and East Main Street do not meet the minimum
separation requirements from the intersection of principle arterial with a local street. These proposed accesses must be approved at the discretion of the City Engineer (See UDC section
38.24.090.H for further information about the Deviations from Property Access Standards). Note:
Engineering staff is supportive of this deviation pending the submittal of the required documentation
and approval from the Montana Department of Transportation.
14. A public access easement will be required for any sections of public sidewalk that are relocated or
extended outside of the public right of way. All setbacks will continue to be measured from the right
of way and not the public access easement.
Conclusion/Recommendation
The DRC and Staff have reviewed the Park Place Preliminary Site Plan with Certificate of
Appropriateness and 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 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: (Across Main Street): Commercial/Office, zoned “B-2” (Community Business District) South: Residential, zoned “R-1” (Residential Single Household Low Density District)
East: Commercial/Office, zoned “B-2” (Community Business District)
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West: (Across Cypress Avenue): Lindley Park, zoned “PLI” (Public Lands and Institutions District)
Adopted Growth Policy Designation
The Future Land Use Map of the recently updated Bozeman Community Plan designates the subject
property to develop as “Community Commercial Mixed Use”. Activities within the Community
Commercial Mixed Use category are the basic employment and services necessary for a vibrant
community. Establishments located within these categories draw from the community as a whole for
their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify
this designation…The Community Commercial Mixed Use category is distributed at two different scales
to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and
are activity centers for an area of several square miles surrounding them. These are intended to service
the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 10- 15 acre size range and are intended
to provide primarily local service to an area of approximately one-half mile radius. These commercial
centers support and help give identity to individual neighborhoods by providing a visible and distinctive
focal point. They should typically be located on one or two quadrants of intersections of arterials and/or
collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an
integrated, pedestrian friendly manner and should not be overly dominated by any single land use.
Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to
significant streets and intersections. As needed, building height transitions should be provided to be
compatible with adjacent development.
REVIEW CRITERIA AND STAFF FINDINGS:
City Commission Review of Cash Donation in-lieu of Parkland Dedication
As a site plan with a residential component, Section 38.27.020.D BMC requires that “for residential site
plans…is an amount of park land or its equivalent equal to that required by Section 38.27.020 for the
proposed number of dwelling units set aside within the project boundaries, and configured for active
recreational use by the residents of the project; or has the developer proposed to provide its equivalent as may otherwise be allowed by this chapter.”
The applicant proposes 16 residential units as part of this site plan. Under Section 38.27.020.A.1.e.(3),
the required amount of parkland is capped at 12 dwelling units per acre. As this site is .87 acres in size,
the required amount of parkland is calculated at 10 units (i.e. 12 x .87 acres). Therefore, the calculation
for parkland is 10 units x 0.03 acres or 0.3 acres of parkland being required.
Due to the small size of this site, the fact that it is a redevelopment/infill project on a corner location,
(where trying to provide 0.3 acres of dedicated parkland on the site would be extremely challenging),
and due to the fact that it is located directly across Cypress Street from the City’s already developed
Lindley Park, the applicant has requested to be able to utilize the cash donation in-lieu of land dedication provisions of Section 38.27.030 BMC to satisfy the parkland dedication requirements for the project.
As previously mentioned, it is solely this element/request that triggers the Commission’s review of the
project under Section 38.27.030, as the City Commission makes the determination that cash donation in
lieu of land dedication is acceptable for a project.
Planning Staff, the Parks and Recreation Department and the DRC are recommending that the
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Commission grant the applicant’s request to utilize the cash-in-lieu provisions of the code for this project for the reasons identified. In addition, this project is a desired mixed-use/redevelopment
project in the East Main Corridor. Staff also believes this project also matches the Commission’s
previous policy direction and recent code amendment for downtown (B-3) projects in which any and all B-3 projects with a residential component utilize the cash-in-lieu provisions as a default provision due to the difficulties in providing actual developed parkland space downtown and to encourage additional residential development downtown. This site/project is so closely located and
linked to downtown, essentially only separated by Lindley Park, that the same policy direction
makes sense in this instance as well. It should be noted that under the cash donation in-lieu of land dedication provisions of Section
38.27.030, the “Cash donation….shall be equal to the fair market value of the amount of land that would
have been dedicated. For the purpose of these regulations, the fair market value is the value of unsubdivided, unimproved land after it has been annexed and given an urban zoning designation”. Staff understands that the applicant has commissioned the necessary appraisal to determine the donation
amount for the required 0.3 acres and is awaiting that appraisal. The code specifies that the appraisal and
donation must be completed prior to final site plan approval.
Deviation Review:
Criteria Section 38.17.080 Deviation from Overlay or Underlying Zoning Requirements
The applicant has requested a 5 foot front setback deviation to place the building 20 feet from the East
Main right-of-way where 25 feet would be the normal requirement under Sections 38.10.050A.1.a and 38.17.060.A.2.b.(2) BMC.
Section 38.17.080 specifies the required criteria for granting deviations from underlying zoning
requirements. In the discussion below, Staff evaluated the project proposal in light of these criteria
and is recommending the granting of this setback deviation.
A. Deviations will produce an environment, landscape quality and character superior to that produced by the existing standards.
The proposed 5 foot setback deviation, (which is the maximum 20% deviation allowable to be granted), will allow the applicant to move the building closer to Main Street and an additional 5 feet away from
the adjacent residential single family homes to the south. Moving the building closer to Main Street
matches the Design Objectives Plan goal of defining corners (intersections) with a strong building
presence by providing a building anchor at the corner. At the same time, the remaining 20 foot setback
allows a pedestrian friendly entry plaza to be incorporated into the project which includes human scale design features such as benches and landscaping. This is a pattern very similar to the already established
precedent of the Locati Building directly across Main Street from this site. In addition, the Locati
Building across the street was granted the same 5 foot setback deviation by the City Commission in
2002. As noted in the Design Objectives Plan review later in this report, the landscaping, site design and
building architecture/amenities 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 5 foot setback deviation still allows the site, including the East Main Street frontage, to be designed in accordance with the standards of the Design Objectives Plan and the Corridor Specific Design
Guidelines for East Main Street as detailed in the Design Objectives Plan review later in this report. The
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setback deviation also assists in the redevelopment of a challenging corner location, and a site that had
fallen in disrepair, therefore contributing to improving this entryway corridor’s appearance and function
in accordance with the intent and purpose of Article 17.
C. Deviations will be consistent with the adopted Design Objectives Plan. As noted later in the Design Objectives Plan review of this report, the proposed building setback has still
allowed a very well designed site plan, site improvements and architecture that is consistent with the
adopted Design Objectives Plan and the guidelines for the East Main Street Corridor.
Section 38.19.100 Plan Review Criteria
In considering applications for site plan approval under this title, the Planning Director, City
Commission, Development Review Committee, and when appropriate, the Administrative Design Review Staff, the Design Review Board or Wetlands Review Board shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
The development proposal is in conformance with the Bozeman Community Plan including the Community Commercial Mixed Use land use designation. With office/retail space and residential on
the second and third floors, this mixed use project complies with many of the land use goals and
objectives of the City’s adopted growth policy including:
Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides public and private basic services and facilities in close proximity to where people live and work, and minimizes
sprawl.
