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A5. Lark
Page 1 of 35 15-583 Staff Report Staff Report for the Lark Hotel Addition Preliminary Site Plan & Certificate of Appropriateness Date: Design Review Board (DRB) Meeting of May 11, 2016 at 5:30 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana. City Commission meeting is on May 23, 2016 at 6:00 pm in the City Commission Room 121 North Rouse Avenue, Bozeman, Montana. Project Description: A Preliminary Site Plan and Certificate of Appropriateness applications for the Lark Hotel addition for the construction of a four story 28 room hotel and related site improvements at 136 West Main Street. Project Location: Property address is 136 West Main Street, southeast of the intersection of Main Street and Grand Avenue, legally described as the North 120’ of Lots 8 & 9, Block B, Stories Addition to the City of Bozeman, situated in the Southwest One-Quarter (SW ¼), Northwest One-Quarter (NW ¼) of Section 7, Township Two South (T2S), Range Six East (R6E), 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 15-583 and move to approve the Site Plan and Certificate of Appropriateness with conditions and subject to all applicable code provisions. Report Date: May 18, 2016 Staff Contact: Tom Rogers, Senior Planner Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues None have been identified at this time. Project Summary The Lark Hotel Addition is a Preliminary Site Plan and Certificate of Appropriateness application for the construction of a twenty-eight room hotel, ground floor commercial space, and related site improvements. The building will include public space along Main Street frontage with ground floor commercial space. The building is proposed to be four stories and 55 feet in height, plus allowable architectural and utility encroachments as permitted, by Bozeman Municipal Code. 582 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 2 of 35 No onsite parking is being proposed for this phase. Parking will be provided by an approved long-term lease agreement with the City pursuant to Section 38.25.060, BMC. The final agreement will be signed upon approval of the Preliminary Site Plan and Certificate of Appropriateness. See condition of approval in Section 3. The subject property is within the B-3 (Central Business District) and the “core area” as defined by Section 38.10.100.A.3(a), BMC. The property is not within the Downtown Historic District but it is within the Neighborhood Conservation Overlay District (NCOD). Through the standard review process, comments on the project were received from solid waste, water/sewer, engineering, Northwest Energy, planning, and the fire departments detailing deficiencies in the original submittal. Revisions and supplementary documentation and information were submitted. A more complete review history is included in Appendix B. On March 7, 2016 the public hearing was continued to May 23, 2016 at the request of the applicant. On Tuesday, April 19, 2016 a revised site plan and architectural designs were submitted necessitating revisions to this report. Design Review Board (DRB) Summary (February 10, 2016) DRB reviewed the application on February 10, 2016. The report Staff prepared was based on the originally submitted materials detailing six (6) design considerations. As a result of Administrative Design Review report, the applicant presented modified plans tp the DRB. Changes included building placement, modifications to the entrance of the building from Main Street, an updated landscape plan, building alignment on Grand Avenue, exterior color modifications, modifications of exterior materials, and placement of windows. Administrative Design Review staff did not have an opportunity to consider the revised plans. Seven members of the public provided verbal testimony on the project. Six of those comments were supportive of the project and design; one was concerned about parking. During Board discussion a number of additional comments were made including: The Board was supportive of the proposed design modifications The revised landscape plan more fully integrates the site layout and generally improves the project Revised plans improve pedestrian circulation Post industrial design of the main building The scale and massing of the building in relation to pedestrian experience on Grand Avenue. In conclusion, the DRB voted 3:0 with one abstention to recommend that the City Commission approve the Preliminary Site Plan and Certificate of Appropriateness. The abstention was based on the fact that the public, planning staff and the Board did not have sufficient time to consider the modifications to the plans. February 10, 2016 Design Review Board video link 583 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 3 of 35 A revised application was submitted on April 19, 2016. List of observable changes from February 3, 2016 version: Five to four floors and slight decrease in height Reduction in commercial space fronting Main Street Removal and relocation of stairwell on Grand Avenue Modifications to commercial space windows on Grand Avenue and Main Street Reconfiguration of retaining wall/separation between Grand Avenue and hotel rooms Reconfiguration of window placement on sides of building Modification of exterior siding orientation – Horizontal to vertical Appears to be increased depth of window and architectural features (see east view) Poured concrete to CMU trash enclosure Reduction in number of windows on south elevation Additions of a double roof overhang on north and west elevations Removal of west stair tower and an associated increased in the number of windows Addition of sidewalk on south side of building in access/alley Elimination of two (2) parking spaces within phase 1 parking lot DRB Summary (May 11, 2016) The Design Review Board considered the revised