HomeMy WebLinkAboutA3. Prelimin Site Plan Springhill15400 Staff Report for the Springhill Suites Preliminary Site Plan, Certificate
Appropriateness, and Conditional Use Permit Page 1 of 32
15400 Staff Report for the Springhill Suites Preliminary Site Plan,
Conditional Use Permit & Certificate of Appropriateness Application
Date: City Commission meeting is on November 2, 2015
Project Description: A Preliminary Site Plan, Certificate Appropriateness, and
Conditional Use Permit for on premise alcohol consumption and Certificate of
Appropriateness applications for the construction of a 90 room hotel with a height
deviation, parking lot, and related site improvements.
Project Location: Property addressed at 2114 Boot Hill Court, northwest of intersection
of Baxter Lane and Boot Hill Court legally described as Lot 5, Block 2, Lewis & Clark
Commercial Subdivision, situated in the Southwest One-Quarter (SW ¼) of Section 36,
Township One South (T1S), Range Five East (R5E), P.M.M., Gallatin County, Montana.
Recommendation: Approval with conditions
Recommended Motion: Having reviewed and considered the application materials,
public comment, and all the information presented, I hereby adopt the findings presented
in the staff report for application 15400 and move to recommend approval of the Site
Plan, Certificate of Appropriateness, and Conditional Use Permit with conditions.
Report Date: October 28, 2015
Staff Contact: Tom Rogers, Senior Planner
Shawn Kohtz, Development Review Engineer
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Project Summary
The Springhill Suites by Marriott is a proposed 90 guest room hotel with conference space, a
full bar including limited food service, pool, and other amenities. The project is scheduled to
commence in the spring of 2016.
The subject property is vacant land on the northeast corner of Boothill Court and Baxter Lane
intersection in Bozeman, MT. The property is zoned M-1 (Light Manufacturing District) and
is within the I-90 Entryway Corridor Overlay District which triggers the Certificate
Appropriateness requirement. The Conditional Use Permit (CUP) is to allow on premise sale
of alcohol with an approved State of Montana Liquor License. The serving of alcohol re
quires an approved CUP in all zoning districts in the City.
Design Review Board Summary
On October 14, 2015 the Design Review Board (DRB) held a public meeting to consider the
application. The DRB was unable to seat a quorum; therefore, no formal recommendation
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was forwarded to the Commission.
Prior to submitting this application the applicant submitted an “informal” application on the
proposed hotel to get comment on the design from the DRB. Based on those comments the
applicant revised their design to incorporate many of those suggestions and are including in
the current design. In conclusion, the informal discussion was favorable for the overall
design of the site and building.
Alternatives
1. Recommend Approval of the application with the recommended conditions;
2. Recommend Approval of the application with modifications to the recommended
conditions;
3. Recommend Denial the application based on the Design Review Board’s findings of non-
compliance with the applicable criteria contained within the staff report; or
4. Open and continue the review on the application, with specific direction to staff or the
applicant to supply additional information or to address specific items.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 - REQUESTED DEVIATIONS/VARIANCES ................................................. 10
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 10
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 11
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 13
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 13
Plan Review Criteria, Section 38.19.100, BMC. .............................................................. 13
Conditional Use Permit Review Criteria, Section 38.19.100, BMC. ............................... 19
Entryway Overlay District Review Criteria, Section 38.17.060 BMC. ............................ 21
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 31
APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 32
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 32
FISCAL EFFECTS ................................................................................................................. 32
ATTACHMENTS ................................................................................................................... 32
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SECTION 1 - MAP SERIES
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SECTION 2 - REQUESTED DEVIATIONS/VARIANCES
One deviation is requested with this application. The applicant has requested a height
deviation from Section 38.17.080, BMC. The summary and justification for the deviation is
in under the Supporting Documents section of the applicant submittal.
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in
this report. These conditions are specific to the planned unit development. Additional
conditions may apply to the subdivision of the property being processed concurrently with
this planned unit development.
Recommended Conditions of Approval:
1. 1. 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.
2. A copy of the State Revenue Department alcohol license for the establishment shall be
submitted to the Department Community Development prior to the sale of alcoholic
beverages.
3. The right to serve alcohol to patrons is revocable according to the provisions in Bozeman
Municipal Code Sections 38.19.110.I and 38.34.160 based on substantial complaints from the
public or from the Police Department regarding violations of the City of Bozeman’s open
alcohol container, minor in possession of alcohol, or any other applicable law regarding
consumption and/or procession of alcohol.
4. Prior to final plan approval the east parking island and east parking areas shall be connected
to the building with delineated crosswalks(s) and internal sidewalk to provide safe and
efficient access to entrance of building.
5. Any expansion of this use or facility is not permitted unless reviewed and approved as
required under the applicable regulations of the Bozeman Municipal Code.
6. The existing billboard advertising signs on the southeast corner of Lot 5 shall be removed
prior to final plan approval.