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.
Objective LU-2.3: Encourage redevelopment and intensification, especially with mixed uses, of
brownfields and underutilized property within the City consistent with the City’s adopted standards.
Using this approach rehabilitate corridor based commercial uses into a pattern more supportive of the principles supported by commercial centers.
Objective LU-4.6: All mixed use areas should be developed on a grid of connectivity, including streets,
alleys, driveways, and parking areas that contain multimodal facilities and a high level of connectivity
to adjacent development. Shared use, underground, or other structured parking is recommended to reduce surface parking area.
This redevelopment proposal will also remove a rather blighted structure and land use and improve the
aesthetic character of the East Main Entryway Corridor as envisioned in the City’s Design Objectives
Plan. The site will be brought into conformance with current zoning regulations and entryway corridor
guidelines. Based upon the review of this specific site and context, the proposed mixed use project is in conformance with the City’s adopted Growth Policy and the Community Commercial Mixed Use land
use classification.
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
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requirements of the Bozeman Municipal Code or state law. The following code provisions are cited in
order to address specific deficiencies and/or are supplied in order to assist the applicant in preparing
their final site plan submittal. The following shall be addressed prior to final plan approval:
Planning Department Cited Code Provisions:
a) Section 38.19.120 requires the applicant to submit eight (8) copies of a Final Site Plan within 6
months of preliminary approval containing all of the conditions, corrections and modifications
to be reviewed and approved by the Planning Office.
• If occupancy of any structure
b) 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 Plan approval. Building Permits will not be issued until the Final Site Plan is approved.
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.
c) Section 38.19.120 requires that the final site plan submittal contain the materials required in
Section 38.41.080.
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 plan shall contain a notation
e) Sections 38.23.150 requires a lighting plan for all on-site lighting including all-mounted lights
on the building and must be included in the final site plan submittal. 38.23.150.D.7.e states that
the maximum illumination measured in footcandles at the property line shall not exceed 0.3
onto adjacent residential properties and 1.0 onto adjacent commercial properties and public rights-of-way.
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.”
f) 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).
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g) Section 38.34.100 states that a building permit shall be obtained within one year of final site
plan 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.
h) Section 38.23.170.A.4 requires that a construction management plan be submitted with the final
site plan submittal including a construction trash enclosure. For applications other than those
classified as sketch plan review, the applicant shall designate a temporary enclosed refuse
storage area on the site plan, including a typical detail with dimensions and type of materials,
for the storage and collection of building material debris during the construction phase of the project, and that said debris area is shown accordingly on the final site plan.
i) 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 improvements including, but not limited to landscaping, ADA accessibility requirements, private infrastructure, or other required elements were installed in accordance
with the approved site plan, plans and specifications prior to occupancy.
j) Article 26 and Section 38.41.100 state that the final landscape plan must meet all of the
minimum landscape standards, fulfill the necessary points and be signed and certified by a landscape professional.
k) Section 38.23.080.H. requires that stormwater retention/detention facilities in landscaped areas
shall be designed as landscape amenities. A cross section and landscape detail of each facility
shall be submitted with the final landscape plan for review and approval as required by said section.
l) Section 38.28.060 outlines the amount of permitted signage for the property and Section
38.28.080 requires a comprehensive sign plan as the project consists of two or more tenant
spaces. The comprehensive sign plan shall be submitted with the final site plan for the project. A sign permit shall be reviewed and approved by the Planning Office prior to the construction
and installation of any on-site signage.
m) Section 38.22.090 outlines the requirements for Condominiums. The bylaws, covenants,
conditions and restrictions shall be submitted to the city for review and approval prior to the granting of final site plan approval.
Engineering Department Cited Code Provisions:
n) The Final Site Plan shall be adequately dimensioned. A complete legend of all line types used
shall also be provided.
o) A Stormwater Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to
remove solids, silts, oils, grease, and other pollutants must be provided and approved by the City
Engineer. The plan must demonstrate adequate site drainage (including sufficient spot
elevations) and shall include calculations for stormwater runoff and sizing of stormwater piping.
A Storm Water Management Permit (SMP) must be submitted and approved by the City
Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application form
and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm Water
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Management Ordinance #1763. The SMP is independent of any other storm water permitting
required from the State of Montana, and does not fulfill the requirement to obtain a Storm Water
Pollution Prevention Plan (SWPPP) if they are required for this development.
p) Plans and Specifications for any fire service line must be prepared in accordance with the City's
Fire Service Line Policy by a Professional Engineer (PE), and be provided to and approved by
the City Engineer prior to initiation of construction of the fire service or fire protection system.
The applicant shall also provide Professional Engineering services for construction inspection,
post-construction certification, and preparation of mylar record drawings.
q) The location of existing water and sewer mains shall be properly depicted, as well as nearby fire
hydrants.
r) Sewer and water services shall be shown on the FSP and approved by the Water/Sewer Superintendent. City of Bozeman applications for service shall be completed by the applicant.
In previous submittals the water and sewer services were shown in different locations as shown
on the current site plan. Please verify that what is shown on the current site plan is correct.
s) All existing utility and other easements must be shown on the FSP.
t) Adequate snow storage area must be designated outside the sight triangles, but on the subject
property (unless a snow storage easement is obtained for a location off the property and filed
with the County Clerk and Recorder's office).
u) Drive approach and public street intersection sight triangles shall be free of plantings which at
mature growth will obscure vision within the sight triangle.
v) The drive approaches shall be constructed in accordance with the City's standard approach (i.e.,
concrete apron, sidewalk section and drop-curb) and shown as such on the FSP.
w) All trees must be at least 10 feet from any public utilities or service lines. All public utilities and
services lines must be shown on the Final Landscaping plan.
x) The applicant shall submit a construction route map dictating how materials and heavy equipment will travel to and from the site in accordance with section 38.39.020.A.1 of the
Unified Development Ordinance. This shall be submitted as part of the final site plan for site
developments, or with infrastructure plans for subdivisions. It shall be the responsibility of the
applicant to ensure that the construction traffic follows the approved routes.
y) All construction activities shall comply with section 38.39.020.A.2 of the Unified Development
Ordinance. This shall include routine cleaning/sweeping of material that is dragged to adjacent
streets. The City may require a guarantee as allowed for under this section at any time during the
construction to ensure any damages or cleaning that are required are complete. The developer
shall be responsible to reimburse the City for all costs associated with the work if it becomes necessary for the City to correct any problems that are identified.
3. Conformance with all other applicable laws, ordinances, and regulations
The Final Plan 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.
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4. Relationship of site plan elements to conditions both on and off the property
Existing- The property is currently occupied by the now closed and bank reposed Blue Sky Motel. The Motel had gradually fallen into a state of disrepair and eroding conditions. The existing building and
associated site improvements are very non-conforming in regards to current zoning standards in terms of
setbacks, access, parking, building codes, etc. One of the key public safety elements nearby residents
have indicated that has been problematic is that the current building’s location and site
improvements/landscaping on the corner of East Main Street and Cypress Avenue creates a hazardous site distance issue for motorist wanting to turn onto Main Street.