application on May 11, 2016. Staff presented a summary of the project and stated Administrative Design Review and the Development Review Committee has forwarded a recommendation to approve the project with conditions and code corrections. The Applicant continued by providing additional details on the design intent, function of various aspects of the building and design, description on a number of the unique building materials and construction technique, and a modification to the trash enclosure from CMU to formed concrete to match the building. There was no public comment. Board discussion included the following general themes: In general, the Board was supportive of the project and found this version vastly improved proposal A good implementation of mid-century modern architecture Whether or not the exterior finish of wood is a noble materials for the down town area Durability of the exterior color Concern of shading caused by the hotel tower on the existing parking area The use of Aspen trees in right-of-way which are not approved street trees Some concern of the Grand Avenue pedestrian experience 584 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 4 of 35 In conclusion the Design Review Board voted unanimously to recommend that he City Commission approve the project (4:0). Due to the rapid review schedule the DRB recording is not available at the time of production of this report. Alternatives 1. Recommend Approval of the application with the recommended conditions; 2. Recommend Approval of the application with modifications to the recommended conditions; 3. Deny the application based on non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the review of 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 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 4 SECTION 1 - MAP SERIES .................................................................................................... 5 SECTION 2 - REQUESTED DEVIATIONS/VARIANCES ................................................. 20 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .................................... 20 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 21 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 21 SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 22 Plan Review Criteria, Section 38.19.100, BMC. .............................................................. 22 Neighborhood Conservation Overlay District Review Criteria ........................................ 30 APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY ............................... 31 APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND .............. 34 APPENDIX B - NOTICING AND PUBLIC COMMENT .................................................... 35 APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF ............................ 35 FISCAL EFFECTS ................................................................................................................. 35 ATTACHMENTS ................................................................................................................... 35 585 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 5 of 35 SECTION 1 - MAP SERIES Revised materials received on April 19, 2016 586 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 6 of 35 Revised materials received on April 19, 2016 587 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 7 of 35 Revised materials received on April 19, 2016 588 Page 8 of 35 Site Plan & Landscape Plan 589 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 9 of 35 Site Plan 590 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 10 of 35 North Elevation 591 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 11 of 35 East Elevation 592 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 12 of 35 West Elevation 593 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 13 of 35 South Elevation 594 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 14 of 35 North Elevation – Lark and Addition 595 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 15 of 35 Northeast Elevation 596 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 16 of 35 Perspective 597 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 17 of 35 Perspective 598 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 18 of 35 599 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 19 of 35 Existing Lark Hotel Façade 600 Page 20 of 35 SECTION 2 - REQUESTED DEVIATIONS/VARIANCES No deviations are requested or needed with this application. 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 site plan and Certificate of Appropriateness. Recommended Conditions of Approval: 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. Prior to final plan approval, minimum separation between the elevated power lines on the east side of South Grand Avenue and the Lark Hotel building must be demonstrated. Written verification of adequate separation must be provided by Northwestern Energy. 3. Prior to final plan approval a copy of the signed, approved long-term parking agreement between the Lark Hotel and the Bozeman Parking Commission for a minimum of 27 spaces must be provided. 4. The applicant must submit a written narrative outlining how each of the conditions of approval and code provisions has been satisfied with the final plan application. 5. 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). 6. Prior to sidewalk demolition, an Application for Sidewalk and/or Driveway and Curb Cut Permit must be submitted to the Engineering Department. The sidewalk that is demolished must be replaced with new sidewalk per the City standard (BMC 38.24.080.A). 7. The applicant must obtain a downtown sidewalk encroachment permit for the proposed upgrades per Bozeman Municipal Code 34.05. 