7. The transfer of water rights or the payment of cash in lieu of water rights shall be provided in
accordance to BMC section 38.23.180.
8. Applicant is on notice the subject property is within the N 19th and Baxter Lane intersection
payback district for the improvements to the intersection of Baxter Lane and 19th Avenue.
Final site plan approval is contingent on the application verifying all applicable fees have
been paid.
9. Development and landscaping within street vision triangles is limited pursuant to BMC
section 38.24.100. Final site plan approval is contingent on the application verifying the
landscape and building location do not interfere with the vision triangle per this code section.
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10. All Irrigation wells located within the exterior boundaries of the development shall include
Montana DNRC certificates which shall be provided to the City with the final plat submittal.
All wells shall include a meter or other device to determine consumption.
11. The applicant shall submit a written narrative outlining how each of the conditions of
approval and code provisions has been satisfied with the final plan application.
Required for Conditional Use Permits:
a. Section 38.19.110.F BMC states that the right to a conditional use permit shall be contingent
upon the fulfillment of all general and special conditions imposed by the Conditional Use
Permit procedure. All special conditions and code provisions shall constitute restrictions
running with the land, shall be binding upon the owner of the land, his successors or assigns,
shall be consented to in writing by the applicant prior to commencement of the use and shall
be recorded as such with the Gallatin County Clerk and Recorder’s Office by the property
owner prior to the final site plan approval or commencement of the use. All of the conditions
and code provisions specifically stated under any conditional use listed in this title shall
apply and be adhered to by the owner of the land, successor or assigns
b. Section 38.19.110.I BMC describes the process for termination/revocation of a conditional
use permit approval:
1. Conditional use permits are approved based on an analysis of current local circumstances
and regulatory requirements. Over time these things may change and the use may no
longer be appropriate to a location. A conditional use permit will be considered as
terminated and of no further effect if:
a. After having been commenced, the approved use is not actively conducted on the site
for a period of two continuous calendar years;
b. Final zoning approval to reuse the property for another principal or conditional use is
granted;
c. The use or development of the site is not begun within the time limits of the final site
plan approval in 38.19.120
2. A conditional use which has terminated may be reestablished on a site by either, the
review and approval of a new conditional use permit application, or a determination by
the planning director that the local circumstances and regulatory requirements are
essentially the same as at the time of the original approval. A denial of renewal by the
planning director may not be appealed. If the planning director determines that the
conditional use permit may be renewed on a site then any conditions of approval of the
original conditional use permit are also renewed.
3. If activity begins for which a conditional use permit has been given final approval, all
activities must comply with any conditions of approval or code requirements. Should
there be a failure to maintain compliance the city may revoke the approval through the
procedures outlined in section 38.34.160.
SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN
CORRECTIONS
A. Section 38.41.080.A.2.g.(13) BMC Fences and walls, including typical details. Provide a
fencing detail for the outdoor seating area with the final plan application.
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B. Pursuant to Section 38.23.107 BMC Construction enclosure. 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. No temporary
refuse storage area information was provided with submittal. While trash enclosure
locations and front dimensions are provided, a detail of the trash enclosure must be
provided on the final plan to demonstrate that it complies with the City Sanitation
standards.
C. Section 38.23.150.D.7.a BMC requires that all outdoor lighting, whether or not required by
this section, shall be aimed, located, designed, fitted and maintained so as not to present a
hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to
create a nuisance by projecting or reflecting objectionable light onto a neighboring use or
property. No building mounted light fixture cut-sheets information was submitted with the
preliminary plan. No light fixture cut-sheets information was submitted with the
preliminary plan for L506. No light fixture cut-sheets information was submitted with the
preliminary plan for Z01. These details are required with the final plan application.
D. Section 38.23.150.D.7.b BMC requires that all outdoor lighting fixtures shall be shielded in
such a manner that no light is emitted above a horizontal plane passing through the lowest
point of the light emitting element, so that direct light emitted above the horizontal plane is
eliminated. No building mounted light fixture cut-sheets information was submitted with
the preliminary plan. No light fixture cut-sheets information was submitted with the
preliminary plan for L506. No light fixture cut-sheets information was submitted with the
preliminary plan for Z01. These details are required with the final plan application.
E. Section 38.26.060.A, BMC. In addition to complying with the mandatory landscape
provisions in section 38.26.050, all landscape plans must earn a minimum number of points
as specified in this section. Points are awarded for specified landscape features and elements
based upon their relative value or merit. A minimum of 15 points is required.
F. Section 38.17.020 BMC states the intent and purpose of the Bozeman Entryway Corridor
Overlay District is to, “… ensure that the quality of development along these corridors will
enhance the impression and enjoyment of the community by guiding development and
change, and by stimulating and assisting, in conjunction with other provisions of this chapter,
improvements in signage, landscaping, access and other contributing elements of entry
corridor appearance and function.” On site pedestrian connection shall be further
developed to provide safe and efficient access to the primary entrance of the building from
the east parking island and area.