Proposed- The new building and site improvements have been designed to comply with all current code
and design guidelines for this location other than that the building is proposed to be placed at a 20 foot
setback from East Main Street in an effort to achieve additional separation from the residential land uses to the south and to allow green space to be incorporated along that boundary. Staff has also included a
recommended condition (Recommended Condition #2) to replace the existing chain link and older
wooden fencing along this boundary to improve the screening and aesthetics on the south side of the site
in accordance with the City screening requirements between differing land uses/parking. While retaining
at least a 20 foot building setback, and with designing the landscaping and site details within the allowances of the City’s required clear vision triangle, the site vision at the intersection for motorists
wanting to turn onto Main Street will be addressed. The applicant’s proposed plan also includes the
replacement of the existing curb-walk along both Main Street and Cypress Avenue with boulevard
sidewalks to improve the safety of the pedestrian system and create a green landscaping and edge with
street trees in accordance with the City’s standards and the guidelines for the East Main Street Entryway Corridor.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
20 parking spaces are required by code to serve the proposed office space (1 space per 250 square feet based on 85% of the gross floor area). 32 spaces are required to serve the proposed residences (2 spaces
per 2 bedroom unit). Thus 52 spaces are required to be provided. The site plan details that the required
52 spaces are proposed to be provided and incorporates the required accessible spaces, provisions for
compact spaces, on-street parking, and 16 of the residential spaces are to be provided in enclosed
garages on the first floor.
Since this project does not have any additional parking being provided, the applicant has included in
their condominium restrictions that restaurants will not be an allowed land use due to the greatly
increased parking demands that land use would generate and which may be disruptive to the adjacent
residential neighborhood. The restrictions also do not allow any commercial use of the residential units. In addition, due to the provision of the enclosed residential garages which are needed to meet the
parking demand for this project, Section 38.25.020.B BMC, requires, “that there shall be no conversion
of internal/garage parking spaces into a dwelling unit or living area or other activity until or unless
other adequate provisions are made to comply with the required off-street parking requirements of the BMC and such provisions are approved by the City of Bozeman”. This note shall also be included on the final site plan for the project. Due to the use and parking limitations of the site, a separate
document/instrument is also recommended to be recorded at the Clerk and Recorders Office advising
potential purchasers or tenants of the need to consult with the City Department of Planning and
Community Development to verify zoning compliance for their proposed use and/or tenant
improvements. (Recommended Condition #4).
Engineering staff did not require a traffic study with the proposal as traffic was estimated to not
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substantially increase over the existing counts. East Main Street and the signals in the vicinity of the
project site are under the jurisdiction of the Montana Department of Transportation and the Engineering
Department has forwarded the project to them for review and comment. Considering that one of the
existing accesses to Main Street, (i.e. the one closest to Cypress Avenue), will be removed, the traffic circulation and separation from the intersection will be greatly improved.
As previously mentioned, one of the key improvements to this site will be addressing the site vision for
vehicles turning onto Main Street from Cypress Avenue through the incorporation of the City’s required
clear vision triangle standards at the intersection.
6. Pedestrian and vehicular ingress and egress
Pedestrian access is provided/improved by replacing the existing substandard curb-walk with new
boulevard sidewalks along both East Main Street and Cypress Avenue. A concrete plaza and the office/retail building entrances in front of the building along East Main Street will be tied into this new
sidewalk.
Vehicular access to the site will be improved with the removal of one of the motel accesses to East Main
Street (the one closest to Cypress Avenue) and with one new access from Cypress Avenue. Both site accesses will be improved to modern standards as approved by the City and MDT.
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 is required to meet the standard of 23 points. The landscape plan provides the
required yard landscaping, street trees, and parking area landscaping. Staff has recommended two
conditions to address specific landscaping/screening requirements. Recommended condition #2 requires
that the existing chain link and wooden fence along the south boundary of the site shall be replaced with
a 6 foot tall wooden fence in order to achieve the required screening requirements between this mixed use project/parking area and the adjacent residential land uses as required under Section 38.26.050.C.2.
BMC.
Recommended condition #3, requires that the final landscaping plan shall be amended to detail the
plantings being proposed along the ends of the parking areas that abut both Main Street and Cypress
Avenue to address the parking lot screening requirements of Section 38.26.050.C.2 BMC.
There are several existing mature trees (evergreens) and shrubs on the property. Unfortunately, these
trees are primarily located in the middle (motel courtyard) area of the site and are not able to be retained
with the redevelopment of the property. However, the new frontage and yard setback landscaping and
screening being provided, in accordance with current City standards, will enhance the green space on
site. New plantings will augment the new open space areas and coordinated street trees will be provided within the new boulevard areas along both East Main Street and Cypress Avenue.
8. Open space
The residential component of the project requires that the City’s residential parkland and open space requirements be met. As previously addressed, the applicant has requested that the required parkland
dedication component be met through the cash donation in lieu provisions of the code and this request is
recommended to be granted due to the location and nature of this project.
On site open space for the residences of the project is also required to be provided at a rate of 150 square feet for each 2 bedroom unit. The required 2,400 square feet of open space is proposed to be provided
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through a combination of private balconies (which meet the City’s minimum design standards for
inclusion) and landscaped areas. These areas provide a mix of hard and softscaped areas with benches to
serve the residents of the project as well as other tenants.
9. Building location and height
As previously addressed under the deviation review section, the building is sited appropriately along the
East Main Street frontage at a 20 foot setback and the 5 foot setback deviation is supported by staff. The
3 story building is primarily flat roofed and is proposed at the allowed 38 feet of the B-2 District. The building design also incorporates some parapet walls and design features to screen mechanical
equipment and to vary the roof form to break up the mass of the building as required by the Design
Objectives Plan and this additional 4 feet of height for these features is allowed under Section
31.21.060.D.2.a.
10. Setbacks
The existing motel building lies within the required 25 foot setback area and the building and associated
site improvements, primarily landscaping, creates a site distance hazard at the intersection of East Main
Street and Cypress Avenue. The new building and site improvements are proposed to be placed in accordance with all current B-2 zoning setback requirements, (with the exception of the 5 foot front
setback to East Main Street as previously addressed), and clear vision standards.
11. Lighting
In an effort to be sensitive to the nearby residential land uses, no parking lot lighting (i.e. poles) are
proposed to be provided (and are not required by code). Only building mounted lights are proposed to be
provided and these must meet current code requirements. The fixtures shown generally comply with
requirements if installed as described. Final cut sheets for all fixtures and photometrics will be required
with the final plan materials per the cited code provisions.
12. Provisions for utilities, including efficient public services and facilities
Water and sewer will be provided directly to the building from sewer and water lines that exist within
East Main Street and Cypress Avenue. Any existing overhead electrical services will be removed and placed underground from the property line into the building. The site is fully served by City public
services and facilities.
13. Site surface drainage
The new stormwater system is designed to flow into on-site retention areas in accordance with modern
standards before being released into the City storm drain system (including pre-treatment as noted in
Recommended Engineering Condition #12). The proposed stormwater retention areas are required to be
designed as landscape amenities as noted in the cite code provisions. 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
Commercial and residential loading and unloading can be accommodated on the site within the provided parking lot maneuvering lane(s). No formal loading or unloading areas are required with a building and
use of this size.
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15. Grading
Minimal grading is anticipated to prepare the site for efficient functioning of the storm water system. All areas affected are proposed to be completed with site improvements or landscaping.
