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05-14-07_South Towne Square Site Plan #Z-07051_11
Commission Memorandum TO: Honorable Mayor and City Commission FROM: Brian Krueger, Associate Planner SUBJECT: South Towne Square Site Plan #Z-07051 MEETING DATE: Monday, May 14, 2007 at 6:00 PM. RECOMMENDATION: That the City Commission approve the South Towne Square Site Plan application (Z-07051) as conditioned by Planning Staff. BACKGROUND: Representative Allied Engineering submitted a Site Plan application, to allow the construction of four 5,000 square foot buildings and one 4,000 square foot building for retail and office uses with related site improvements at 2000 South 3rd Avenue, zoned "B-1" (Neighborhood Business District). Vehicular access to the site would be provided by two accesses one along South 3rd Avenue and one along Kagy Boulevard. Both the Development Review Committee (DRC) and staff recommend overall conditional approval of this application with the conditions and code provisions outlined in the staff report. The code provisions are on pages 3-6 and the conditions are on pages 12 and 13 of the staff report. UNRESOLVED ISSUES: The Department of Planning is not aware of any unresolved issues for the proposed development at this time. FISCAL EFFECTS: The Department of Planning is not aware of any fiscal effects for the proposed development at this time. ALTERNATIVES: As suggested by the City Commission. CONTACT: Please email Brian Krueger at bkrueger@bozeman.net if you have any questions prior to the public hearing. APPROVED BY: Andrew Epple, Planning Director Chris Kukulski, City Manager 73 CITY COMMISSION STAFF REPORT SOUTH TOWNE SQUARE SITE PLAN FILE NO. #Z-07051 #Z-07051 South Towne Square Site Plan Staff Report 1 Item: Zoning Application #Z-07051, a Site Plan Application to allow the construction of four 5,000 square foot buildings and one 4,000 square foot building for retail and office uses with related site improvements at 2000 South 3rd Avenue, zoned "B-1" (Neighborhood Business District). Owner/Applicant: Kailo Design and Development, LLC. 9350 Walker Road Belgrade, MT 59714 Representative: Allied Engineering Services, Inc. 32 Discovery Drive Bozeman, MT 59718 Date: Before the Bozeman City Commission on Monday, May 14, 2007 at 6 pm in the Community Room, Gallatin County Courthouse, 311 West Main Street, Bozeman Montana, Report By: Brian Krueger, Associate Planner Recommendation: Conditional Approval ____________________________________________________________________________________ PROJECT LOCATION The subject property is generally located at 2000 S. 3rd Avenue and is legally described as Lot 3, Block 4 of Thompson’s Addition #3 Subdivision, SW ¼ Sec. 18 Township 2S, Range 6E, PMM, City of Bozeman, Gallatin County, Montana. The property is zoned B-1 (Neighborhood Business District). Please refer to the vicinity map provided on Page 2. 74 PROPOSAL The property owner Kailo Design and Development, LLC, represented by Allied Engineering Services, Inc., have made application for a Site Plan to allow the construction of five commercial buildings for mixed uses with related site improvements on approximately 4.97 acres at 2000 South 3rd Avenue. The main ingress and egress to the property is from accesses from Kagy Boulevard and South 3rd Avenue. On March 28, 2007 the Development Review Committee (DRC) recommended conditional approval of this application. Their recommended conditions and comments are included in this report. ZONING DESIGNATION & LAND USES The subject property is zoned B-1 (Neighborhood Business District). The intent of the B-1 district is to provide for smaller scale retail and service activities frequently required by neighborhood residents on a day to day basis, as well as residential development as a secondary purpose, while still maintaining compatibility with adjacent residential uses. Development scale and pedestrian orientation are important elements of this district. The following land uses and zoning are adjacent to the subject property: North: Kagy Corner and other neighborhood business uses, zoned B-1 (Neighborhood Business District). Single Household residential, zoned R-1 (Residential Single Household, Low Density District). South: Single Household residential, zoned R-1 (Residential Single Household, Low Density District). East: Single Household residential, zoned R-1 (Residential Single Household, Low Density District). #Z-07051 South Towne Square Site Plan Staff Report 2 75 West: Museum of the Rockies, annexed and zoned PLI (Public Lands and Institutions District) and open space, not annexed and under County jurisdiction. ADOPTED GROWTH POLICY DESIGNATION The subject property is designated as Neighborhood Commercial in the Bozeman 2020 Community Plan. This category is the smallest scale of the commercial land use designations and is oriented at serving the needs of the neighborhood. This category is typified by smaller scale shops and services and a high level of pedestrian, bicycle, and transit opportunities. Neighborhood Commercial centers are intended to support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. North: Existing single household residential and neighborhood commercial, designated Neighborhood Commercial and Residential. South: Existing single household residential, designated Residential. East: Existing single household residential, designated Residential. West: Museum of the Rockies and open space, designated Public Institutions. REVIEW CRITERIA & STAFF FINDINGS Section 18.34 “Site Plan and Master Site Plan Review Criteria” In considering applications for site plan approval under this title, the Planning Director, City Commission, DRC, and when appropriate, the ADR Staff, the DRB or WRB shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy The development proposal is in conformance with the Bozeman 2020 Community Plan including the “Neighborhood Commercial” classification. This category is typified by smaller scale shops and services and a high level of pedestrian, bicycle, and transit opportunities. Neighborhood Commercial centers are intended to support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. The proposal is in conformance and consistent with this designation. 2. Conformance to this title, including the cessation of any current violations The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. The following code provisions must be addressed prior to Final Site Plan approval: a. Section 18.34.130 requires the applicant to submit seven (7) copies a Final Site Plan within 6 months of preliminary approval containing all of the conditions, corrections and modifications to be reviewed and approved by the Planning Office. • If occupancy of any structure is to occur prior to the installation of all required on-site improvements, the Improvements Agreement must be secured by a method of security equal to one and one-half times the amount of the estimated cost of the scheduled improvements not yet installed. Said method of security shall be valid for a period of not less than twelve (12) months; #Z-07051 South Towne Square Site Plan Staff Report 3 76 however, the applicant shall complete all on-site improvements within nine (9) months of occupancy to avoid default on the method of security. b. Section 18.34.140 states that a Building Permit must be obtained prior to the work, and must be obtained within one year of Final Site Plan approval. Building Permits will not be issued until the Final Site Plan is approved. c. Section 18.38.050.F requires all mechanical equipment to be screened. Rooftop equipment should be incorporated into the roof form and ground mounted equipment shall be screened with walls, fencing or plant materials. d. Section 18.42.130 requires all fences to be maintained with the finished side out. All fence details shall be noted in the final site plan. e. Section 18.42.170 requires the size of the trash receptacle to 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 in writing by the City Sanitation Division (phone: 586-3258) prior to final site plan approval. f. Sections 18.42.150 requires a lighting plan for all on-site lighting including wall-mounted lights on the building must be included in the final site plan submittal. Lighting cut-sheets shall be provided with the final site plan. Light standards may not exceed a height of twenty (20) feet from finish grade. g. Section 18.42.150.