G. Section 38.41.100, BMC Landscape Content Requirements. The watering method is not
readily apparent. Please clarify the watering method with the final plan submittal.
H. Section 38.41.100, BMC Landscape Content Requirements. No snow storage locations were
provided with the landscape plan. Please show reasonable accommodation for necessary
snow storage areas on the landscape plan with final plan submittal documentation.
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SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
Having considered the criteria established for design within entryway corridors, approval
with conditions is recommended to the Design Review Board (DRB). The DRB shall
forward its recommendation to the City Commission for consideration.
The Development Review Committee (DRC) considered the Planned Unit Development on
September 23, 30 and October 7, 2015. The DRC found that the application is sufficient for
continued review and recommended conditional approval of the application to the City
Commission. In addition to the conditions of approval the DRC identified code provisions
that are required.
The City Commission is scheduled to consider the proposal on November 2, 2015. The City
Commission public hearing will occur at 121 North Rouse Avenue, Bozeman MT, in the City
Commission room at 6 pm.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The analysis in this report is a summary of the completed review.
Plan Review Criteria, Section 38.19.100, BMC.
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.
In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
This project is proposing a 90 guest room hotel, conference space, and on premise service of
alcohol. All proposed uses are permitted within the M-1 district. This property is designated
as Industrial Use on Figure 3-1 (Future Land Use Map) of the Bozeman Community Plan.
No conflicts between the proposed use, zoning and the growth policy have been identified.
2. Conformance to this chapter, including the cessation of any current violations
The site is currently vacant with the exception of an existing non-conforming billboard sign
located on the southeast corner of the subject property. Condition No. 6 requires removal of
the sign prior to final plan approval as required by City code.
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When the site plan process has been completed compliance with standards of the chapter will
be demonstrated.
3. Conformance with all other applicable laws, ordinances, and regulations
No conflicts have been identified. Some additional steps are required such as application for
final site plan and building permit, which will be addressed as appropriate in the future. The
plans will be further evaluated against the requirements of the International Building Code at
the time application is made for a building permit.
4. Relationship of site plan elements to conditions both on and off the property
In relation to the existing blend of light industrial, warehousing, hospitality, retail, and vacant
land lends to the proposed development of the site. The design and arrangement of the
elements of the plans are better quality, design and layout than other properties adjacent to
the subject property.
The additional requirements of the entryway corridor enhance the design and landscaping
furthering the quality of the development.
The development and with final plan approval will generally be compatible with and
sensitive to the immediate environment of the site and the adjacent neighborhoods and other
approved development relative to architectural design, building mass and height,
neighborhood identity, landscaping, orientation of buildings on the site and visual
integration. No particular conflicts have been identified at this time.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
The traffic analysis, right of way, street improvements are not applicable to the DRB review.
Parking is provided per code requirements based upon the proposed uses.
A traffic study was required by the Engineering Department for this project and is currently
being reviewed.
6. Pedestrian and vehicular ingress and egress
Vehicular drive access is provided from Boothill Court and Baxter Lane as shown in the site
plan. The drive access meets City standards for two-way drive isles.
Pedestrian connections are provided both within and connect to the surrounding area as
shown on the site plan. As required by City Code bicycle parking will be provided and bike
route markings will be placed on Baxter Lane as shown on the plan documents. Because of
this site’s adjacency to the highly traveled Baxter Lane, the development of these
connections with the Bozeman trails and paths systems will be necessary and are a focus of
the landscape plan development. Additional pedestrian across Baxter Lane will be provided.
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A pedestrian path connecting the eastern parking area to the primary entrance of building is
being required (see Code Correction F).
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 proposed landscaping meets the standard landscaping requirements of the Bozeman
Municipal Code. Greater analysis is provided under the Entryway Corridor Criteria.
8. Open space
This is a commercial development, so open space is not a requirement. The detention pond
area has created an open space amenity on-site.
9. Building location and height
On May 6, 2015 the Design Review Board reviewed and commented on this proposed hotel.
This ADR report largely relies on the original ADR report prepared for the informal review
to analysis and recommendations. The applicant responded to the request that the building
should move to the South corner with a grand entrance more responsive to Baxter Lane and
parking situated to the North along the interstate. The building location moved closer to
Baxter and Boot Hill. The location is restricted due to proximity to the high voltage
Northwest Energy (NWE) transmission line. NWE has minimum separation between
buildings and transmission lines.
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Original Plan
Revised Plan
The application includes a height deviation from Section 38.17.080, BMC. Supporting
documentation is included in the Applicant Submittal under the Supporting Documents
section. A deviation from a numeric standard must meet the following criteria:
“…will produce an environment, landscape quality and character superior to that
produced by the existing standards, and which will be consistent with the intent
and purpose of this article, and with the adopted design objectives plan for the
particular entryway corridor.”