16. Signage
No signage is requested as part of this application. Conceptual locations are shown on the proposed building. As a multi-tenant building a comprehensive sign plan is required to be developed and reviewed
as part of the final site plan package as noted in the cited code provisions.
17. Screening
Two recommended conditions (Recommended Condition #2 and #3) have been included to address
required parking lot screening requirements to the adjacent residential area to the south and to address
the ends of the parking lots to the adjacent streets.
Staff also notes a code provision that requires that 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, and meters shall encroach into the required yard setbacks and will be properly
screened with an opaque solid wall and adequate landscape features. All rooftop mechanical equipment
shall be incorporated into the roof form or screened in an approved rooftop enclosure.”
18. Overlay district provisions
Please reference the findings within the following Design Objectives Plan Review that addresses this
section.
19. Other related matters, including relevant comment from affected parties
On December 11, 2012 the applicant and their design team met with the Marwyn-Lindley neighborhood
to present their plans and to obtain neighborhood feedback (a copy of the e-mail summary of the
meeting from their Chair to their members is attached).
No other public comment has been received as of the writing of this report. Any comments received
following the issuance of this staff report will be forwarded to the Commission as it is received.
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 multiple lots that will be required to be aggregated prior to final plan
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approval per recommended staff condition #1. A subdivision exemption process shall be utilized to
accommodate the aggregation.
21. Compliance with Article 8 of Chapter 10 of the code (Affordable Housing) N/A as the Affordable Housing Ordinance is not currently in effect.
22. Phasing of development
The project is proposed to be constructed in one phase during one construction season.
DESIGN OBJECTIVES PLAN REVIEW – (DOP)
1. Neighborhood Design (pages 9-14 of the Design Objectives Plan) A. Green Space: There are several existing mature trees (evergreens) and shrubs on the property.
Unfortunately, these trees are primarily located in the middle (motel courtyard) area of the site
and are not able to be retained with the redevelopment of the property. However, the new
frontage and yard setback landscaping and screening being provided, in accordance with current City standards, will enhance the green space on site. The proposed stormwater retention areas are
also required to be designed as landscape amenities. The green space on this corner location will
also be enhanced with the provision of new boulevard sidewalk (instead of the existing curb-
walk) and the provision of the required street trees along these frontages.
B. Auto Connections: Access to the site will be improved with improved access locations, the
removal of one access to East Main Street, curb, gutter, boulevard sidewalks, and landscaping.
Due to this being a corner location and the limitations of adjacent properties, there are no
opportunities for adjacent automobile connections.
C. Pedestrian & Bicycle Connections: Pedestrian access will be from the new boulevard
sidewalks being installed along the East Main Street and Cypress Avenue frontages. These
sidewalks will connect to the existing City sidewalk system linking this project to downtown,
Lindley Park, the regional trail system and other adjacent areas. Bicycles may access the site
from East Main Street, Cypress Avenue and the Lindley Park system. A bicycle parking area is located along the north façade of the building adjacent to the outdoor plaza area.
D. Street Character: Street trees, outdoor plaza landscaping, sidewalks/paths, and outdoor
furniture can all provide continuity and sense of place at a pedestrian scale. The proposal
includes all of these elements in an outdoor plaza area along East Main Street. Final cutsheets of all furniture will be required with the final site plan (Recommended Condition #8). The street
frontage landscaping and parking lot screening along the streetscapes include diverse seasonal
plantings and planting beds.
2. Site Design (pages 15-36) A. Natural Features: The site does not contain any existing significant natural features except for
some mature trees. As previously mentioned, due to these trees being located in the center of the
property, the redevelopment of the property does not allow their preservation.
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 view sheds from the
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roadways as discussed in this section. The proposed top of the highest parapet for the building is
42 feet which is within the allowed heights for B-2 for parapet walls. This building height is also
approximately 2 feet shorter than the Locati building directly across East Main Street. The
adjacent office building to the immediate east is also a 3 story building. C. Cultural Resources: This site and existing building is not located within the Conservation
Overly District and has not been identified as a significant historic building. The applicant is
attempting to locate a buyer for the existing motel sign in order that it may be able to be utilized
elsewhere. No other cultural resources have been identified on this site. D. Topography: No significant changes in topography exist on the site. Some minor site grading
will occur with the redevelopment of the property to accommodate storm drainage.
E. Site Drainage: The new stormwater system is designed to flow into on-site retention areas in accordance with modern standards before being released into City storm drain system (including
pre-treatment as noted in Recommended Engineering Condition #12). The proposed stormwater
retention areas are required to be designed as landscape amenities as noted in the cited code
provisions.
F. Building Placement: The existing motel building lies within the required 25 foot setback area,
with approximately a 12 foot setback to East Main Street. The new building is proposed at a 20
foot setback and staff is supporting the requested 5 foot setback deviation. This accomplishes the
DOP goal for building placement that “where a major intersection occurs, provide a building anchor at the corner and to define the corner with a strong building presence.” This 20 foot setback pattern has also already been established across the street from this location with the
Locati building. The primary commercial entrances to the building are to Main Street and
incorporate visual interest for pedestrians with storefront windows, vernacular architectural
building features, building mounted lighting, landscape features, pedestrian amenities and
seating.
G. Outdoor Public Spaces: The outdoor plaza seating area(s) proposed along East Main Street
provide an “outdoor public focal point for the site” as described by this section. Landscaping,
benches, trash containers, and bicycle parking will be provided in this area. These 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, pedestrian access to the
site is from the new boulevard sidewalks along East Main Street and Cypress Avenues and is
primarily linked to the building through the concrete outdoor plaza area along East Main Street.
A bike rack is also provided in this area. I. Internal Automobile Circulation Systems: The site plan provides a coordinated and
continuous driveway linking the East Main Street access to the Cypress Avenue access to
provide traffic follow as depicted. The proposal eliminates one existing motel curb cut to East
Main Street. The widths of the internal driveways have been generally minimized for this type of use and vehicles that will utilize the site.
J. Parking Lots: The minimum parking requirements for the project are met. The parking
proposed does not exceed the 100% maximum recommended within the DOP and the use of
structured parking is being utilized as recommended by the DOP. With the incorporation of recommended Conditions #2 and #3, the site includes the required landscape screening to
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minimize the visual impact of cars on site. In addition, the parking areas are provided to the side
and rear of the building as suggested in the guidelines.
K. Site Lighting: The applicant has not proposed any parking lot lighting (poles) in order to minimize any adverse impacts to the adjacent residential area to the south. Site lighting will be via building mounted lighting that is required to meet the standards in Section 38.23.150 which
requires full cutoff lighting and limited lighting output at property lines and street rights-of-way.
A final lighting plan will be required with the final site plan application.
L. Utilities & Service Areas: A trash enclosure is proposed to be located in the southeast corner of the property appropriately sited to the rear of the building/away from the East Main corridor and
is designed to be compatible with the building materials/design. As recommended in Condition
#9, the gas and/or electrical meters and equipment area shown on the east side of the building
shall be recessed or screened and provided in matte or non-reflective finishes that are integrated with the building colors and these details shall be provided as part of the final site plan submittal and noted accordingly on the final site plan.