8. Pedestrian safety must be ensured during construction using pedestrian traffic control. Continuous pedestrian access must be ensured unless prior approval is obtained from the City Engineering Department. 9. The applicant shall provide an estimate of peak-hour demand on the sanitary sewer system. 10. All construction activities must include routine cleaning/sweeping of material that is dragged to adjacent streets. The City may require a guarantee at any time during construction to ensure that repair of damages or required cleaning is complete (BMC 38.39.020.A.2). The developer must 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. 11. 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. 601 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 21 of 35 12. The applicant must provide Professional Engineering services for construction inspection, post construction certification, and preparation of mylar record drawings. 13. The applicant must obtain a COB Stormwater Management Permit from the City’s Stormwater Program Coordinator prior to construction. 14. The transfer of water rights or the payment of cash-in-lieu (CIL) of water rights must be provided in accordance with Bozeman Municipal Code (BMC) section 38.23.180. The applicant must contact Brian Heaston with the City Engineering Department to obtain an analysis of CIL of water rights, which must be paid prior to final plan approval. 15. Proposed water/sewer services and hydrants must be a minimum horizontal separation of 10- feet to landscape trees. 16. Given the location of the proposed project and the impact of construction on vehicular and pedestrian traffic at this critical location, the applicant must demonstrate construction staging and traffic control prior to building permit approval. SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS A. Pursuant to Section 38.23.107 BMC, Construction enclosure. A temporary enclosed refuse storage area must be shown 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. Temporary refuse storage area information was not provided with submittal. A detail of the trash enclosure must be provided on the final plan to demonstrate that it complies with the City Sanitation standards. B. Section 38.23.150.D.7 BMC and Application Checklist Item No. 42 requires that all outdoor lighting, whether or not required by this section, must 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 site photometric lighting plan containing a layout of all proposed fixtures by location and type and extends the photometric information to the property boundaries and rights of way was provided. 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 Site Plan and Certificate of Appropriateness applications on January 20, 27 and February 10, 2016. On February 17, 2016 revised plans were submitted and brought back to the DRC for consideration on March 4, 2016. In both plan proposals the DRC forwarded a recommendation with conditions and code provisions to the City Commission. 602 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 22 of 35 The City Commission was scheduled to consider the proposal on March 7, 2016. At the Applicants request the public hearing was continued to May 23, 2016. 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 28-room hotel addition adjacent to the Lark Hotel. All proposed uses are permitted within the B-3 district. This property is designated as Community Core 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. Historically and most recently, Farr Automotive utilized the site as an automotive filling station and repair shop station. There are no known violations associated with this site. 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. Prior to purchasing the subject property the Applicant performed an Environmental Assessment (EA) to ensure full remediation of any contaminates caused by previous use. A copy of the report was provided to the Engineering Department. Based on the findings of the EA all contaminated soils have been properly removed. 603 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 23 of 35 4. Relationship of site plan elements to conditions both on and off the property Section 38.16.100.A.4, BMC requires all site plans to demonstrate compatibility with the following four criteria: a. Is the proposed development in compatibility with and sensitive to the immediate environment of the site, adjacent neighborhoods and other approved development relative to architectural design, building mass and height, neighborhood identity, landscaping, historical character, orientation of buildings on the site and visual integration? The building placement is located on the northwest portion of the block and is set parallel to Grand Avenue in consistent relationship to the City grid; please see the Site Plan in Section 1 above. The proposed configuration supports and continues the existing pattern in the core area (and most of the City) with the addition of a functional plaza in front of the building adjacent to Main Street, which further supports the design guidelines for the neighborhood conservation overlay district. The recently revitalized Lark Phase I, formally the Imperial 400, fronts Main Street perpendicularly and follows building placement similar to the adjacent neighborhood. Building mass and height, while significant, are well within allowable standards of the City development code. The B-3 district allows one hundred percent lot coverage and building heights of 55 feet within the defined core area. The Baxter Hotel across the street is considerably higher than the proposed hotel. The First Interstate Bank (FIB) Building to the west is not within the B-3 core area. Although the FIB building is only two stories, areas outside the B-3 core area are permitted to have building heights of 70 feet. The visual integration of the project may be challenging for some; others may find the unique style welcome. The Lark has established itself as a prominent feature in the western entrance of the Central Business District (CBD). The additional structure will increase the visual presence of the development. Horizontal and vertical lines are employed to accentuate the building. The scale and character of the historic core should be protected, but other downtown districts should be able to accommodate contemporary development of greater height and density. The proposed development diverges from the existing development style. However, the incremental modifications to the exterior façades of existing buildings in the vicinity have arguably eroded the historical uniqueness of many of Bozeman’s downtown buildings. Therefore, ADR staff found the proposed building is in conformance with this criterion. 