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Upon such a finding, the review authority may authorize deviations of up to 20 percent
beyond or below minimum or maximum standards respectively, as established in the
underlying zoning district regulations. If the review authority does not find that the proposed
modified standards create an environment, landscape quality and character superior to that
produced by the existing standards, and which will be consistent with the intent and purpose
of this article, and with the adopted design objectives plan for the particular entryway
corridor, no deviation shall be granted.
Permitted
With 20%
Deviation Requested
Building 45 feet 54 feet 45’ 5 ¼”
Architectural
Feature
Up to 4
additional feet 49 feet 58 feet 57’ 0”
10. Setbacks
Section 38.12.050, BMC, states required setbacks. All proposed structures and parking areas
are within the required front, side and read yard setbacks including the additional setback
requirements from I-90.
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11. Lighting
The proposed walkway, parking area lights, and building mounted lights conform to the
City’s dark sky requirements. The private lighting is subject to the proposed design
guidelines which direct use of LED lighting.
12. Provisions for utilities, including efficient public services and facilities
Not applicable to DRB.
13. Site surface drainage
Due to site constraints the applicant has proposed and designed underground storm water
galleries to accommodate surface drainage. The City Engineering Department has reviewed
and commented on the proposed design.
14. Loading and unloading areas
No loading areas are required or proposed.
15. Grading
The site generally slopes south to northeast. No substantial grading is proposed except for
that required for the installation of the parking areas, stormwater system, and building
construction. All applicable grading details were submitted with this application and have
been reviewed by the City Engineering Department.
16. Signage
Signage is shown with the site plan application. All new signage must be in compliance
with the Bozeman Municipal Development Code and will require a sign permit prior to
construction.
17. Screening
All required screening appears to be met. No ground mechanical equipment is proposed.
Code provision correction A requires any mechanical equipment to be screened and shall be
shown on the final site plan. Parking lot screening is proposed along Boothill Court and
Baxter Lane that exceeds minimum standards.
18. Overlay district provisions
The site is located within the I-90 Frontage Entryway Corridor. Over 90 parking spaces are
proposed triggering review by the Design Review Board (DRB) pursuant to Section
38.19.040.C, BMC. The detailed findings can be found further below under Entryway
Overlay District Review Criteria section.
19. Other related matters, including relevant comment from affected parties
No public comment has been received at this time.
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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 entire project is located on one lot.
21. Compliance with article 8 of chapter 10 of the Bozeman Municipal Code.
Not relevant to the DRB.
22. Phasing of development
The project is proposed for construction in one phase.
Conditional Use Permit Review Criteria, Section 38.19.100, BMC.
E. In addition to the review criteria of section 38.19.100, the review authority shall, in
approving a conditional use permit, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to
accommodate such use, and all yards, spaces, walls and fences, parking, loading and
landscaping are adequate to properly relate such use with the land and uses in the
vicinity;
The conditional use permit is required for on premise consumption of alcohol as required by
Table 38.12.020, BMC via State of Montana beer and wine license. The site is adequately
sized and provides additional parking to accommodate the use. Appropriate site circulation,
pedestrian access, and emergency vehicle access were evaluated and included in the
proposed site plan design for the site.
Landscaped areas are coordinated with adjacent property, intent of the Entryway Corridor,
and within the proposed development. The pedestrian circulation system is a strong element
of the design. The vehicular accesses provide generally clear circulation through the
development. The parking areas are broken into smaller fields between landscaped amenities
and islands and away from the street frontages.
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2. That the proposed use will have no material adverse effect upon the abutting
property. Persons objecting to the recommendations of review bodies carry the burden
of proof;
No adverse impacts to abutting properties have been identified.
3.That any additional conditions stated in the approval are deemed necessary to
protect the public health, safety and general welfare. Such conditions may include, but
are not limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or
appropriate bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an
orderly and efficient manner.
The State of Montana liquor license includes specific permitted hours of operation. The on
site management team is responsible for general operation of the use. No other special
considerations were identified during the review.
F. In addition to all other conditions, the following general requirements apply to
every conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the
fulfillment of all general and special conditions imposed by the conditional use permit
procedure; and
2. That all of the conditions shall constitute restrictions running with the land use,
shall apply and be adhered to by the owner of the land, successors or assigns, shall be
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binding upon the owner of the land, his successors or assigns, shall be consented to in
writing, and shall be recorded as such with the county clerk and recorder's office by the
property owner prior to the issuance of any building permits, final plan approval or
commencement of the conditional use.
The necessary recording of documents will be addressed as part of the final site plan process
and will be required prior to approval of the final site plan as noted under Section 3 above.
Entryway Overlay District Review Criteria, Section 38.17.060 BMC.