M. Landscape Design: As stated in 1.A above, there are several existing mature trees (evergreens)
and shrubs on the property. Unfortunately, these trees are primarily located in the middle (motel courtyard) area of the site and are not able to be retained with the redevelopment of the property. However, the new frontage and yard setback landscaping and screening being provided, in
accordance with current City standards, will enhance the green space on site. New plantings will
augment the new open space areas and coordinated street trees will be provided within the new
boulevard areas along both East Main Street and Cypress Avenue. The landscape plan depicts the landscaping required by the DOP within the 20 foot setback along East Main Street. The stormwater system is planned to include retention areas that are required to be designed as
landscape amenities. The plan meets the minimum 23 performance points required within the B-
2 District. Staff recommends conditions related to the screening of parking spaces to the
residential area to the south and the ends of the parking lots to East Main Street and Cypress Avenue as detailed in recommended conditions #2 and #3 in order to comply with the DOP guidelines and code requirements.
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 are properly screened with physical/opaque screening and/or are 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. Adequate buffers are shown within the existing landscape plan to shield the uses and parking on site. 3. Building Design (pages 37-48):
A. Building & Topography- The building follows 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 simple vernacular design traditions. The building materials are of good
quality and are consistent with the general character of this Entryway Corridor and other recent office building construction to the immediate north and east. The site will complement and enhance existing and future development in the East Main Street corridor.
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C. Primary Building Entrance- The building includes primary entrances for the commercial
tenant spaces to the outdoor plaza area that is being enhanced with landscaping and streetscape
furnishings along East Main Street. The primary building entrances are clearly identifiable. D. Street Level Interest- The building includes interesting details and high quality materials. It
does not present a negative “backside” to neighboring properties and no large expanses of blank
walls are proposed.
E. Building Mass & Scale- By placing this building near the street intersection, it also helps to
reduce the building mass and scale in relation to the adjacent residential area to the south. The
building has been designed so that no primary façade plane exceeds 100 feet in length. In
addition, the facades are divided into separate elements by small jogs in the façade plane and
articulation in materials and/or details such as windows, banding or terraces. The building changes materials and colors with each building module and conforms to the requirement. The
building also incorporates changes in roof form to help express the different modules of the
building mass as flat roofs are encouraged to utilize varied parapet lines and cornices as part of
the City’s design traditions. The metal awnings on the first floor also help to establish a human
scale along the East Main Street frontage. F. Roof Form- The primary roof form is a flat roof with some parapet and sloped roof features to
articulate and offset the roof planes. The roof form includes slopes, offsets and material changes
to provide variety and interest while reducing the perceived scale of the building.
G. Building Materials- The primary building materials proposed include a combination of brick,
stone, stucco, some wood, steel awnings, and storefront window and door systems. As proposed,
the palette of materials is generally consistent with the DOP and matches similar newer buildings
buildings adjacent to this location. Staff recommends a condition that requires a final materials
palette prior to final plan approval (Recommended Condition #7). H. Building Complex- N/A as only one building is proposed.
I. Service Canopies- Not applicable to this application.
J. Color- The guidelines recommend muted earth tones with bolder colors used primarily for
accent only. A minimum of 75% of the exterior walls seen from a public way shall have muted
colors. Recommended condition #7 will also address the final color palette to demonstrate
compliance with this section.
K. Utilities & Mechanical Equipment- The UDC and the DOP require all mechanical equipment
to be screened from view. In addition, the DOP states that “equipment should have a matte or
non-reflective finish and be integrated with the building colors. These details are required to be
shown on the final plan and final elevations with any applicable screening details and materials
proposed. Recommended condition #9 has been included to address this section. 4. Sign Design (pages 49-56)
No specific signage information other than generalized locations on the building was provided. As a