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. h. Section 18.42.150.D.7.c requires that except for residential lights, street lighting, pathway intersection lighting and security lighting, all lighting shall be turned off between 11:00p.m. and 6:00a.m. Exceptions shall be granted to those businesses which operate during these hours; such lighting may remain illuminated only while the establishment is actually open for business. i. Section 18.48.050.C, 18.48.050.E, 18.48.060 and 18.78.100.C state that the final landscape plan must meet all of the minimum landscape standards, fulfill the necessary points and be signed and certified by a landscape professional. j. Section 18.46.040.D states that disabled accessible spaces shall be located as near as practical to a primary entrance. Parking spaces and access aisles shall be level with slopes not exceeding 1:50 in all directions. Raised signs shall be located at a distance no greater than five feet from the front of each accessible space and shall state “Permit Required $100 Fine”. One of the disabled accessible spaces shall also be signed “Van Accessible”. The “Van Accessible” space shall be 8 feet wide with an 8 foot wide striped unloading aisle/ramp. k. Section 18.52.060 outlines the amount of permitted signage for the property. A Sign Permit shall be reviewed and approved by the Planning Office prior to the construction and installation of any on- site signage. #Z-07051 South Towne Square Site Plan Staff Report 4 77 l. Section 18.52.070 requires that a comprehensive signage plan be submitted for all commercial, office, industrial, and civic uses consisting of two or more tenant or occupant spaces on a lot. m. A final copy of the covenants, restrictions, and articles of incorporation, with language that indicates that the lot is included in the property owner’s association, shall be submitted with the final site plan application for review and approval by the Planning Department and shall contain, but not be limited to, provisions for assessment, maintenance, repair and upkeep of common open space areas, public parkland/open space corridors, stormwater facilities, public trails, snow removal, and other areas common to the association pursuant to Chapter 18.72 of the Bozeman Unified Development Ordinance. n. The FSP shall be adequately dimensioned. o. 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. p. A storm water easement must be established on the adjacent property and filed with the County Clerk and Recorder's Office for the retention pond and discharge course if located off the subject property. q. Plans and specifications for any water, sewer and/or storm sewer main extensions, and Public or Private Streets (including curb, gutter & sidewalks) prepared by a Professional Engineer (PE) shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Environmental Quality. The applicant shall also provide Professional Engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Specific comments regarding the existing and proposed infrastructure shall be provided at that time. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a pre-construction conference has been conducted. No building permits will be issued prior to City acceptance of the infrastructure improvements, unless all of the requirements for 18.74.030.C.1.b are met to allow for concurrent construction. r. 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. s. Easements for the water and sewer main extensions shall be a minimum of 30 feet in width, with the utility located in the center of the easement. In no case shall the utility be less than 10 feet from edge of easement. t. 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. u. The location of existing water and sewer mains shall be properly depicted, as well as nearby fire #Z-07051 South Towne Square Site Plan Staff Report 5 78 hydrants. Proposed main extensions shall be labeled "proposed". v. The drive approach shall be constructed in accordance with the City's standard approach (i.e., concrete apron, sidewalk section and drop-curb) and shown as such on the FSP. A City Curb Cut and Sidewalk Permit shall be obtained prior to FSP approval. w. City standard sidewalk shall be installed and properly depicted at the standard location (i.e., 1 foot off property line) along the street(s) frontage. Any deviation to the standard alignment or location must be approved by the City Engineer. x. Typical curb details (i.e., raised and/or drop curbs) and typical asphalt paving section detail shall be provided to and approved by the City Engineer. Concrete curbing shall be provided around the entire new parking lot perimeter and adequately identified on the FSP. y. Flood plain: a) A Flood Plain Development Permit must be obtained from the City Engineer prior to any construction taking place within the delineated 100 year floodplain. b) The 100 year flood plain boundary and flood elevations must be depicted on the FSP. z. The Montana Fish, Wildlife & Parks, SCS, Montana Department of Environmental Quality and Army Corps of Engineer's shall be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to FSP approval. aa. All existing utility and other easements must be shown on the FSP. bb. 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). cc. Drive approach and public street intersection sight triangles shall be free of plantings which at mature growth will obscure vision within the sight triangle. dd. If construction activities related to the project result in the disturbance of more that 1 acre of natural ground, an erosion/sediment control plan may be required. The Montana Department of Environmental Quality, Water Quality Bureau, shall be contacted by the Applicant to determine if a Storm Water Discharge Permit is necessary. If required by the WQB, an erosion/sediment control plan shall be prepared for disturbed areas of 1 acre or less if the point of discharge is less than 100' from State Waters. ee. The applicant shall submit a construction route map dictating how materials and heavy equipment will travel to and from the site in accordance with section 18.74.020.A.1 of the Unified Development Ordinance. This shall be submitted as part of the final site plan for site developments, or with the infrastructure plans for subdivisions. It shall be the responsibility of the applicant to ensure that the construction traffic follows the approved routes. ff. All construction activities shall comply with section 18.74.020.A.2. of the Unified Development Ordinance. This shall include routine cleaning/sweeping of material that is dragged to adjacent streets. The City may require a guarantee as allowed for under this section at any time during the #Z-07051 South Towne Square Site Plan Staff Report 6 79 construction to ensure any damages or cleaning that are required are complete. The developer shall be responsible to reimburse the City for all costs associated with the work if it becomes necessary for the City to correct any problems that are identified. 3. Conformance with all other applicable laws, ordinances, and regulations The Final Site Plan will be reviewed to ensure compliance with this section. The proposal conforms to all other applicable laws, ordinances, and regulations. The plans will be further evaluated against the requirements of the International Building Code at the time application is made for a Building Permit and a Floodplain Permit will be required for all improvements within the floodplain boundary (i.e., trail, landscaping and grading). 4. Relationship of site plan elements to conditions both on and off the property Existing- The subject property was developed in the 1970’s with a church which was constructed primarily of brick with a unique octagonal roof form. The primary entrance to the property is currently from South 3rd Avenue only. The church building has been demolished. The riparian area has undergone change over the years. Most recently a large amount of fill was placed along the north side of the riparian corridor. Proposed- The proposal for the redevelopment of the property is for more contemporary building designs constructed with multiple types of traditional and neo-traditional materials. The buildings have been modulated and designed into units that provide relief from the mass and scale of the buildings. The buildings have been designed on all four sides and present an urban front facade orientation to both the side walk and interior parking lot. Most buildings include entrances on both sides of the buildings. There are a total of 5 buildings proposed. Four buildings are proposed at 5,000 square feet in footprint and one proposed at approximately 4,000 square feet with an open greenspace/square in between the buildings within the parking lot. The existing riparian area will be preserved. Additional landscaping will also be installed along South 3rd Avenue, Kagy Boulevard and within the parking lot to integrate the hardscape with the existing softscape adjacent to the creek. West- The Museum of the Rockies to the west is a large flat roofed brick and stucco contemporary structure. The museum is by far the largest building in the ½ mile radius. The building is well integrated and visually relates to the corridor because of the vertical and horizontal modulation of the building. There is minimal landscaping within the parking lot but some large trees existing vegetation on the north, south and west sides of the building. Residences to the North, South & East- The residences to the north, south and east were generally constructed in the 1960’s and 1970’s, with a couple of exceptions. The homes are one and two story structures mostly constructed of wood siding. The homes within the subdivision to the south are oriented inward towards the center of the subdivision with no outward orientation to Kagy Boulevard or South 3rd Avenue. In contrast the homes along Willson Avenue, to the north of the subject property, are all oriented to address the street. Commercial Development to the North- The Rosa’s and the Kagy Corner development (day care, gas station with convenience store, professional offices, medical offices, dental offices, dry cleaner and coffeehouse) building designs are typical for commercial development in this area during the late 1980’s. The buildings are somewhat residential in design with peaked roof forms and wood siding. All of the buildings are oriented towards Kagy Boulevard but with parking between the structures #Z-07051 South Towne Square Site Plan Staff Report 7 80 and the streetscape. There are one and two story structures within the development and moderate amounts of landscaping within the parking lot. The Kagy Corner development consists of 8 buildings all of which are detached. The buildings range in size from 2,800 square feet to 12,500 square feet. Most of the buildings have multiple tenants some of which are designed as attached “side by side” units sharing a common wall. Planning Staff estimates the floor to area ratio for the South Towne Square Development at 18.5% and 22.72% for the Kagy Corner development. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions The traffic study was updated in January 2007 for the Kagy Boulevard (principal arterial street) and South 3rd Avenue (collector street) intersection. The study suggests that the total uses on site will generate as many as 2,132 average daily trips. The estimated traffic counts are derived the Institute of Traffic Engineers manuals and is generally based on gross square footage and specific uses. The interception of Kagy and South 3rd currently operates at a LOS D. The Kagy Boulevard access will have full turning movements: right in, right out, left in and left out. The South 3rd Avenue access will have a median or other Engineering approved device to allow three out of four turning movements: left out, right in and right out. The left turn in has been prohibited by the Engineering Office because the ultimate design for the intersection includes a left turn lane for north bound 3rd onto Kagy that would interfere with the left turn into the site from South. 3rd. The minimum parking requirements for the uses on site are as follows: 1 per 300 sf retail and 1 per 250 sf office. The total required for this establishment would be 122 standard parking stalls and 5 disabled accessible spaces. Since the property is implementing a Neighborhood Commercial growth policy designation the parking is permitted a 20% reduction in parking for retail, 10% for the office. By definition the parking could be reduced to a minimum of 103 standard parking stalls required. The applicant has requested two additional allowed reductions. First, a reduction for a transit stop within 400 feet of the site and landscaping in lieu. The transit stop allows an additional 5% reduction and a five space reduction is proposed for landscaping in lieu. The site plan depicts 92 standard parking stalls. 6. Pedestrian and vehicular ingress and egress The primary entrance to the development is from Kagy Boulevard and the second access is on South 3rd Avenue. The access onto South 3rd Avenue is 360 feet from the projected curb line and the Kagy Boulevard access is located 480 feet from the projected curb line. The minimum access separation for the South 3rd Avenue access is 330 feet for full access and the access on Kagy Boulevard would generally be required to maintain a 660 foot separation. The applicant has requested a deviation from the access separation distance for the Kagy Boulevard access. As previously described, the property is not located within an Entryway Overlay District. The site plan application does not request any relaxations or variances from the City Commission. However, a request was forwarded to the City Engineer regarding access placement on Kagy Boulevard. Per Section 18.44.090.H of the U.D.O. access deviations may be approved at the discretion of the City Engineer. This allowance was originally adopted into the text to provide flexibility for lots platted prior to adopting wider access separation standards. The City Engineer has subsequently reviewed the traffic impact study prior to approving the proposed access separation #Z-07051 South Towne Square Site Plan Staff Report 8 81 distance. The ordinance indicates a 660 foot spacing requirement with a minimum access separation of 315 feet. The Kagy Boulevard access is located approximately 430 feet from the intersection of an arterial street and a collector street. The property line is 680 feet from the intersection. The proposed access has been aligned with the existing break in the median and located as far from the intersection without conflicting with the watercourse and watercourse setback. In addition, the Engineering Office has required some median modifications on Kagy Boulevard in order to provide a dedicated turn lane for westbound traffic turning into the site. The geometry of the median shall meet AASHTO standards and be approved by the Montana Department of Transportation. The sidewalk on South 3rd Avenue is currently constructed as a curb walk so there is no boulevard. A boulevard with grass and street trees would be required with the redevelopment of the site. The existing sidewalk on Kagy Boulevard is already constructed with a grass boulevard. Street trees would be required with the redevelopment of the site. The applicant has also depicted a third means of pedestrian and bicycle access by way of a multi-use trail adjacent to the watercourse. The trail would provide an ideal connection between the bike lane on South 3rd Avenue and Kagy Boulevard. Not only will this amenity provide an alternative means of accessing the property it will also create an environment for social interaction and physical fitness. Comments regarding the trail from the Gallatin Valley Land Trust have been attached to the staff report. At a minimum the trail will need to be constructed to a Class II A standard 6-foot in width and within a 25-foot wide public access easement. 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 wetlands and the riparian vegetation adjacent to the watercourse including the large willow tree will be preserved under this development proposal. The landscape design is required to meet the standard of 23 points. The landscape plan currently designates that 27 points are met on site. A large square has been included within the parking area for this development that will provide functional outdoor areas on site for patrons and employees of the development. The final landscape plan will be reviewed during final site plan review for conformance with the requirements of Chapter 18.48 BMC. 8. Open space The existing open space adjacent to the watercourse including the watercourse setback, the wetlands and the floodplain will continue to provide a small pocket of wildlife habitat and open space for the public, employees, and patrons. In addition to the landscaped yard space and hardscaping on site a large square has been included within the parking area for this development that will provide functional outdoor areas. The site plan suggests that the landscaped areas accounts for approximately 14% of the lot coverage and open space areas account for 37% of the lot coverage. To guarantee protection of the existing riparian corridor the Planning Staff has suggested two additional conditions of approval. One, a temporary perimeter fence/barricade should be installed around the adjacent to the watercourse during construction to protect the creek and adjacent properties from drifting construction debris. Two, any existing mature vegetation planned for removal shall be flagged for review and approval by the City Forester and Planning Office prior to final site plan approval. No mature vegetation shall be removed without prior City approval. 9. Building location and height #Z-07051 South Towne Square Site Plan Staff Report 9 82 The buildings range in height from 29’ to 43’ in height. The building that is proposed to be 43 feet in height utilizes a monument clock tower element that is specifically listed as an exception from the height limits per section 18.38.060.D.2.a of the Bozeman Municipal Code. The exception allows up to four feet above the height limit. The proposal is currently one foot above the allowed maximum limit and will need to be reduced in height for the final site plan submittal or the applicant would need to seek a Conditional Use permit specifically requesting the additional height. The buildings are located mostly along the street frontage providing enclosure to the street edge. The exception is the banking facility drive through which interrupts the street wall in this area and provides a smaller element near the intersection. This parcel is not within the Entryway Corridor Overlay and is not subject to the provisions of the Design Objectives Plan, although staff looks to the plan for guidance during site plan reviews for the community’s preferences in site and building design. One building is setback from the street and adjacent to the Figgins Creek watercourse. Staff is recommending a condition to allow a pedestrian/bicycle trail behind the building. 