The site is located within the Class I, I-90 overlay district. ADR staff has reviewed the proposal
for conformance with the Bozeman Design Guidelines for Entryway Corridors. Staff finds the
proposal to be in general conformance with the 2005 Bozeman Design Guidelines for
Entryway Corridors as described below.
On May 6, 2015 the Design Review Board reviewed and commented on this proposed hotel.
The applicant considered and responded to those comments.
Bozeman Design Objectives Plan (2005)
Note as stated in the Design Objectives Plan, “…the objectives and guidelines are intended
to suggest aspects of the design to be addressed by the applicant and the design review
authority. The guidelines are meant to indicate preferred conditions, but not without
allowing for other equal or better solutions to be considered.”
Objectives of Neighborhood Wide Design (page 10)
“Each development should help to achieve a sense of neighborhood. Projects should be
planned to relate to adjoining properties in a positive way, by promoting connections among
properties where appropriate, by planning cooperatively to make joint use of natural
features that span across properties, and by using design treatments that convey a sense of
visual continuity.”
The project design fits in with the context, in that it is located near other hotels and buildings
of similar scale. Building location is located reasonable close to the intersection of Baxter
Lane and Boot Hill Court considering site constraints.
“Highlight landscapes and views. Properties should be planned to emphasize landscaped
areas and frame important views. This includes retaining significant existing landscape
features, when feasible, and planning development with abutting properties in mind, such
that opportunities to plan in a coordinated manner are maximized. Planning view corridors
such that they align with those on adjacent properties is also encouraged.”
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A complete landscaping plan was submitted with the application that exceeds minimum
standards required. Additional “pocket” landscaped areas are proposed providing additional
amenities not typically found with the similar developments.
Chapter 1 Neighborhood Design Guidelines (page 11-14)
“Provide public green space, when feasible.”
As shown on the landscape plan above the 50 foot Entryway Corridor is landscaped,
numerous areas may function as pocket parks within the site providing public space and
intimacy within the site.
“Preserve existing green space in a development whenever feasible… Enhance high quality
green space when it exists in key locations.”
The location of the proposed project is in a highly recognizable, key area of the city. The
landscape plan and site plan integrates green space in the community and conform to a higher
set of standards.
Auto Connections
Internal automobile circulation within the plan appears to be consistent with guidelines.
Pedestrian and Bicycle Circulation
Pedestrian connections are provided both within and connect to the surrounding area as
shown on the site plan. As required by City Code bicycle parking will be provided and bike
route markings will be placed on Baxter Lane as shown on the plan documents.
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Views (page 18)
“Enhance views from the public way to scenic natural features and landmarks when
feasible.”
The location of the green space will provide view sheds to the Bridger Mountains and
Gallatin Ranges. An unavoidable consequence of the development will be compromised
view sheds from various locations due to the building mass and height.
Building Placement (page 23)
“Buildings should be sited to respect development patterns that are identified in the design
objectives for the area, such as the orientation of structures to the street, alignment of
building fronts and setbacks, relationship to neighboring properties, as well as the location
of buildings at major intersections.”
Building location moved closer to Baxter and Boot Hill based on comment from the DRB.
However, the final location is restricted due to proximity to the high voltage Northwest
Energy (NWE) transmission line. NWE has minimum separation between buildings and
transmission lines.
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Original Plan
Revised Plan
Based on the submitted building elevations, color pallet, design and additional landscaping
and site improvements Staff finds the building is designed in a manner that generally
responds to the environment and fits in with the context of its site. Please refer to building
elevations, color pallet, and landscape plan.
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Outdoor Public Spaces (page 24)
“Develop an outdoor public space as a focal point for the site.”
Public space is oriented towards street frontage. The rear of the building (north elevation) is
landscaped and there are no known plans for the development of the property to the north.
The public space includes connectivity with connectivity to trails and paths. The outdoor
public space is the focal point of the design.
“Design a public space to be actively used.”
The landscape plan integrates open areas reasonable suitable for active use. These areas
located on the southwest corner address Baxter Lane and Boot Hill Court with a linear
connection to the area on the southeast edge of the property. The site is in the vicinity to
other public amenities including Rose Park, Gallatin County Fairgrounds, and the East
Gallatin Recreation Area.
Pedestrian and Bicycle Circulation Systems (page 26)
“Link the various functions and spaces on a site with pedestrian ways in a coordinated
system.”
Based on the submitted site plan, site amenities, and general pedestrian and bicycle
circulation opportunities staff finds the proposed plan to be responsive to pedestrian, bicycle
and vehicular traffic with an emphasis on greenery. To allow the building to exceed the
zones maximum building height additional landscape provisions are provided. As a result
the site furthers the Design Objectives Plan and this design objective. Further, the
development will connect to the existing sidewalk adjacent to the site and provide delineated
pedestrian connections into the site. Finally, a scored pedestrian crossing is required as a
condition of approval across Baxter Lane to the sidewalk at Sacco Drive.
Please refer to the site plan for more detail.