604 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 24 of 35 Grand & Main looking northeast and southeast One of the NCOD’s goals is to “invite and encourage” contemporary new construction. The building proposes unique construction techniques using Cross Laminate Timber (CLT), allowing for greater efficiencies in the construction process in both materials and time. These efficiencies will reduce the impact construction will have on the community. Grand Avenue is a highly trafficked pedestrian path to and from Main Street. In addition, this is a primary pathway between the Emerson Center for the Arts and Cultural and Main Street. It is a highly visible location. Design modification improved the streetscape by integrating planters on the wall separating the sidewalk and the entrances to ground floor hotel rooms to minimize the impact the formed concrete would have on pedestrians. Moonshine Yarrow is the selected plant for these planters. The mature height of this species is 1.5 – 2 feet. In addition, the wall was extended to obscure the utility connections located on the west side of the building on the stairwell. The wall was articulated to increase the width of the pedestrian walkway. As depicted on the site plan, the proposed location of the dumpster is on the southwest corner of the building. Pursuant to Section 38.23.170, BMC, “trash enclosures, surrounding standard steel bins (dumpsters), shall be located on the site for convenient pickup service, and the location shall be shown on required site plans. Trash enclosures shall not be located in required front yards, and shall be situated so that containers can be pulled straight out of the enclosure or so the solid waste truck can back straight into it.” The trash enclosure is in a prominent location and constructed of CMU unlike the materials that surrounds the enclosure. However, the 605 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 25 of 35 dumpster is screened and is integral with the building’s enclosure and is not within a required yard. Please see the Northeast perspective view in Section 1. b. Is the design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) such that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development, resulting in an efficient, functionally organized and cohesive development? Yes. As described under criterion (a) above, the proposed site and building is taking a unique approach to design and arrangement of the elements of the plan to create integration and an organizational scheme with respect to the community and neighborhood. The functional pedestrian plaza separating the commercial spaces from the public sidewalk furthers the City’s adopted plans and encourages interaction with Main Street. The grade of the site created additional design considerations. The existing Lark Hotel building and semi-private fireplace areas maintain the Main Street edge along the line of the sidewalk. Victory Taco is set back from the street to accommodate steps although the structure is perpendicular to Main Street. Pursuant to Table 38.26.060-1, BMC, no landscape is required for developments within the Core Area of the B-3 District. However, the development proposes landscape amenities to enhance and integrate the development so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development, resulting in an efficient, functionally organized and cohesive development. See Section 2 - Map Series. c. Are the designs and arrangement of elements of the plan (e.g., buildings circulation, open space and landscaping, etc.) in harmony with the existing natural topography, natural water bodies and watercourses, existing vegetation, and does it contribute to the overall aesthetic quality of the site configuration? The lot is anticipated to be developed. The proposed use and basic zoning standards are met. The lot is currently an underutilized parking lot of mostly concrete. There are no water features or vegetation on site. 606 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 26 of 35 Google Street View d. If the proposed project is located within a locally designated historical district, or includes a locally designated landmark structure, the project is in conformance with the provisions of article 16 of this chapter. The subject property is not within a designated historical district and there are no designated landmark structures. Any subsequent treatment of the site will need to meet the intent of Article 16. 5. Impact of the proposal on existing and anticipated traffic and parking conditions Additional traffic will be generated by development. A traffic study was not required by the Engineering Department for this project. The site is being served by the existing street network. The Applicant is proposing to utilize the provision found under Section 38.25.060, BMC for off-site parking. As required by this section, the Director of Community Development found the proposed plan meets the minimum standard of this section. Staff has analyzed the project for required parking pursuant to Section 38.25.040.A.2, BMC. Based on the proposed uses and number of hotel rooms and applying the applicable reductions, 27 parking spaces are required. The Applicant will enter into a long-term parking agreement with the City (Condition 3). 