10. Setbacks The yard setbacks in the B-1 district are 7 feet for the front, 10 feet in the rear and 5 feet on the sides for buildings. Since the property also fronts on an arterial street there is a 25 foot setback adjacent to Kagy Boulevard. The parking setbacks in B-1 district are 25 feet for a front yard, ten feet for a rear yard and 8 feet for side yards. In addition to the standard yard setbacks this property also has a 50 foot watercourse setback. The watercourse setback is measured from the high water mark or extended to the floodplain boundary, whichever is greater. All improvements have been noted outside of the watercourse setback. Since the property also included nonjurisdictional isolated wetlands the Wetlands Review Board reviewed the functional assessment for the isolated wetlands within the riparian area. Based on their analysis the WRB recommended that a 25 foot wide setback should be provided between the isolated wetland and the back of curb or that a 4 foot high fence should be constructed along the entire length of the development to prevent garbage, individuals, and dogs from entering the wetlands. The WRB further suggested that the applicant provide multiple waste stations for dogs. Staff concurs with the recommendation for waste stations and has included that condition in the recommended conditions of approval. Staff does not concur with the recommendation to provide a 4’ high fence along the entire north side of Figgins Creek. Staff finds that this fence would be in conflict with a proposed trail along the watercourse, provide a backside appearance to the neighborhood, and that the disturbance of installing the fence in this area may outweigh any benefit the fence may provide. Staff does recommend that adequate area be provided to accommodate a trail along Figgins Creek. The trail depicted on the plans need to continue past the building rather than moving into the site where it may conflict with retail pedestrian and vehicular traffic. 11. Lighting The light fixture details appear to meet the lighting standards. All lighting fixtures must be noted on the final site plan including wall-mounted lighting and any proposed security lighting. All light fixtures shall conform to the requirements outlined in the City of Bozeman Unified Development #Z-07051 South Towne Square Site Plan Staff Report 1083 Ordinance. Additionally, the pole style light must identify the maximum pole height and a final photometric lighting plan must be submitted for the entire site. Staff has noted a code provision that all site lighting other than security lighting must be turned off between the hours of 11:00 p.m. and 6:00 a.m. The maximum allowed light in footcandles allowed at the property line is .03 footcandles. 12. Provisions for utilities, including efficient public services and facilities The private utilities, water and sewer are located within Kagy Boulevard. Water and sewer are provided throughout the development with individual building taps in the shared driveways. The applicant will need to coordinate with Northwest, Qwest, or other private providers for other services. The utilities and easements need to be coordinated with the landscape plan to ensure no overlap. No trees are permitted within ten feet of mains and services as noted in the conditions. 13. Site surface drainage Retention ponds are depicted in three areas within the site. One in the square area within the parking lot, one at the corner of Kagy and South 3rd Avenue and one at the easternmost access along Kagy Boulevard. None of the pond areas depicted exceed 1/3 the area of the front yards. Stormwater runoff calculations will be required as part of the Final Site Plan and any needed grading for stormwater must be provided. 14. Loading and unloading areas This project does not meet the threshold to provide an off street loading berth. The applicant has proposed a loading area. The area reserved for unloading is approximately 80 feet long by 9 feet wide. Trucks will access the site from Kagy Boulevard, a designated truck route in the Bozeman Area Transportation Plan. 15. Grading A grading and drainage plan is required for review and approval by the City Engineering Department prior to final site plan approval. 16. Signage All new signage shall require a sign permit and shall be included with the Final Site Plan submittal. A comprehensive signage plan is required for all commercial multi-tenant complexes. 17. Screening All rooftop and ground mounted mechanical equipment will have to be screened. Screen details shall be provided with the final site plan. 18. Overlay district provisions Not applicable. 19. Other related matters, including relevant comment from affected parties #Z-07051 South Towne Square Site Plan Staff Report 1184 Public and Agency comment is attached to the staff report. The public comment has centered around height, viewshed, and Commission jurisdiction issues. One public comment letter directly proposed conditions for the project. Most of the conditions are related to height requirements. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: a. Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming; b. The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. Not applicable. The parcel is one lot. RECOMMENDED CONDITIONS OF APPROVAL Based on the previous analysis, the DRC, and ADR staff find that the application, with conditions, is in general compliance with the adopted Growth Policy and the City of Bozeman Unified Development Ordinance. The following conditions of approval are recommended. Please note that these conditions are in addition to the required code provisions beginning on Pages 3,4,5, and 6 of this report. 1. A trail shall be provided in the watercourse setback along the entire length of Figgins Creek as it crosses from South 3rd Avenue to Kagy Boulevard. 2. The trail shall be constructed to a Class IIA standard 6-foot in width, a natural gravel fines topcourse, and within a 25-foot wide public access easement. The specifications for the trail shall be identified on the final site plan for review and approval by the Parks Department. A preconstruction meeting shall be held on site with the Planning and Parks Department prior to commencing grading and construction of the trial. 3. The applicant shall provide adequate bike parking for the number of expected employees and customers. The applicant shall consider providing covered bicycle parking to extend the commuting season. 4. The applicant in consultation with MDT, the City of Bozeman, and Streamline Transit shall locate, design, and construct a transit stop with seating, lighting, a bike rack, and a shelter on the south side of Kagy Boulevard frontage east of the intersection with South Third Avenue per section 18.44.120 of the Bozeman Municipal Code. 5. The applicant shall provide a minimum of two waste stations for dog owners adjacent to the pedestrian trail along Figgins Creek. 6. The trash enclosure located adjacent to the truck loading area shall be relocated to another location on site away from the isolated wetland. The final location of all locations require the written approval of the City Sanitation Department. 7. A temporary perimeter fence/barricade shall be installed along the watercourse setback area during construction to protect the creek and adjacent properties from construction debris. #Z-07051 South Towne Square Site Plan Staff Report 1285 8. All existing mature vegetation planned for removal shall be flagged for review and approval by the City Forester and Planning Office prior to final site plan approval. No mature vegetation shall be removed without prior City approval. 9. Prior to construction a tree protection zone (TPZ) shall be established around the large willow tree to be preserved. The TPZ shall be as specified and approved by the City Forester. The willow shall be trimmed by a qualified arborist of dead wood over the construction area, and trimmed so that branches will not be overhanging the building for 5 years of anticipated growth. Any roots that are encountered during the construction shall be cut cleanly with a sharp tool. In the spring additional water shall be given to the tree to accommodate for the root loss. 10. An additional fire hydrant shall be provided along the Kagy Boulevard frontage somewhere between Building 3 and the Kagy access. 11. An Occupancy Permit must be obtained from the Montana Department of Transportation for location of water and sewer mains and services within the State's right-of-way, and an Access permit must be obtained for the drive approach onto Kagy, unless MDT determines they are not required. 12. The median on Kagy shall be reconstructed to provide a dedicated turn lane for westbound traffic turning into the site. The geometry of the median shall meet AASHTO standards and be approved by the Montana Department of Transportation. 13. The northbound left turn bay for the ultimate design for the 3rd and Kagy intersection will extend beyond the proposed access. A median or other traffic control device approved by the City Engineering Department shall be installed on the South 3rd access to prohibit southbound traffic from entering the site. All other movements will be allowed from this access. 14. All improvements necessary to provide adequate level of service at the intersections analyzed in the Traffic Accessibility Study (TAS) must be installed as part of this development unless a variance is applied for and approved by the City Commission. Approval of the TAS must also be obtained from the Montana Department of Transportation and for all improvements along Kagy Boulevard. 15. 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. CONCLUSION/RECOMMENDATION The DRC and Staff have reviewed the Site Plan Application. Staff 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 Ordinance, which are applicable to this project, prior to receiving Final Site Plan approval. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. #Z-07051 South Towne Square Site Plan Staff Report 1386 Attachments: Applicant’s Submittal Materials Public Comment Agency Comment Aerial exhibit Report Sent to:: Kailo Design and Development, LLC. 9350 Walker Road Belgrade, MT 59714 Allied Engineering Services, Inc. 32 Discovery Drive Bozeman, MT 59718 #Z-07051 South Towne Square Site Plan Staff Report 1487 LANGOHR WESTRIDGE NORTH GALLAGATOR LINEAR 4 WESTRIDGE NORTH S 3RD AVE S T R A C Y A V E W KAGY BLVD GREEK WAY WESTRIDGE DR HIGHLAND CT SPRING CREEK DR HILL ST S WILLSON AVE OVERBROOK DR HOFFMAN DR S G R A N D A VE E KAGY BLVD FACULTY CT W KAGY BLVD S 3RD AVE E KAGY BLVD South Towne Square Vicinity ¯ Kagy Boulevard South 3rd. AvenueSubject Property City Limits88 89 90 91 Design Objective Plan -- Applicant Comments prepared by dzyn2architects Chapter 1 – Neighborhood Design Guidelines Preserve and Enhance green space The riparian corridor that contains Figgins Creek is to be left undisturbed with the exception of a Class 2 gravel trail system which will be located at the northern periphery of the riparian area. A wetland study was performed by Hyalite Environmental and is attached to the application outlining this area of sensitivity and methods of utilization and preservation. Additionally, decisions have been made as to the type of foundation and footing systems that will be used on this site which will reduce the amount of impact to the site as it pertains to excavation. Subsequently it has been determined that a drilled helical pier system will be used. This system allows for the drilling of steel helical piers into the ground at varied spacing as determined by the structural engineer, eliminating the need to excavate down to acceptable bearing materials on the site. This preserves the tree root systems that are in the vicinity of new construction, thus serving to preserve the existing vegetation where they are most likely to be impacted. Auto Connections Access to the site will be from Kagy Boulevard and from South 3rd Ave. All turning maneuvers will be allowed from both access points, primarily due to the addition of a left turn lane which will be added for southbound traffic on South 3rd, and a right turn-in lane from Kagy for eastbound traffic, to allow for safe turning access onto the site of all emergency vehicle traffic and larger truck traffic as well. Pedestrian and Bicycle Connections A complete sidewalk system through the development has been provided with all pedestrian crossing zones within the development designed using a raised colored and scored concrete zone for pedestrian safety. Additionally, it is being proposed that a Class 2 non-paved gravel trail system be provided that occurs at the northern bounds of the riparian area which would allow 92 pedestrian movement from Kagy to South 3rd without requiring pedestrian interface with vehicular traffic at either site access location. Due to the location of the riparian area and the physical and geographical constraints of the site, this pedestrian trail will occur in the flood plain and will cross one corner of one of the wetland areas. If agreement can be reached by all agencies that this impact will be acceptable, the owner agrees to provide this trail system for public use. Street Character There are no public streets. Chapter 2 – Site Design Guidelines Natural Features Preserve and Enhance existing significant natural resources in the area. The riparian corridor, an area of intense vegetation that creates a natural buffer between the site and the residential neighborhood to the south is naturally created by Figgins Creek which flows to the south of the development and has been preserved within this development. There is a designated floodplain in this area which has been respected, with all construction in the proximity of this floodplain held back to the edge of the existing fill at the top of the flood plain designation. Minimize impacts on natural slopes. The natural slope of the site where Figgins Creek is located has been protected and preserved as a floodplain, so no construction will occur in this area. The only impact to this floodplain would be the possible location of a pedestrian path in this area. 93 Buildings shall be positioned to enhance significant natural features that exist on the site. Buildings have been located primarily to the north side of the site to allow the natural riparian corridor to act as a buffer for the site, but to also be used as a natural viewshed from inside the site as one looks to the south. The one exception is Building #5, which has been intentionally positioned such that the largest tree on the site, a 68’ willow, acts as a backdrop to the building. In this vicinity, the pedestrian trail has been moved away from the riparian area and connects to the sidewalk system and re-connects to the trail on the west side of the building to protect both pedestrians as well as the riparian corridor in this vicinity. Please refer to comments and opinions by Mary Keck, the landscape designer as well as from Ryon Stover, the City Forester, pertaining to the trees and vegetation on the site. Views Enhance views from the public way to scenic natural features and landmarks when feasible. Buildings are located at the north side of the site to allow for a stronger relationship between the interior site green spaces and circulation routes and the riparian area to the south. As well, meetings were held with the neighbors who would be adversely affected by this development, and buildings were placed and sized so as to protect their views where possible and to provide the least amount of impact on their residential environment. Cultural Resources No apparent impact Topography The site has a slight downward slope that begins in the southwest corner and continues to the northeast corner. There is a low area at the northwest corner of the site where the existing sidewalk and street are above the grade of the site. The site will be graded such that there will be positive drainage away 94 from all of the buildings and that public access from the existing sidewalk system to each building will be handicap accessible. Any landscaped areas that may require retaining walls will have these walls designed to reflect and complement the architecture of the buildings. Site Drainage Enhance significant natural drainage ways including floodplains and their tributaries in the site design. Figgins Creek to the south of the site is the most obvious natural drainage way on the site. The site has been graded to contain all storm water in green spaces and storm drainage areas. Additionally, allowable reductions in parking have been utilized in order to provide more greenspace within the development and reduce the amount of paving. See Parking Calculation Worksheet on Site Plan. Building Placement Where two or more buildings will be located in a major site development, arrange them in a cluster to define outdoor space. Buildings have been placed in such a manner so as to create an open greenspace and circulation space within the development. Additionally, this design considered that the open green spaces and circulation patterns would be on the south side of the development to allow for a greater solar gain and more active pedestrian plaza that can be utilized to the greatest extent possible throughout the year. Where a major intersection occurs, provide a building anchor at the corner. This design anchors both entrances as well as the major intersection of 3rd and Kagy with larger building features, primarily a designated clock tower element on Building 3 and 4, to mark these entrances, but as well to define the development with respect to the major intersection of 3rd and Kagy. The single level building at the corner of 3rd and Kagy was intentionally designed as a smaller lower profile building to allow views out of the site toward the University from the Towne Square but also to invite views into the site from Kagy, to the west of the intersection, which is much higher 95 than the actual elevation of the site. This allows eastbound traffic on Kagy to view the Towne Square from beyond the limits of the development. Organize the public edges of a site to provide visual interest to the pedestrians. This has been accomplished by creating an articulated form of architecture that is scaled is such a way so as to allow a relationship between the building and pedestrian at the sidewalk level. Upper level balconies and the juxtaposition of the upper and lower level forms also serves to create a visual interest at the street level for passing traffic on Kagy and on South 3rd. As well, sidewalk and landscaping systems have been designed to allow angulated entrances into the site between Buildings 1 and 2 as well as Buildings 2 and 3, thus allowing pedestrians to view the buildings in perspective as they approach the site. Locate building entry near the sidewalk edge with an entry plaza and landscape when feasible. This has been accomplished by providing the “plaza gateways” that occur between the buildings 1, 2 and 3. These “Gateways” also are oriented to gather as much southern light as possible, creating warmer gathering spaces between the buildings, somewhat sheltered from the prevailing westerly winds common to Bozeman. Buildings shall be positioned to fit within the general setback patterns specified for the corridor. All buildings respect the necessary setbacks with no encroachments requested or anticipated. Building 5 has been designed to specifically work within the space created by the floodplain and riparian area to the south, but to also utilize the massing of the large willow tree as a backdrop to the building and the site. Consider solar orientation and access when siting a building. The solar orientation of the site heavily influenced the design of the Towne Square as well as the