multi-tenant building, a comprehensive sign plan is required to be submitted with the final site plan package. The final design will be reviewed with the required sign permit. A certificate of
appropriateness is required for all signage in the Entryway Corridors.
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1. Corridor Specific Guidelines
East Main Street (Pages 94-97):
• Establish a definite sense of entering the City, as soon as possible after the freeway off ramp.
• Continue the “green edge” condition that has started near the Western Heritage Inn. Expand this approach to both sides of the street.
• Sidewalks shall be provided along the street on both sides.
• Convey a commercial character of the street with uses visible from the highway.
• Enhance sense of green corridor.
• Invite the pedestrian and bicyclist to use the corridor, encourage the development of buffered
detached sidewalk.
• The following streetscape elements would be appropriate in this corridor: street trees, simple furnishings, install banners on street lights, provide bicycle facilities, anticipate improvements
for transit stops.
• Page 97—See illustration. This includes promoting mixed use development, pedestrian-friendly facades defining the street edge, parking located to the sides and rear of buildings and outdoor plazas defining entrances.
Staff finds that these East Main Street corridor specific guidelines are generally met with this
proposal. Attachments: Applicant’s Submittal Materials
Marwyn-Lindley Neighbors e-mail
Report Sent to: Shaun Shahan
8105 Alamosa Lane
Bozeman, MT 59715
Sandholm Architects 2042 Stadium Drive, Suite 2
Bozeman, MT 59715
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1View Name1/8" = 1'-0"SCALE101A5A3-83A5-2A00Room name101BUILDING SECTIONSSEE DRAWINGSEX: SHEET A3-8, DETAIL 5WALL SECTIONSSEE DRAWINGSEX: SHEET A5-2, DETAIL 3EXTERIOR ELEVATIONSEE DRAWINGSEX: SHEET A7-1, DETAIL 4CONSTRUCTION DETAILSEE DRAWINGSEX: SHEET A6-3, DETAIL 2INTERIOR ELEVATIONSEE DRAWINGSEX: SHEET A7-1, DETAIL 4 & 5DOOR SYMBOLSEE DOOR SCHEDULEWINDOW SYMBOLSEE WINDOW TYPESROOM SYMBOLEX: 202 - SECOND FLOORGRID LINES:LETTERS LEFT TO RIGHTNUMBERS BOTTOM TO TOPWALL/PARTITION TYPE SYMBOLSEE WALL/PARTITION TYPESBENCHMARKREFERENCE SYMBOLSsE25A3-81A101SIMA7-14A7-145A1NameElevationTHESE DRAWINGS WERE PREPARED BY SANDHOLMARCHITECTS, P.C. FOR CONSTRUCTION OF THE BUILDINGDESCRIBED. AS SUCH, THEY ARE THE PROPERTY OFSANDHOLM ARCHITECTS, P.C. AND MAY NOT BE REPRODUCED,COPIED OR USED IN ANY WAY WITHOUT PRIOR APPROVALFROM SANDHOLM ARCHITECTS, P.C.THIS PROJECT SHALL COMPLY WITH THESE CODES, OR LATEREDITIONS AS REQUIRED BY THE STATE OF MONTANA:2009INTERNATIONAL BUILDING CODE2009INTERNATIONAL MECHANICAL CODE2009UNIFORM PLUMBING CODE2008NATIONAL ELECTRIC CODE2009INTERNATIONAL ENERGY CONSERVATION CODENO HAZARDOUS MATERIALS EXCEEDING THE LIMITS STATED INTHE 2009 INTERNATIONAL BUILDING CODE TABLES 414.2.4 &414.5.1 WILL BE STORED IN THIS BUILDING.CODE REQUIREMENTSTHIS BUILDING IS TO BE EQUIPPED WITH AN AUTOMATICSPRINKLER SYSTEM IN ACCORDANCE WITH APPLICABLECODES.PROJECTLOCATIONCONSTRUCTION ROUTECONSTRUCTION ROUTEB2PL1B2R1R0SANDHOLM ARCHITECTS, P.C. COPYRIGHT 20122042 Stadium Dr. Suite 2 Bozeman, MT 59715406 556-0113 + 406 556-0114 fax + www.sandholmarchitects.comDRAWN BY:PROJECT #:REVDESCDATEPHASEPRESDDDCDDATEABCD12/19/2012 4:13:45 PM1010 EAST MAINBOZEMAN, MT 59715P:\Park Place\Architectural\Park Place_eryn.rvtA0-112.19.12COVER SHEETPARK PLACESD12-12510.31.12---Author--------PARK PLACEBOZEMAN, MONTANAPROJECT TEAMOWNERSHAHAN ENTERPRISESINC8105 ALAMOSA LANEBOZEMAN, MONTANAARCHITECTURAL SANDHOLM ARCHITECTS2042 STADIUM DR STE 2BOZEMAN, MT 59715PH. 406.556.0113CONTACT: ERYN MIKELSONSHEET INDEXA4-0 3d ViewsA0-1 COVER SHEETC1 SITE GRADING, DRAINAGE PLAN & DETAILSA1-0 LANDSCAPE PLANA1-1 SITE PLANA1-2 SITE DETAILSA3-1 FIRST FLOOR PLANA3-2 SECOND FLOOR PLANA3-3 THIRD FLOOR PLANA4-1 EXTERIOR ELEVATIONSA4-2 EXTERIOR ELEVATIONSGENERAL CONTRACTORJ AND K CONTRACTORSPH. 406.580.9054CONTACT: KELLY TAYLORSTRUCTURAL ENGINEERC & H ENGINEERING1091 STONERIDGE DR.BOZEMAN, MT 59718PH. 406.587.1115CONTACT: PER HJALMARSSONCIVIL ENGINEERC & H ENGINEERING1091 STONERIDGE DR.BOZEMAN, MT 59718PH. 406.587.1115CONTACT: MARK CHANDLERNTSA0-12VICINITY MAPN61
1. 401.55' FRONTAGE / 50' = 8 CANOPY TREES (38.26.05 E.1)2. OFFSTREET PARKING=30 SPACES X 20 SF=600 SF INTERNAL PARKING LANDSCAPING.(38.26.05 C.2.e)3. 