6. Pedestrian and vehicular ingress and egress Vehicular drive access is provided from Main Street through Phases 1 and 2 and exits on Grand Avenue. Seventeen parking spaces were provided with the Lark Phase 1. This phase proposed removing two of the existing parking spaces in Phase 1. No additional onsite parking is proposed for Phase 2. All parking will be provided off site through a shared parking agreement. 607 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 27 of 35 The site is well integrated into the existing sidewalk system for downtown Bozeman. The development will improve the adjacent walkways and curb and gutter. Pedestrian connections into the site are provided and shown on the site plan. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, pedestrian areas, and the preservation or replacement of natural vegetation With the exception of boulevard trees, no landscaping is required in the Core Area of the B-3 district. However, the development proposes numerous landscape amenities to improve the development (see Landscape Plan). Therefore, the proposed landscaping exceeds the standard landscaping requirements of the Bozeman Municipal Code. 8. Open space This is a commercial development, so open space is not a requirement. 9. Building location and height During DRC review the existing Northwest Energy distribution line was identified on the west side of the property. Although the City does not control this requirement it remains a requirement of the National Electric Code. There are minimum separation standards between structures and distribution lines. To accommodate this requirement, the building was nudged in an easterly direction a few feet. To ensure compliance with the requirement that no health and safety issues arise, staff included Condition 2. Building height is within allowable standards of City development code. The corner of the proposed building is located within the street vision triangle at the intersection of Main Street and Grand Avenue. Unless approved by the City Engineer, no fence, wall or planting in excess of 30 inches above the street centerline grade may be permitted on corner lots on arterial streets in all districts within a triangular area, defined as follows: “Beginning at the intersection of the projected curblines of the two intersection streets, thence 50 feet along one curbline, thence diagonally to the point 50 feet from the point of beginning on the other curblines, then to the point of beginning per Bozeman Municipal Code (BMC) 38.24.100.A.” Given the signalized intersection and wider sidewalks at this location, the City Engineering Department is supportive of the proposed encroachment on the street vision triangle. 10. Setbacks Section 38.10.050, BMC states required setbacks. All proposed structures are within the required front, side and rear yard setbacks. 11. Lighting The proposed walkway, pedestrian paths, and building mounted lights appear to conform to the City’s dark sky requirements. The private lighting is subject to the proposed design 608 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 28 of 35 guidelines which direct use of LED lighting. Pursuant to Section 38.23.150.D.7, BMC and Application Checklist, Item No. 42 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. In order to ensure compliance, a photometric plan is required. (Code Correction B) 12. Provisions for utilities, including efficient public services and facilities No underground utilities are located in this section of Grand Avenue. Utilities will be extended from Babcock Street to the site and will be attached to the southwestern corner of the building. To insure adequate sewer capacity peak demand calculations for the building are required (Condition 9). The City will use that estimate to verify downstream sewer main capacity for the proposed project. The City recently completed a hydraulic model of the sewer collection system, and the peak-hour demand will be loaded into the hydraulic model to verify available downstream sewer capacity. Currently there are no requirements for screening of utilities, with the exception of trash enclosures. Due to the significance of the Grand Avenue corridor the utilities will be screened and integrated into the design of the buildings. 13. Site surface drainage Due to site constraints, the applicant has proposed and designed underground stormwater 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 north. No substantial grading is proposed except for that required for the installation of the pedestrian walkways, patios, and site preparation, 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. A comprehensive sign plan was submitted with the site plan/COA applications. That application is currently being evaluated for conformance with adopted standards. All new signage must be in compliance with the Bozeman Municipal Development Code and will require a sign permit. 609 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 29 of 35 17. Screening The dumpster is prominently located. There are practical reasons for the proposed location. The screening is indicated as a CMU material which is in contrast to the surrounding materials being used on the building. Initial designs specified the enclosure as cast in place concrete board similar to what was used on the patio retaining wall for Lark Phase 1 (see north elevation image). The existing parking lot has previously been reviewed and approved. However, the removal of two (2) parking spaces may trigger a modification to the phase 1 plan. Utilities such as electric meters and gas lines are proposed on the west side of the building, as shown on the northeast perspective in Section 1 above, and have been addressed above. With the exception of trash enclosures, there are no screening requirements in the development code. 18. Overlay district provisions The site is located in the Neighborhood Conservation Overlay district. Analysis of these issues is presented below. 