massing of the buildings. Building glazing has been considered with respect to solar gain and cooling requirements of the upper and lower levels of the buildings. The exception to this is Building 4, which 96 by the nature of its geography forced a long axis design on the North/South axis. Consideration has been given to glazing and glazing orientation on its west face due to the increased solar intensity of this façade. Also, the buildings themselves will be analyzed by the Montana State University School of Architecture Lighting and Energy Lab, developed by Tom Wood, to assess methods of design which will reduce the overall energy consumption of the buildings and the project itself. Outdoor Public Spaces Provide an outdoor public space on a major site development when feasible. Due to the allowable reductions in parking in Neighborhood Commercial Zoning areas, a “Towne Square” has been provided. This is oriented central to all buildings with scored/colored concrete pedestrian crosswalks accessing the Square from each building. This “Towne Square” is intended to be a focal point to the development where employees and the public can access and use this south oriented public space. The “Towne Square” will have public seating, landscaped areas, and a sidewalk system that can be used as a “cross connector” for access to all buildings in the development, which will provide excellent opportunities for chance interactions between the public as well as those who work and utilize this development. Pedestrian and Bicycle Circulation Systems Link the various functions and spaces on a site with pedestrian ways in a coordinated system. This has been accomplished with a designed public circulation system that will allow full pedestrian access to all buildings with the least amount of vehicular interface. Additionally, at all driveway crossings, scored and colored concrete crosswalks have been provided to provide a safe means of access to the other buildings as well as the Towne Square. Additionally, it has been requested by the GVLT that we provide a pedestrian trail to the south of the project site along the riparian corridor to allow pedestrian movement diagonally across the site with even less vehicular interface. This trail area has been provided, but due to site constraints and the natural vegetation, topography, water course and floodplain, portions of this trail system will be in the flood plain. This should have very little impact on the 97 floodplain system due to the size and type of trail requested by GVLT. The owner has agreed to provide an 8’ trail easement through this area so as to allow pedestrians from having to cross either of the two vehicular access points, on Kagy and on South 3rd. Additionally, bicycle racks are provided on the site near the entry areas of each building to encourage bicycle traffic to and from the development. Internal Automobile Circulation Systems Access to the site will occur at two different locations, one on South 3rd and one on Kagy Boulevard. The South 3rd access point will allow all turning maneuvers with the addition of a left turning lane being provided by the developer for southbound traffic on 3rd. Additionally, a right-in turning lane has been added for eastbound traffic on Kagy Boulevard, which has been designed wide enough for all emergency vehicle traffic as well as larger trucks that may be off-loading product for the various retail spaces. Both access points will have full turning maneuvers. Internally, there is a main vehicular pathway that moves traffic along the north and west sides of the site to the greatest extent possible. This was requested by the neighbors at our early public neighborhood meetings, to allow them the greatest degree of privacy and least amount of exposure to their back yards. With the inclusion of the Towne Square, drive access has been provided on the south and east sides of the Towne Square, but we believe this will end up being a secondary type of circulation for access to the parking spaces provided at the periphery of the Square or the front of Building #5. Parking Lots In all developments, minimize the number of cars parked on site. This has been accomplished by utilizing the allowable reductions in parking provided for in the UDO 18.46.040.B3.a and in UDO 18.46.040.C2 . Without using these reductions, the total number of spaces required would be approximately 122. By incorporating the reductions, we are able to provide approximately 97 spaces including handicap space requirements. This reduction in parking helped provide the green space for the design of the Towne Square, which is approximately 7000 square feet of green space in lieu of paving. Additionally, the parking is located at the building edges 98 and the Towne Square edges so as to avoid a “Sea of Parking” that pedestrians would have to maneuver through. This will make for a much more pedestrian friendly environment. Site Lighting Use differences in lighting to express varying functions. Site lighting has been designed to provide adequate lighting onto the parking spaces as well as a different type of lighting to be provided in the Towne Square area. Special care has been taken to design the lighting along the southern edge of the development to protect the neighbors to the south from light trespass and glare by considering the elevation difference between the residences and the development site and to shield these lights accordingly. Utilities and Service Areas Trash dumpsters have been located by the City of Bozeman Sanitation Department to accommodate their equipment to the greatest extent possible. All dumpster enclosures are designed to reflect the architecture of the buildings on the site and provide and integrated sense with the site. On Building 4, the dumpster will be inside of an enclosure that will be integrated with the building itself. Landscape Design The landscape has been designed using drought tolerant species to the greatest extent possible. A great effort was made to utilize plants that would add color to the site beyond a simple palette of green plants. In conjunction with a site analysis by our landscape designer, we enlisted the City Forester to review the site and provide us with recommendations as to the appropriate actions pertaining to the existing vegetation in the riparian areas as well as the trees on the site. Opinions from our landscape designer, Mary Keck of Garden Creations and the City Forester are enclosed with this application outlining their opinions which we are using as a guideline for the landscape design of this project. Buffers To the greatest extent possible, landscaping, variations in ground plane 99 elevations and circulation paths have been integrally designed along Kagy to provide a sense of transition and scale in the zone between the buildings and Kagy Boulevard. Along South 3rd, this zone is being used more extensively for water retention, storm water run-off control as well as snow storage areas. Subsequently, there will be fewer plantings in the area between the buildings and the setback lines. Boulevard trees will be planted along South 3rd as required and as indicated on the landscape plans. Sign Design Guidelines Sign placement is as indicated on the Site Plan. Low profile monument signage that identifies the South Towne Square development will be provided at each access point. Building signage that indicates the occupancy of each of the buildings will be building mounted and will be of a consistent design throughout. A comprehensive sign plan will be developed and provided prior to final site plan approval. 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 Job # 06-137 South Towne Square Engineer BJC Preliminary Storm Pond Sizing Date Calculation of Required Volume for Storm Detention Pond Pond ID Pond 1 Accepts flow from basins Basin 1 (Reference: Bozeman Stormwater Master Plan - 1982) Design Rainfall Freq. 10 year (see page III - 5 of master plan) IDF coefficient a 0.64 IDF coefficient b IDF coefficient n 0.65 Pre-development Calculations Post-development Calculations CC Areas (ft2):open space 45,651 0.20 Areas (ft2):open space 0.20 med. res. 0.35 med. res. 0.35 dense res. 0.50 dense res. 0.50 comm. neigh. 0.60 comm. neigh. 45,651 0.60 comm. down. 0.80 comm. down. 0.80 industrial 0.80 industrial 0.80 Total: 45,651 Total: 45,651 total area: 1.05 acres total area: 1.05 acres composite C: 0.20 composite C: 0.60 Overland tc Overland tcaverage slope: 1.75 percent average slope: 3 percent travel distance: 250 feet travel distance: 35 feet tc:22 minutes tc:4 minutes Channel tc Channel tc channel tc:minutes channel tc:1 minutes Total tc:22 minutes Total tc:5 minutes intensity at tc (fig 23):1.23 in/hr intensity at tc (fig 23):3.22 in/hr pre-devel peak runoff: 0.26 cfs post-devel peak runoff: 2.02 cfs Detention Pond Calculations:Retention Pond Calculations: design depth of pond 1.50 feet Q = CIA max side slope 4.00 horizontal to 1.00 vertical C = 0.60 (post-development) length/width ratio 3.00 I = 0.41 in/hr (10-yr, 2-hr storm) min. particle removed 40 microns (1 micron = 1 x 10-6 meters)A = 1.05 acres settling velocity of particle 0.0069 feet/second Q = 0.26 cfs min. pond to settle particle 293 square feet required retention storage (ft3) =1,847 ft3 06-137 detention pond COB.xls 118 Job # 06-137 South Towne Square Engineer BJC Preliminary Storm Pond Sizing Date Calculation of Required Volume for Storm Detention Pond Pond ID Pond 2 Accepts flow from basins Basin 2 (Reference: Bozeman Stormwater Master Plan - 1982) Design Rainfall Freq. 10 year (see page III - 5 of master plan) IDF coefficient a 0.64 IDF coefficient b IDF coefficient n 0.65 Pre-development Calculations Post-development Calculations CC Areas (ft2):open space 21,301 0.20 Areas (ft2):open space 0.20 med. res. 0.35 med. res. 0.35 dense res. 0.50 dense res. 0.50 comm. neigh. 