30 PARKING SPACES / 9 SPACES =3.3 LARGE CANOPY TREES (PER 38.26.05 C.2.b)4. PARKING LOT SCREENED FROM RESIDENTIAL BY EXISTING FENCE.5. IRRIGATION PROVIDED WITH AUTOMATIC DRIP SYSTEM @ PLANTINGS AND SPRAYERS AT SOD.6. TREES NOT PLANTED IN SHRUB OR PLANTING BEDS SHALL HAVE A 18" DIAMTER ORGANIC MULCHRINGS AROUND BASE.7. ALL NEW LAWN AREAS SHALL BE SOD FROM A LOCALLY GROWN SOURCE.8. NO TREE SHALL BE PLANTED WITHIN 10' OF WATER OR SWERE LINES.9. STANDARD TREE PROTECTION MEASURES, INCLUDING 4' HIGH ORANGE BARRIER FENCINGINSTALLED AT TREE'S DRIP LINE.10. ALL SHRUB PLANTING WILL BE MUCLED WITH 3-4" OF 2" CEDAR BARK INSTALLED OVER WEEDFABRICLANDSCAPING CALCULATIONS & NOTESASHLANDSCAPE TABLESYMBOLPLANT NAME (SCIENTIFIC)SIZE @ PLANTINGMATURE SIZE QTYDROUGHT TOLERANTGREEN ASH (FRAXINUS PENNSYLVANICA)1.5-2"50-60'5YESCRABAPPLE (MALUS 'THUNDERCHILD')1"15'2NOCOTONEASTER(COTONEASTER LUCIDUS)2 GAL.POT6'19YESSAVIN JUNIPER (JUNIPERUS SABINA)2 GAL POT1-3'7YESAMUR MAPLE (ACER GINALA)1.5-2"15-20'11YES(SINGLE TRUNK FORM-COB FORESTRY DIV.)COMMON LILAC (SYRINGA VULGARIS)2 GAL.POT12'2YESRUGOSA ROSE (ROSA RUGOSA)2 GAL POT4'8YESROSEJEAST MAIN STREETCYPRESS AVENUELOTS 1-10 BLK 22SE 1/4 SEC7, T2S, R6E37824 SF.87 ACRES20' SETBACK7' BLDG SETBACK25' PARKING SETBACK10' REAR SETBACK8' SIDE SETBACK16 ENCLOSED GARAGESPACES8' - 0"16' - 0"RETENTION POND &SNOW STORAGE5' SIDEWALK5' SIDEWALKSNOW STORAGE &RETENTION POND5' BOULEVARD5'BOULEVARDUTILITIES RIGHTOF WAYEEEGGGGGGGGGGGS6" SEWER MAINSSS6" SEWER MAIN6" SEWER MAINSEWER MANHOLESS8" WATER MAIN2" FIRE LINE WATER LINE48" BENCHTYP OF 2COMMON PLAZA310 SFLANDSCAPE AREAOPEN SPACE760 SFLANDSCAPE OPENSPACE AREA586 SF48" BENCHTYP OF 248" BENCHTYP OF 2CABLECABLECABLETELEPHONETELEPHONETELEPHONECABLETELEPHONEASPHALT DRIVEWAY &PARKING TYP W/ CONCRETECURB AND GUTTER250.03'PROPERTY LINE 150.95'151.15'PROPERTY LINE 250.6'EXTG 12" DIA TREEPARKING LOTLANDSCAPING 240 SFPARKING LOTLANDSCAPING 144SFPARKING LOTLANDSCAPING240 SFDROPPED CURBYARD 11 LG CANOPY3 EVERGREEN SHRUBS3 DECIDUOS SHRUBSYARD22 LG CANOPY6 DECIDOUS SHRUBS48' - 5 1/2"YARD32 SMALL ORNAMENTAL TREES4 DECIDOUS SHRUBS4 EVERGREEN SHRUBSASHASHASHASHASHROSEROSEROSEROSEROSEROSEROSEROSERETENTION PONDLAWNLAWNLAWNLAWNMULCHED BEDS TYPOF 4LAWNLAWNLAWNLAWNLAWNLAWNEXISTING PRIVACY FENCEENTIRE PROPERTY LINEJJJJJJJJPOINTS REQUIRED 23ONE EXISTING TREES ON SITE OVER 6" CALIPER1 POINTS (38.26.060 B.d)50% DROUGHT TOLERANT PLANTING3 POINTS (38.26.060 B.1.b)3 LANDSCAPED YARDS FOLLOWING TABLE 38.26.060-2 COLUMN A AND B15 POINTS (38.26.060 B.2)50% OF BUILDING ON FRONT/FRONT CORNER SETBACKS5 POINTS (38.26.060 C.1)TOTAL24 POINTSLANDSCAPING POINTSSANDHOLM ARCHITECTS, P.C. COPYRIGHT 20122042 Stadium Dr. Suite 2 Bozeman, MT 59715406 556-0113 + 406 556-0114 fax + www.sandholmarchitects.comDRAWN BY:PROJECT #:REVDESCDATEPHASEPRESDDDCDDATEABCD12/19/2012 4:08:06 PM1010 EAST MAINBOZEMAN, MT 59715P:\Park Place\Architectural\Park Place_eryn.rvtA1-012.19.12LANDSCAPE PLANPARK PLACESD12-12510.31.12---Author-------- 1/16" = 1'-0"A1-01LANDSCAPE PLANN62
EAST MAIN STREETCYPRESS AVENUELOTS 1-10 BLK 22SE 1/4 SEC7, T2S, R6E37824 SF.87 ACRES20' SETBACK7' BLDG SETBACK25' PARKING SETBACK10' REAR SETBACK8' SIDE SETBACK16 ENCLOSED GARAGESPACES8' - 0"16' - 0"RETENTION POND/SNOW STORAGE5' SIDEWALK5' SIDEWALKGAS METERSVERIFY W/ NW ENERGYELEC METERSVERIFY W/ NW ENERGYDATA/CABLE4 ON-STREET RESIDENTIAL PARKINGSPACES 24'X 7' TYPICAL3 PHASE ELECTRANSFORMER6' X6' PAD. COORD W/NORTHWESTERNENERGY7 SPACES3 COMPACT SPACES25' - 11 1/8"16' - 0"5' BOULEVARD5'BOULEVARDUTILITIES RIGHTOF WAYEEEEXTG POWERPROPOSEDELECTRICAL LINEVERIFY W/NORTHWESTERNENERGYNEW GAS CONNECTIONEXTG GAS LINEVERIFY HOOK UPNEW GAS LINEGGGGGGGGGGGGGPOINT OF NEW SEWERCONNECTIONEXTG SEWER SERVICES6" SEWER MAINSSS6" SEWER MAIN6" SEWER MAINSEWER MANHOLEEXTG SEWER SERVICEPOINT OF NEW SEWERCONNECTIONSS8" WATER MAIN2" FIRE LINE WATER LINESTORM DRAINSTOP SIGN2 ON-STREET RESIDENTIALPARKING SPACES16' - 2 3/4"20' - 0"24' - 0"24' - 0"12' - 8"26' - 0"28' - 3 1/2"26' - 0"16' - 0"TYP9' - 0"DUMPSTER15' - 9"48" BENCHTYP OF 219' - 8"22' - 3 7/8"29' - 8"COMMON PLAZA310 SFLANDSCAPE AREA798 SFBICYCLE RACK48" BENCHTYP OF 2CONCRETE PAVING8' - 0"TEMPORARY CONSTRUCTION FACILITIESAND STAGING WILL TAKE PLACE INPARKING STALL AREAS WITH DRIVE AISLETO REMAIN OPENRE-LOCATE TELEPHONE BOX OUTOF NEW SIDEWALK LOCATIONCABLE BOXCABLECABLECABLETELEPHONETELEPHONETELEPHONEEXISTING CABLE &TELEPHONE LINESCABLETELEPHONENEW HOOKUP TO CABLEAND TELEPHONEA1-2210' - 0"ASPHALT DRIVEWAY &PARKING TYP W/ CONCRETECURB AND GUTTERNEW 6' PRIVACY FENCESDSDSDSDSNOW STORAGE &RETENTION PONDPROPERTY LINE 250.03'PROPERTY LINE 150.95'PROPERTY LINE 151.15'PROPERTY LINE 250.6'43' - 1 1/2"24' - 0"24' - 0"24' - 0"24' - 0"60' - 0"26' - 0"25' - 4 27/32"8 SPACES3 COMPACT SPACES2 ADA SPACES7 SPACESG86' - 10"18' - 0"9' - 0"8' - 0"9' - 0"53' - 10"LANDSCAPE AREA586 SF48" BENCHTYP OF 218' - 0"9' - 0"8' - 0"16' - 0"5' - 0"8' - 0"8' - 0"8' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 0"150 SF FOR 2 BEDROOM UNITS X 16=2400SFOPEN SPACE CALCULATION9' X 6' PRIVATE BALCONIES=54 SF X 8=432 SF8' 6" X 6' PRIVATE BALCONIES=51 SF X 8=408 SFLANDSCAPE AREA=586+698=1284 SF 1284 SFCOMMON PLAZA=310 SF310 SFTOTAL 2434 SFREQUIREDPROVIDED2 SPACES PER 2 BEDROOM DWELLING (16 UNITS TOTAL)=32 SPACES1 SPACE PER 250 SF FLOOR AREA OFFICEOFFICE GROSS AREA 5877 SF X .85=4995 SF4995 SF/250=20 SPACESTOTAL PARKING SPACES REQUIRED=52HANDICAP SPACES REQUIRED=2 (1 VAN ACCESS W/ 8' AISLE)52 X .25=13 COMPACT CAR SPACES ALLOWEDPARKING COUNT6COMPACT CAR SPACES 768 SF8%2 HANDICAP SPACES (1 VAN ACCESS)416 SF4.4%22 STANDARD SPACES3168 SF33.6%16 ENCLOSED GARAGES4080 SF43%6 ON-STREET SPACES (RESIDENTIAL)1008 SF10.7%52TOTAL9440 SFREQUIREDPROVIDEDSQUARE FOOTAGESANDHOLM ARCHITECTS, P.C. COPYRIGHT 20122042 Stadium Dr. Suite 2 Bozeman, MT 59715406 556-0113 + 406 556-0114 fax + www.sandholmarchitects.comDRAWN BY:PROJECT #:REV DESCDATEPHASEPRESDDDCDDATEABCD12/19/2012 4:08:11 PM1010 EAST MAINBOZEMAN, MT 59715P:\Park Place\Architectural\Park Place_eryn.rvtA1-112.19.12SITE PLANPARK PLACESD12-12510.31.12---Author--------N 1" = 10'-0"A1-11SITE PLAN63