“Define the sidewalk with landscaping, paving and pedestrian-scaled lighting.”
Sidewalks and public spaces are interconnected with the public green space plan with
numerous connections into and beyond the site.
Parking Lots (page 30)
“The visual impacts of parking areas should be minimized and large expanses of parking lots
should be avoided. Using on-street and shared parking arrangements should be considered
to accommodate some parking needs as well.”
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Because of the necessity for parking spaces, there is a large surface area of asphalt. The
additional landscaping requirements of the Entryway Corridor Overlay and efforts to
improve the landscape plan to allow for the height deviation reduce the visual impact of the
parking area. No pervious pavements Best Management Practices (BMP) are proposed.
Site Lighting (page 32)
“Standards for outdoor lighting are provided in the Unified Development Ordinance. This
section addresses some of the qualitative aspects of lighting design that should also be
addressed.”
A lighting plan was submitted with the application. The plan substantially complies with the
City’s lighting design standards. Minor revisions may be required prior to final plan
approval to bring the proposal into full compliance with adopted standards.
The attached lighting schedule details the location and fixture type for the site which include
parking lot lighting, building illumination and the highlighting of the flag pole. The plan
incorporates LED fixtures furthering City objectives.
Landscape Design (page 34)
Note existing mature vegetation on the site plan to remain.
“Use a coordinated landscape palette to establish a sense of visual continuity in the design
of a site… A landscape design should use elements to help provide interest to pedestrians.”
Building Design Guidelines (page 39)
Building Character
“Buildings should reflect the regional urban character.”
The subdued colors are fitting with the context of the urban character and in accordance with
the acceptable color palette of the natural environment.
The materials, however, are in question. It is debatable whether EIFS is an acceptable
material for the climate and in some local instances has not stood up to the weather or the test
of time. It should not be the predominant material as is indicated on the provided elevations,
nor is it a material that denotes permanence and quality that Bozeman desires.
Bronze and brick are quality materials and work well with the area. The connection between
all the varying materials should be carefully reviewed, however. Make sure there is a
cohesive logic to support the changes in material. The same criteria should be applied to the
usage of the struts supporting the roof.
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The revised building design de-emphasizes the use of E.I.F.S. by increasing the use of brink
veneer on the south and north elevations. Additional shading was employed to provide
greater contrast. However, there is loss of texture on the west side of the building
Original Design
Revised Design
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Daytime Rendering
Nighttime Rendering
The revised building design de-emphasizes the use of E.I.F.S. by increasing the use of brick
veneer on the south and north elevations. Additional shading was employed to provide
greater contrast. However, there is loss of texture on the west side of the building.
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Corridor Specific Design Guidelines
North 19th Avenue and Oak Street (page 69)
“The North 19th Avenue portion (of the North 19th Avenue and Oak Street Entryway
Corridor) is the most heavily traveled road in town and for that reason, it is particularly
important that development occur in a manner that supports the overall goals of the
corridors. For this corridor specifically, the goal is to establish a greensward as the
foreground, to provide a sense of the connection with the agricultural heritage of the area
and to maintain view opportunities to the mountains beyond.”
“In general, primary access to most developments will be by automobile, although the area
should continue to be enhanced with pedestrian and bicycle use, especially linking to
established systems.”(pg. 69)
Staff finds the landscape plan furthers this objective by integrating the landscape elements to
support the function of the site, provide access to view sheds, and promote full utilization of
the site for patrons of the business and adjacent property.
“Buildings should be subordinate to the broad landscapes and vistas of the corridor and
should reflect the regional design traditions of farming and ranching, yet in creative,
contemporary ways.”
Although there is a modicum of cognitive dissonance to achieve this goal the size of the site,
landscaping and large scale parcels and roadways promote minimization of the building. The
color palette and design further subordinate the building.
“Parking lots should be located to the interiors of lots to the extent feasible and should be
screened with landscaping where they are exposed to the road.”(pg. 70)
Although the parking areas surround the structure, there are geographic impediments
restricting the placement of the building. The parking lot landscaping meets the minimum
design standards for the use, adjacency, and the additional requirements of the Entryway
Corridor.
Neighborhood:
“This corridor should provide a ‘green edge’ approach into the city, with an emphasis on
landscaping.”(pg. 71)
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As noted previously, the landscape plan creates a green edge along Baxter Lane.
“Enhance residential neighborhood and community pedestrian and bicycle
connections.”(pg. 71)
“Invite the pedestrian and bicyclist to use the corridor: encourage the development of
boulevard trails and bike lanes, and enhanced crossings.”(pg. 71)
The subject property is within a commercial and industrial area. However, the site does
develop the pedestrian connection through and beyond the site. The hotel remains a
destination site for customers although support staff may require multi-modal connectivity to
access the site. Direct pedestrian and bicycle connectivity is provided.