0.60 comm. neigh. 21,301 0.60 comm. down. 0.80 comm. down. 0.80 industrial 0.80 industrial 0.80 Total: 21,301 Total: 21,301 total area: 0.49 acres total area: 0.49 acres composite C: 0.20 composite C: 0.60 Overland tc Overland tc average slope: 1.75 percent average slope: 3 percent travel distance: 75 feet travel distance: 35 feet tc:12 minutes tc:4 minutes Channel tc Channel tc channel tc:minutes channel tc:1 minutes Total tc:12 minutes Total tc:5 minutes intensity at tc (fig 23):1.81 in/hr intensity at tc (fig 23):3.22 in/hr pre-devel peak runoff: 0.18 cfs post-devel peak runoff: 0.94 cfs Storm Duration Intensity Future Runoff Runoff Release Required (minutes) (in/hr) Rate (cfs)Volume (cf)Volume (cf) Storage (cf) 5 3.22 0.94 283 53 230 7 2.59 0.76 319 74 244 9 2.20 0.64 348 96 252 11 1.93 0.57 373 117 256 13 1.73 0.51 396 138 258 15 1.58 0.46 416 160 257 17 1.45 0.43 435 181 254 19 1.35 0.40 452 202 250 21 1.27 0.37 468 223 245 23 1.19 0.35 483 245 239 25 1.13 0.33 498 266 232 27 1.08 0.32 511 287 224 29 1.03 0.30 524 308 216 31 0.98 0.29 536 330 207 33 0.94 0.28 548 351 197 35 0.91 0.27 560 372 188 37 0.88 0.26 571 394 177 required detention storage (ft3) =258 06-137 detention pond COB.xls 119 Job # 06-137 South Towne Square Engineer BJC Preliminary Storm Pond Sizing Date Calculation of Required Volume for Storm Detention Pond Pond ID Pond 3 Accepts flow from basins Basin 3 (Reference: Bozeman Stormwater Master Plan - 1982) Design Rainfall Freq. 10 year (see page III - 5 of master plan) IDF coefficient a 0.64 IDF coefficient b IDF coefficient n 0.65 Pre-development Calculations Post-development Calculations CC Areas (ft2):open space 49,092 0.20 Areas (ft2):open space 0.20 med. res. 0.35 med. res. 0.35 dense res. 0.50 dense res. 0.50 comm. neigh. 0.60 comm. neigh. 49,092 0.60 comm. down. 0.80 comm. down. 0.80 industrial 0.80 industrial 0.80 Total: 49,092 Total: 49,092 total area: 1.13 acres total area: 1.13 acres composite C: 0.20 composite C: 0.60 Overland tc Overland tcaverage slope: 1.75 percent average slope: 3 percent travel distance: 250 feet travel distance: 35 feet tc:22 minutes tc:4 minutes Channel tc Channel tc channel tc:minutes channel tc:1 minutes Total tc:22 minutes Total tc:5 minutes intensity at tc (fig 23):1.23 in/hr intensity at tc (fig 23):3.22 in/hr pre-devel peak runoff: 0.28 cfs post-devel peak runoff: 2.18 cfs Detention Pond Calculations:Retention Pond Calculations: design depth of pond 1.50 feet Q = CIA max side slope 4.00 horizontal to 1.00 vertical C = 0.60 (post-development) length/width ratio 3.00 I = 0.41 in/hr (10-yr, 2-hr storm) min. particle removed 40 microns (1 micron = 1 x 10-6 meters)A = 1.13 acres settling velocity of particle 0.0069 feet/second Q = 0.28 cfs min. pond to settle particle 315 square feet required retention storage (ft3) =1,986 ft3 06-137 detention pond COB.xls 120 121 122 123 124 125 126 127 128 After Recording Please Return To: City of Bozeman 411 East Main St. PO Box 1230 Bozeman, MT 59771-1230 RELEASE AND RECONVEYANCE OF EASEMENT COMES NOW the City of Bozeman, 411 E. Main, Bozeman, MT 59715, a Municipal Corporation of the State of Montana hereinafter ("GRANTOR") and does hereby release and reconvey the following described easements unto Kailo Design and Development, LLC, a Montana Limited Corporation, as follows: W I T N E S S E T H WHEREAS the Grantor is the legal record title holder of utility easements situated across Lot 3-A of Block 4 of the Amended Plat of the Rearrangement of the Thompson’s 3rd Addition (G-10-A), City of Bozeman, Gallatin County, Montana. WHEREAS the above utility easements were granted by Thompson Hereford Ranches, Inc. by the following instruments: A storm drainage easement recorded in Book 23, Page 121, recorded on August 23, 1966 at the Clerk and Recorder's Office of Gallatin County, Montana. WHEREAS no public utilities are located within the easements to be released and the vacation of the said easements will not adversely impact the Grantor's interests. WHEREFORE, the Grantor does hereby release and reconvey to Kailo Design and Development, LLC, a Montana Limited Corporation, those portions of the utility easements 129 located on the above described real property as set forth on Exhibit A attached hereto together with any right, title, or interest that the Grantor may have in said utility easements as set forth on the Exhibit attached hereto and incorporated herein by reference as though fully set forth and shown on the Exhibit. This reconveyance shall not affect the remainder of those easements shown on said Amended Plat of the Rearrangement of Thompson’s 3rd Addition (G-10-A) in the Clerk and Recorder's office of Gallatin County, Montana. DATED this ______ day of _____________________, 2 . ___________________________________ GRANTOR - CITY OF BOZEMAN TITLE_____________________________ 130 ACCEPTED: CITY OF BOZEMAN by its ATTEST: _______________________________ Clerk of the City Commission STATE OF MONTANA ) ):ss County of Gallatin ) On this _____ day of _______________, 2 , before me, a Notary Public for the State of Montana, personally appeared CHRIS KUKULSKI and ROBIN L. SULLIVAN, known to me to be the City Manager and Clerk of the City Commission for the City of Bozeman and the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same for and on behalf of the City of Bozeman. In witness whereof, I have hereunto set my hand and affixed my seal on the day and year first written above. (SEAL) ______________________________________ Notary public for the state of Montana Residing at Bozeman, Montana My Commission Expires:_________________ 131 132 After Recording Please Return To: City of Bozeman 411 East Main St. PO Box 1230 Bozeman, MT 59771-1230 RELEASE AND RECONVEYANCE OF EASEMENT COMES NOW the City of Bozeman, 411 E. Main, Bozeman, MT 59715, a Municipal Corporation of the State of Montana hereinafter ("GRANTOR") and does hereby release and reconvey the following described easements unto Kailo Design and Development, LLC, a Montana Limited Corporation, as follows: W I T N E S S E T H WHEREAS the Grantor is the legal record title holder of utility easements situated across Lot 3-A of Block 4 of the Amended Plat of the Rearrangement of the Thompson’s 3rd Addition (G-10-A), City of Bozeman, Gallatin County, Montana. WHEREAS the above utility easements were created by record by the following instruments: The Rearrangement of Thompson’s Addition No. 3, recorded in Book G, Page 10, at the Clerk and Recorder's Office of Gallatin County, Montana. WHEREAS no public utilities are located within the easements to be released and the vacation of the said easements will not adversely impact the Grantor's interests. WHEREFORE, the Grantor does hereby release and reconvey to Kailo Design and Development, LLC, a Montana Limited Corporation, those portions of the utility easements 133 located on the above described real property as set forth on Exhibit A attached hereto together with any right, title, or interest that the Grantor may have in said utility easements as set forth on the Exhibit attached hereto and incorporated herein by reference as though fully set forth and shown on the Exhibit. This reconveyance shall not affect the remainder of those easements shown on said Amended Plat of the Rearrangement of Thompson’s 3rd Addition (G-10-A) in the Clerk and Recorder's office of Gallatin County, Montana. DATED this ______ day of _____________________, 2 . ___________________________________ GRANTOR - CITY OF BOZEMAN TITLE_____________________________ 134 ACCEPTED: CITY OF BOZEMAN by its ATTEST: _______________________________ Clerk of the City Commission STATE OF MONTANA ) ):ss County of Gallatin ) On this _____ day of _______________, 2 , before me, a Notary Public for the State of Montana, personally appeared CHRIS KUKULSKI and ROBIN L. SULLIVAN, known to me to be the City Manager and Clerk of the City Commission for the City of Bozeman and the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same for and on behalf of the City of Bozeman. In witness whereof, I have hereunto set my hand and affixed my seal on the day and year first written above. (SEAL) ______________________________________ Notary public for the state of Montana Residing at Bozeman, Montana My Commission Expires:_________________ 135 136 137 138 &&- &/27!2$ 4(2/7 ,5-).!)2% v 315!2% &,//$&&- 3%2)%3 ,)34%$ (OUSING 7ATTAGE #ATALOG .UMBER 3HIPPING 7T 3IZE ,AMP 2ANGE 7 7 &&-??????? LBS !PPROXIMATE -/5.4).'3 30!24!. ® WWWCEWLIGHTINGCOM 4HE v 3QUARE &LOODLIGHT IS IDEALLY SUITED FOR ROADWAY APPLICATIONS PARKING AREAS OR FOR BUILDING MOUNTED SECURITY LIGHTING -OUNTING 4HE lVE MOUNTING OPTIONS AVAILABLE FOR THE && SERIES LUMINAIRE OFFER A WIDE RANGE OF mEXIBILITY TO ACCOMMODATE MOST SPECIlCATIONS FOR mOOD LIGHTING %ACH MOUNTING IS APPLICATION SPECIlC TO ACHIEVE THE HIGHEST AND MOST EFlCIENT LIGHT OUTPUT /PTIONS AND !CCESSORIES ! FULL RANGE OF OPTIONS SUCH AS FUSING QUARTZ RESTRIKE ARE AVAILABLE !CCESSORIES INCLUDE A WIRE GUARD AND VANDAL SHIELD 9/+% -/5.4 !$*534!",% 3,)0 &)44%2 %84%.$%$ 0/,% -/5.4 %84%.