DIMENSIONS ARE TO GRID, FACE OF STUD, MASONRY, OR DOOR/WINDOWOPENINGS. DIMENSIONS TO OPENINGS ARE NOMINAL. VERIFY ALL OPENINGSWITH ROUGH OPENING REQUIREMENTS.1.GENERAL NOTES:A4-12A4-2A4-2A4-1121AH5134' - 0"16' - 0"40' - 0"40' - 0"16' - 0"31' - 0"16' - 0"87' - 0"72' - 0"CORRIDOR122GARAGE #1101GARAGE #2102GARAGE #3103GARAGE #4104GARAGE #5105GARAGE #6106GARAGE #7107GARAGE #8108GARAGE #9109GARAGE #131131399 SFSUITE A124112' - 0"12' - 5 1/2"72' - 0"3' - 0"MOPSINKGEXIT120FFIRE SPRINKLERRISER 10' X 5' MIN2100 lb TELESCOPINGHYDRAULIC ELEV.GUARD WALLopen to above20 MAILBOXESBC14' - 0 3/8"39' - 6"38' - 7"102' - 5 3/4"GARAGE #12112GARAGE #11111GARAGE #101101331 SFSUITE C121624 SFSUITE E118TYP12' - 0"14' - 0"STORAGEDE4' - 6"1363 SFSUITE B1231160 SFSUITE D1194238' - 4 1/2"2' - 0"1' - 10"ADACOMPLIANTSTALLGARAGE #14114GARAGE #16116GARAGE #15115MECH117Room125TYP22' - 1"14' - 10"17' - 11"24' - 5"14' - 10"190' - 0"3' - 0"AREA12906 1ST FLOOR13583 2ND FLOOR13583 3RD FLOOR40072 TOTALOFFICE SUITES= 5907 SF TOTALRESIDENTIAL UNITS= (8 UNITS x 1324 SF) + (8 UNITS x 1400SF) =21792 SFGARAGE UNIT= 16 x 255 SF=4080 SFCOMMONS AREA=8446 SFSQUARE FOOTAGESANDHOLM ARCHITECTS, P.C. COPYRIGHT 20122042 Stadium Dr. Suite 2 Bozeman, MT 59715406 556-0113 + 406 556-0114 fax + www.sandholmarchitects.comDRAWN BY:PROJECT #:REV DESCDATEPHASEPRESDDDCDDATEABCD12/19/2012 4:08:13 PM1010 EAST MAINBOZEMAN, MT 59715P:\Park Place\Architectural\Park Place_eryn.rvtA3-112.19.12FIRST FLOOR PLANPARK PLACESD12-12510.31.12---Author--------N 1/8" = 1'-0"A3-110-MAIN FLOOR PLAN64
DIMENSIONS ARE TO GRID, FACE OF STUD, MASONRY, OR DOOR/WINDOWOPENINGS. DIMENSIONS TO OPENINGS ARE NOMINAL. VERIFY ALL OPENINGSWITH ROUGH OPENING REQUIREMENTS.1.GENERAL NOTES:A4-12A4-2A4-2A4-1121AH5190' - 0"40' - 0"47' - 0"47' - 0"16' - 0"40' - 0"UNIT #82081059 SFUNIT #4204UNIT #5205172' - 0"190' - 0"BALCONYBALCONY11' - 10 1/2"GFBBCUNIT #2138BALCONYLINENPANTRY4' - 6"DE40' - 0"16' - 0"47' - 0"47' - 0"40' - 0"UNIT #14314LINENUNIT #113114' - 6"4' - 6"BALCONY14' - 10"17' - 11"24' - 5"14' - 10"428' - 5"32 1/2"3"UNIT #7140SANDHOLM ARCHITECTS, P.C. COPYRIGHT 20122042 Stadium Dr. Suite 2 Bozeman, MT 59715406 556-0113 + 406 556-0114 fax + www.sandholmarchitects.comDRAWN BY:PROJECT #:REV DESCDATEPHASEPRESDDDCDDATEABCD12/19/2012 4:08:16 PM1010 EAST MAINBOZEMAN, MT 59715P:\Park Place\Architectural\Park Place_eryn.rvtA3-212.19.12SECOND FLOOR PLANPARK PLACESD12-12510.31.12---Author--------N 1/8" = 1'-0"A3-210-SECOND FLOOR PLAN65
AAHH5140' - 0"16' - 0"47' - 0"47' - 0"40' - 0"72' - 0"14' - 10"17' - 11"24' - 5"14' - 10"40' - 0"47' - 0"47' - 0"16' - 0"40' - 0"190' - 0"GGFBBCUNIT #16316UNIT #12312BALCONY11' - 10 1/2"UNIT #10310BALCONYLINENPANTRYDE423UNIT #11311UNIT #14314UNIT #14305UNIT #9309UNIT #15315UNIT #13313EXIT317EXIT318MECH319MECH320LINENBALCONYBALCONYBALCONYBALCONYBALCONYBALCONYSANDHOLM ARCHITECTS, P.C. COPYRIGHT 20122042 Stadium Dr. Suite 2 Bozeman, MT 59715406 556-0113 + 406 556-0114 fax + www.sandholmarchitects.comDRAWN BY:PROJECT #:REV DESCDATEPHASEPRESDDDCDDATEABCD12/19/2012 4:08:20 PM1010 EAST MAINBOZEMAN, MT 59715P:\Park Place\Architectural\Park Place_eryn.rvtA3-312.19.12THIRD FLOOR PLANPARK PLACESD12-12510.31.12---Author-------- 1/8" = 1'-0"A3-310-THIRD FLOOR PLANN66
MAIN FLOOR PLAN100' - 0"0-T.O.SECOND FLR114' - 0 3/4"T.O.THIRD FLR125' - 4 1/8"T.O. PARAPET138' - 0"T.O.WALL142' - 0"VERTICAL STAINED WOODWOOD BRACESBRICKBLACK METAL CLAD WD WDWSBLACK STOREFRONT WDWTYP @ MAIN FLOORSTUCCOSTONEWOOD HEADERSRECESSED BRICKBLACK METAL RAILINGSMAIN FLOOR PLAN100' - 0"0-T.O.SECOND FLR114' - 0 3/4"T.O.THIRD FLR125' - 4 1/8"T.O. PARAPET138' - 0"T.O.WALL142' - 0"SANDHOLM ARCHITECTS, P.C. COPYRIGHT 20122042 Stadium Dr. Suite 2 Bozeman, MT 59715406 556-0113 + 406 556-0114 fax + www.sandholmarchitects.comDRAWN BY:PROJECT #:REV DESCDATEPHASEPRESDDDCDDATEABCD12/19/2012 4:09:39 PM1010 EAST MAINBOZEMAN, MT 59715P:\Park Place\Architectural\Park Place_eryn.rvtA4-112.19.12EXTERIOR ELEVATIONSPARK PLACESD12-12510.31.12---Author-------- 1/8" = 1'-0"A4-11NORTH ELEVATION 1/8" = 1'-0"A4-12EAST ELEVATION67
MAIN FLOOR PLAN100' - 0"0-T.O.SECOND FLR114' - 0 3/4"T.O.THIRD FLR125' - 4 1/8"T.O. PARAPET138' - 0"T.O.WALL142' - 0"MAIN FLOOR PLAN100' - 0"0-T.O.SECOND FLR114' - 0 3/4"T.O.THIRD FLR125' - 4 1/8"T.O. PARAPET138' - 0"T.O.WALL142' - 0"T.O.ROOF136' - 6 3/4"SANDHOLM ARCHITECTS, P.C. COPYRIGHT 20122042 Stadium Dr. Suite 2 Bozeman, MT 59715406 556-0113 + 406 556-0114 fax + www.sandholmarchitects.comDRAWN BY:PROJECT #:REV DESCDATEPHASEPRESDDDCDDATEABCD12/19/2012 4:11:37 PM1010 EAST MAINBOZEMAN, MT 59715P:\Park Place\Architectural\Park Place_eryn.rvtA4-212.19.12EXTERIOR ELEVATIONSPARK PLACESD12-12510.31.12---Author-------- 1/8" = 1'-0"A4-21SOUTH ELEVATION 1/8" = 1'-0"A4-22WEST ELEVATION68
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