“Large expanses of parking should be strongly discouraged.”(pg.71)
Refer to pictures for green parking – also more landscaping, rich vegetation, will take away
from the blight of the asphalt of asphalt has been minimized to the extent possible. However,
an excess of parking is provided but not exceed the maximum allowed.
“View opportunities should be enhanced.”
Various view opportunities are integrated into the site for patrons, staff and the general
public.
“Promote developments that anticipate public transit in their layout.”
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Nothing is shown on the plans suggesting the consideration of the connection to public
transit.
Buildings:
“Neighborhood and regional commercial development, consistent with the Bozeman growth
policy, should present a low-key character that blends into the surrounding area.”
Please refer to above comments regarding color and material within the context of the area.
Chapter 2 Site Design Guidelines
H. Pedestrian and bicycle Circulation Systems, 5. Enhance a key pedestrian way at a street
or dive crossing; use decorative or textured paving, signs and/or landscaping to identify the
crossing point.
The site layout successfully coordinates pedestrian circulation. The site does not include
crosswalks that have decorative or textured paving to identify the crossing points as are
proposed in other locations on the site. A condition of approval requires all crosswalks on-
site to be scored concrete crosswalks matching the width of the connecting sidewalks and
that they be provided across all driveway circulation areas and accesses on the site.
APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY
The subject property is zoned “M-1” (Light Manufacturing District). The intent of the “M-1”
district is to provide for the community's needs for wholesale trade, storage and warehousing,
trucking and transportation terminals, light manufacturing and similar activities. The district
should be oriented to major transportation facilities yet arranged to minimize adverse effects
on residential development, therefore, some type of screening may be necessary.
Adopted Growth Policy Designation:
The Future Land Use Map of the Bozeman Community Plan designates the subject property
to develop as “Industrial”. The “Industrial” classification provides areas for the uses which
support an urban environment such as manufacturing, warehousing, and transportation hubs.
Development within these areas is intensive and is connected to significant transportation
corridors. In order to protect the economic base and necessary services represented by industrial
uses, uses which would be detrimentally impacted by industrial activities are discouraged.
Although use in these areas is intensive, these areas are part of the larger community and shall
meet basic standards for landscaping and other site design issues and be integrated with the larger
community. In some circumstances, uses other than those typically considered industrial have
been historically present in areas which were given an industrial designation in this growth
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policy. Careful consideration must be given to public policies to allow these mixed uses to
coexist in harmony.
APPENDIX B - NOTICING AND PUBLIC COMMENT
Noticing has not yet been provided. Notice will be provided at least 15 and not more than 45
days prior to the City Commission public hearing. That hearing is scheduled for November 2,
2015.
APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF
Owners: State of Montana – DNRC, PO Box 201601, Helena, MT 59620
Applicant: Bozeman Land Investors, LLC, 1735 South 19th Avenue, Suite B, Bozeman, MT
597185
Representative: Braxton Development, PO Box 11890, Bozeman, MT 59719
Report By: Tom Rogers, Senior Planner
FISCAL EFFECTS
The proposed application will not affect any scheduled expenditures in the FY2016 budget.
Development will generate additional revenue and expenses in amounts not determined at this
time.
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Application materials
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COMMERCIAL CERTIFICATE OF APPROPRIATENESS – PROJECT NARRATIVE
A Marriott Springhill Suites Hotel is proposed at the northeast corner of the Boothill Court/Baxter Lane
intersection in Bozeman, MT. The hotel will include 90 guest rooms, custom finishes (both interior and
exterior), conference space, a full bar including limited food options, and a pool, among other amenities. The
project is scheduled to commence in the spring of 2016. A hotel is an allowed use based on the zoning (M-1)
of the property. Furthermore, a hotel use on this property fits perfectly with nearby properties, which include
other hotels, commercial development, restaurants, and retail services.
A concurrent conditional use permit application is proposed for on-site alcohol sales and consumption at the
bar within the hotel property via a State of Montana beer and wine license. It is understood by the applicant
that obtaining this license will be a condition of approval for this conditional use permit.
Also included with this application is a deviation request for the building height on this site. The proposed
deviation is to exceed the height requirement by less than 20%. A more detailed description of the height
deviation request and associated site enhancements to justify the request is included with this application.
The site is appropriately sized and situated to accommodate the use of the hotel with the bar. Adequate
parking is providing on the site, including parking specifically for outside bar patrons, even though most bar
customers are anticipated to be hotel guests. Appropriate site circulation, pedestrian access, and emergency
vehicle access were evaluated and included in the proposed site plan design for the site. Because of the
commercial nature of nearby properties, the proposed development will be a terrific fit for this area.
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DEVIATION NARRATIVE– ENTRYWAY CORRIDOR OVERLAY DISTRICT
As part of the application for the Bozeman Springhill Suites site plan and conditional use permit, the
applicant is requesting a deviation from the strict interpretation of the Bozeman Municipal Code. The
following presents a response to the requirements for a deviation in accordance with Item #72 of Form SP –
Site Plan Required Materials.