$%$ 0/,% -/5.4 #,/3% 0/,% -/5.4 $)-%.3)/.3 7ITHOUT -OUNTING &ACTORY $RILLED &OR USE WITH 3TRAIGHT !NGLE !RMS -!4 !RM ª 4ILT -!4 !RM ª 4ILT -!4 !RM ª 4ILT -!4 !RM ª 4ILT .OTE !LL ª ª !RMS /RDER 3EPARATELY &)8452% 30%#)&)#!4)/. v v v &&- 5, v 315!2% &,//$,)'(4 4HE lXTURE SHALL BE A SEAMLESS DIE CAST ALUMINUM HOUSING WITH RADIUS EDGES MEASURING v X v X v HIGH WITH A WEATHER RESISTANT POLYESTER POWDER TOPCOAT WITH A v EXTENDED POLE MOUNT 4HE lXTURE MUST HAVE A HIGH POWER FACTOR 7 -( OR (03 #7! (0& MULTI TAP BALLAST )T MUST ALSO BE SUPPLIED WITH A v 3/7 CORD CONNECTED TO A 6 LEAD UNLESS OTHERWISE REQUESTED 4HE LENS SHOULD BE CLEAR TEMPERED GLASS 4HE lXTURE MUST HAVE A SILICONE GASKET AROUND THE LENS AND DOOR TO ENSURE A WATERTIGHT SEAL 4HE REmECTOR SHOULD BE FABRICATED FROM SPECULAR ALUMINUM 139 30!24!. ® ! #%7 ,IGHTING #OMPANY 02/$5#4 3%2)%3 -/5.4).' ,)'(4 ,!-0 6/,4!'% /04)/.3 /4(%2 /04)/.3 !##%33/2)%3 3/52#% 7!44!'% A B /2 B %8!-0,% /& ! 490)#!, /2$%2).' #/$% ,/')# &/2 ! &&- 7)4( ! v !2- -%4!, (!,)$% ,!-0 7!44 ,!-0 6 "!,,!34 4(%3% !2% 4(% 3%2)%3 ,%44%23 &/2 4(% &)8452% 4(%3% !2% 4(% -/5.4).' 490%3 &/2 4(% &)8452% 4(%3% !2% 4(% ,!-0 490%3 &/2 4(% &)8452% 4(%3% !2% 4(% ,!-0 7!44!'%3 &/2 4(% &)8452% 4(%3% !2% 4(% 6/,4!'%3 &/2 4(% &)8452% 4(%3% !2% 4(% /04)/.3 &/2 4(% &)8452% 4(%3% !2% !$$)4)/.!, /04)/.3 &/2 4(% &)8452% 4(%3% !2% 4(% !##%33/2)%3 &/2 4(% &)8452% /2$%2).' ).&/2-!4)/. 490% ???????? &&- &&- #,/3% 0/,% -/5.4 v %84%.$%$ 0/,% -/5.4 v !$* &)44%2 9/+% -/5.4 v %84%.$%$ 0/,% -/5.4 7)4(/54 -/5.4 -%4!, (!,)$% ()'( 02%3352% 3/$)5- 05,3% 34!24 -%4!, (!,)$% 7 7 7 7 7 7 7 - -5,4) 4!0 ( ()'( ,/7© & 3).',% &53% * $5!, &53% 1 15!24: 2%342)+% 0 0(/4/ #%,, 30%#)&9 6/,4!'% "+ ",!#+ 74 7()4% #534/- #/,/23 !6!),!",% 63 6!.$!, 3()%,$ 7' 7)2% '5!2$ 30!24!. ,)'(4).' -!.5&!#452).' #/-0!.9 7%,#( 2/!$ $!,,!3 48 s s s &!8 s WWWCEWLIGHTINGCOM &&- 0(/4/-%42)#3 )SOFOOTCANDLE PLOT OF 7 -( &ORWARD 4HROW ,UMINAIRE AT g MOUNT HEIGHT VERTICAL TILT 140 141 142 30!24!. ® &0- 0!2+).'2/!$7!9 ,5-).!)2% v 315!2% &,//$&0 3%2)%3 &)8452% 30%#)&)#!4)/. &0- v 0!2+).'2/!$7!9 ,5-).!)2% ,)34%$ (OUSING 7ATTAGE #ATALOG .UMBER 3HIPPING 7T 3IZE ,AMP 2ANGE 7 &0-??????? LBS !PPROXIMATE $)-%.3)/.3 4HE 3QUARE &LOODLIGHT IS IDEALLY SUITED FOR ROADWAY APPLICATIONS PARKING AREAS OR FOR BUILDING MOUNTED SECURITY LIGHTING -OUNTING 4HE lVE MOUNTING OPTIONS AVAILABLE FOR THE &0 SERIES LUMINAIRE OFFER A WIDE RANGE OF mEXIBILITY TO ACCOMMODATE MOST SPECIlCATIONS FOR mOOD LIGHTING %ACH MOUNTING IS APPLICATION SPECIlC TO ACHIEVE THE HIGHEST AND MOST EFlCIENT LIGHT OUTPUT /PTIONS AND !CCESSORIES ! FULL RANGE OF OPTIONS SUCH AS FUSING QUARTZ RESTRIKE AND A PHOTOCELL ARE AVAILABLE !CCESSORIES INCLUDE A WIRE GUARD VANDAL SHIELD AND WISHBONE MOUNTINGS 5, -/5.4).'3 7)4(/54 -/5.4).' &!#4/29 $2),,%$ 4HE FIXTURE SHALL BE A SEAMLESS DIE CAST ALUMINUM HOUSING WITH RADIUS EDGES MEASURING v X v X v HIGH WITH A WEATHER RESISTANT POLYESTER POWDER TOPCOAT 4HE FIXTURE MUST HAVE A HIGH POWER FACTOR 7 -( OR (03 #7! (0& MULTI TAP BALLAST )T MUST ALSO BE SUPPLIED WITH A v 3/7 CORD CONNECTED TO A 6 LEAD UNLESS OTHERWISE REQUESTED 4HE LENS SHOULD BE CLEAR TEMPERED GLASS 4HE FIXTURE MUST HAVE A SILICONE GASKET AROUND THE LENS AND DOOR TO ENSURE A WATERTIGHT SEAL 4HE REFLECTOR SHOULD BE FABRICATED FROM SPECULAR ALUMINUM WITH A TYPE NEMA PATTERN #,/3% 0/,% -/5.4 !$*534!",% 3,)0 &)44%2 %84%.$%$ 0/,% -/5.4 %84%.$%$ 0/,% -/5.4 9/+% -/5.4 $2),,%$ &/2 7)3("/.% v v v 143 30!24!. ® ! #%7 ,IGHTING #OMPANY 30!24!. ,)'(4).' -!.5&!#452).' #/-0!.9 7%,#( 2/!$ $!,,!3 48 s s s &!8 s WWWCEWLIGHTINGCOM 0(/4/-%42)#3 02/$5#4 3%2)%3 -/5.4).' ,)'(4 ,!-0 6/,4!'% /04)/.3 /4(%2 /04)/.3 !##%33/2)%3 3/52#% 7!44!'% A B /2 B %8!-0,% /& ! 490)#!, /2$%2).' #/$% ,/')# &/2 ! &0- 7)4( ./ -/5.4).' -%4!, (!,)$% ,!-0 7 -5,4) 4!0 "!,,!34 4(%3% !2% 4(% 3%2)%3 ,%44%23 &/2 4(% &)8452% 4(%3% !2% 4(% -/5.4).' 490%3 &/2 4(% &)8452% 4(%3% !2% 4(% ,!-0 490%3 &/2 4(% &)8452% 4(%3% !2% 4(% ,!-0 7!44!'%3 &/2 4(% &)8452% 4(%3% !2% 4(% 6/,4!'%3 &/2 4(% &)8452% 4(%3% !2% 4(% /04)/.3 &/2 4(% &)8452% 4(%3% !2% !$$)4)/.!, /04)/.3 &/2 4(% &)8452% 4(%3% !2% 4(% !##%33/2)%3 &/2 4(% &)8452% /2$%2).' ).&/2-!4)/. 490% ???????? &0- - &0- v !2- v !2- v !$*534!",% 3,)0 &)44%2 9/+% -/5.4 v %84%.$%$ 0/,% -/5.4 ./ -/5.4).' &!#4/29 $2),,%$ $2),,%$ &/2 7)3("/.% -/5.4 -( (03 350%2 -%4!, (!,)$% 05,3% 34!24 -%4!, (!,)$% 7 7 7 7 7 7 7 7 - -5,4) 4!0 ( ()'( ,/7© & 3).',% &53% * $5!, &53% 1 15!24: 34!.$"9 0 0(/4/ #%,, "+ ",!#+ 74 7()4% #534/- #/,/2 !6!),!",% 7' 7)2% '5!2$ 63 6!.$!, 3()%,$ 7"2 7)3("/.% -/5.4 &/2 v (/53).' !.$ 2/5.$ 0/,% 7"3 7)3("/.% -/5.4 &/2 v (/53).' !.$ 315!2% 0/,% &0- 3-( (/2):/.4!, /.,9 )SOFOOTCANDLE PLOT OF 7 -( 0ARKING2OADWAY LUMINAIRE AT g MOUNTING HEIGHT AND VERTICAL TILT 144 145 146 147 148 149 Kagy and South 3rd Existing Vegetation Review September 8, 2006 Prepared for Axia Architects by Mary Keck, CPP. Garden Creations 406-586-4455 Along Kagy – north end of site: A strip of approximately 50 Quaking Aspen (Populus tremuloides) trees exist. Ten of the trees are dead or in decline and should be removed. Evidence of Poplar Borer is present in many of the trees. This grouping of aspen could be shorted or expanded depending on the location of the buildings. An under story of snowberry, smooth sumac, and dwarf red-twig dogwood could be added to create a “woodsy” band along Kagy. Or the trees could be preserved in a more traditional landscaped bed. The noxious Canada Thistle (Cirsium arvense) present should be eradicated under any landscape plan. Along Eastern edge of the site: A wide band of mostly native vegetation exists (approximately 0.123 acres). Along the north eastern edge it is comprised mainly of mature Quaking Aspen (Populus tremuloides) with some new regeneration of young aspen, a large non-native willow tree (Salix alba), and a sparse mixture of native shrubs: wood’s rose (Rosa woodsii), Red osier dogwood (Cornus stolinifera),Common Snowberry (Symphoricarpos albus),and Common Chokecherry (Prunus virginiana), Noxious weeds present include Canada Thistle (Cirsium arvense), Tansy (Tanacetum vulgare) and Burdock (Arctium minus). Ideally buildings would be no closer than 30’ to the large willow. Branches on the west side may need to be trimmed for construction or truck traffic. Temporary fencing should be used to prevent compaction at the bases of any trees during construction. The south-eastern edge of vegetation is characterized by a meadow-like area directly behind the church. This area is not a designated wetland. Several trees have been planted to improve screening over the years, including 4 Colorado Spruce, 3 Pine, 3 Golden Willow, and 2 Common Chokecherry. More trees should be added in this section as well as native shrubs to increase this buffer. A group of 10 small aspen sit in the front of this section and may need to be removed for the access road. This band of primarily native vegetation along the east edge of the site is valuable riparian habitat and will be preserved and enhanced where possible. Center of the site: One large cluster of 4 clump Willow trees (Salix alba) exists that is close to mature height, but will continue to spread in width (60’ for a single stem tree). Willow is a soft wooded tree prone to breakage, and has invasive roots detrimental to sewer lines. This clump may not be appropriate for the center of a commercial development. More 150 desirable species would include Black Ash (Fraxinus nigra), Bur Oak (Quercus macrocarpa) or American Linden (Tilia Americana). Three Canada Red Cherry trees (Prunus virginiana ‘Shubert’) exist just north of the church building. These are an ornamental cultivar of the common chokecherry. They are misshapen and show evidence of Black Knot fungus. These could be replaced with other species. Chokecherry trees do attract black bears in this neighborhood. One clump Paper Birch (Betula papyrifera) exists on the west side of the church. It is under considerable drought stress and has leaf miners. It is doubtful that this tree could survive construction disturbance and is best replaced. South end of the site: A wide band of native, shrubby vegetation (approximately .08 acres wraps around the south end of the site to meet South 3rd and is comprised of a thick mixture of native shrubs: wood’s rose (Rosa woodsii), Red osier dogwood (Cornus stolonifera), Common Snowberry (Symphoricarpos albus), Common Chokecherry (Prunus virginiana), Golden currant (Ribes aureum), Booth’s willow (Salix boothii ),Peachleaf Willow (Salix amygdaloides), Thin-leafed alder (Alnus incana) and non-native Tatarian Honeysuckle (Lonicera tatarica). Noxious weeds present include Canada Thistle (Cirsium arvense), Tansy (Tanacetum vulgare) and Burdock (Arctium minus). Three large Colorado Spruces (one with the top blown out) exist in this thicket. There is one large clump alder close to South 3rd, that is dying probably due to grade change and drought stress. The large spruce at the south end of the existing parking lot is also stressed for the same reasons, as evidenced by yellowing of interior needles and heavy cone crop. The noxious weeds should be controlled in this area as well. This area would be left in its “wild” state and not disturbed by the site development. Landscaping along this end of the site should be native species and blend with the exiting vegetation. Some dead wood may be removed to make room for regrowth. 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277 278 279 280 281 282 283 284 285 286 287 288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305