DEVIATION SUMMARY
The requested zoning deviation pertains to the allowed height of the building on Lot 5, Block 2 of Lewis and
Clark Commercial Subdivision. The property is zoned M-1 (Light Manufacturing) is located in the City of
Bozeman Entryway Corridor Zoning District, specifically the North 19th Avenue/Oak Street Corridor.
According to Section 38.12.060(A)(1) of the Bozeman Municipal Code, the allowable height in this zoning
district is 45-ft, as measured from the ground elevation to the top of the roof structure (also defined as the
bottom of the parapet). Furthermore, Section 38.17.080(B) of the Bozeman Municipal Code states that “the
review authority shall make a determination that the deviation will product an environment, landscape quality,
and character superior to the produced by the existing standards and will be consistent with the intent and
purpose of this article and with the adopted design objectives plan for the particular entryway corridor. Upon
such a finding, the review authority may authorize deviations of up to 20 percent beyond or below minimum
or maximum standards respectively, as established in the underlying zoning district regulations.” For the
Springhill Suites building, a building height variance of 5 ¼” (approximately 1 percent) is requested.
The allowable height to the top of the roof deck is allowed to be 45-ft according to the above referenced
Bozeman Municipal Code Section. As shown on the building elevations that have been submitted with this
application, the requested height to the top of the roof deck is 45’ 5 ¼”, a variance of 5 ¼”. Because the
variance is minimal, it is not expected to materially impact adjacent properties or be clearly discernable to the
naked eye.
DEVIATION CRITERIA
The following presents responses to the review criteria for a variance in the Entryway Corridor.
a. How the deviation will produce an environment, landscape quality, and character superior
to that produced by existing standards.
The development will feature several qualities that will produce an environment and character that is superior
to existing standards and exceed the standards of the zoning criteria for this property:
According to Section 38.26.060 of the Bozeman Municipal Code, fifteen (15) performance points are
required for this site. A higher quantity of large canopy trees than the requirement is being installed.
In addition, large diameter stone boulders are being implemented into the landscape plan.
Furthermore, additional large canopy trees are being added and all parking spaces will be a located a
maximum of 70-ft from a large canopy tree. Finally, 69.2% of plants/trees planted on the site will be
“water smart”. In total, the site landscaping has been designed to achieve 20 points, a 33-percent
higher value than the requirement.
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The architectural quality of the building finishes would exceed the quality of other buildings in this area and
the required architectural standards. The building has been specifically designed to fit the feel of the
Bozeman community and this area in general and includes rustic, yet modern, finishes that blend into the
surrounding environment. The City of Bozeman design objectives plan requires 75% of the surface area of a
wall be brick, stone, wood siding, stucco, and metal. As shown on the attached elevations, the entire building
façade will be composed of these materials, well exceeding the requirements.
b. How the deviation will be consistent with the intent and purpose of the article (Article 17,
Chapter 38 BMC)
The intent of purpose of Article 17, Chapter 38 of the Bozeman Municipal Code is defined as follows:
“There are several arterial corridors entering the city that introduce visitors and residents alike to the city. The visual attributes of these roadways provide a lasting impression of the character of the city. It is the intent
and purpose of this article to ensure that the quality of development along these corridors will enhance the
impression and enjoyment of the community by guiding development and change, and by stimulating and
assisting, in conjunction with other provisions of this chapter, improvements in signage, landscaping, access
and other contributing elements of entry corridor appearance and function.
It is the intent of this article to establish design criteria, standards and review procedures that will allow the
city and its advisory boards and agencies to review and direct, in a fair and equitable manner, the development and redevelopment of future and existing properties and facilities within the entry corridors. The recommendations of the design review board or administrative design review staff shall be given careful consideration in the final action of the review authority.”
The Springhill Suites hotel has a completely custom exterior finish design, specifically because of its location in the Entryway Corridor. The applicant did not use the prototype design of this hotel in order to provide a product that is more desirable for the Owner and more aesthetically pleasing for community members. The rustic modern design of the hotel is perfectly suited for development of this type in Bozeman, and is intended to leaving a lasting impression for travelers and community members alike and blend into the mountain backdrop. Exceeding the building standards and landscaping requirements for this project, combined with the
custom design of the hotel, would make this development an attractive addition to the entryway corridor.
c. How the deviation will be consistent with the adopted design objectives (City of Bozeman Design
Objectives Plan, 2005) for the particular entryway corridor
The deviation does not materially impact the adopted design objectives of the City of Bozeman Design
Objectives Plans. Because the variance is so minimal, it does not materially increase the perceived scale of the
building and will not impact views into the mountain backdrop. Furthermore, the building contains a flat roof
with multiple parapets, roof planes, and molding to define the top of the parapet which are all design objectives
of the plan.
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