19. Other related matters, including relevant comment from affected parties Public comment has been received on the project and has been forwarded to the Commission for consideration. 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. Not applicable. 21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code. Not applicable. 22. Phasing of development The project is proposed for construction in one phase. 610 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 30 of 35 Neighborhood Conservation Overlay District Review Criteria Applicable Design Review Guidelines, Section 38.16.010, BMC The property under consideration is located within the boundary of the Neighborhood Conservation Overlay District. The site is not within a designated historic district; therefore, Chapters 2, 4, and the Appendix apply to this application. Pursuant to Section 38.16.010.C BMC, the intent and purpose of the conservation district designation is to “stimulate the restoration and rehabilitation of structures, and all other elements contributing to the character and fabric of established residential neighborhoods and commercial or industrial areas. New construction will be invited and encouraged provided primary emphasis is given to the preservation of existing buildings and further provided the design of such new space enhances and contributes to the aesthetic character and function of the property and the surrounding neighborhood or area. Contemporary design will be encouraged, provided it is in keeping with the above-stated criteria, as an acknowledged fact of the continuing developmental pattern of a dynamic, changing community.” The proposed design contributes to the aesthetic character and function of the existing development patterns of the site and a pioneering vision of the traditional development patterns of the immediately adjacent Main Street Historic District to the east. It is furthering the purpose of the conservation district designation to protect and enhance neighborhoods or areas of significant land planning or architectural character, historic landmarks or other built or natural features for the educational, cultural, economic benefit or enjoyment of citizens of the city, Section 38.16.010.F, BMC. Contemporary new construction is “invited and encouraged.” Although the proposed new construction is divergent from the traditionally established land planning and architectural character of traditional Main Street, the pattern for this block was previously established with the renovations and revival of the Imperial Motel (now the renovated Lark Hotel and sister development of this project), the expansion physically addresses Main Street and introduces a pedestrian plaza and an innovative development pattern and architectural style. The Montana Historical and Architectural Inventory form classifies the Imperial 400 structure as a non-historic building. This building was renovated in 2013/2014 though the issuance of a Certificate of Appropriateness/Re-use application to allow a change in use from a currently vacant former motor lodge to a thirty-eight room hotel; façade improvements and rehabilitation of the existing building; site improvements, and detached food vending structure, located at 122 West Main Street (File #Z-13224). The building on site retains the basic form of the original motel, but has undergone significant material alteration and, through recent additions and changes in particular to the motel room circulation configuration, resembles little of its original form. 611 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 31 of 35 The expansion project includes the construction of a separate multi-story building with hotel rooms, retail space, and hotel support areas at the western side of the existing Lark Hotel site. The Design Guidelines recommend review of the site context, the immediately adjacent properties and also the surrounding character of the project site. Vital to the development of an appropriate design is an understanding of the desired character of the area. The proposed building design and style may be perceived as challenging, an affront to the character of Bozeman’s Main Street, or even “brutalist,” while others may find it refreshing, innovative, invigorating, or a catalyst for the future. These adjectives are subjective criticisms or support for the development. Administrative Design Review staff has objectively reviewed the submitted application against the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District (Design Guidelines) established on January 17, 2006 and amended May 18, 2015, and finds the plan in general compliance with all applicable criteria. Therefore, no exceptions are listed requiring design modifications of the submitted plans. APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Classification The subject property is zoned “B-3” (Central Business District). The intent of the B-3 District is to provide a central area for the community's business, government services and cultural activities. Uses within this district should be appropriate to such a focal center, with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district. Adopted Growth Policy Designation: The property is designated as “Community Core” in the Bozeman Community Plan. This area is described as “The traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street.” 612 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 32 of 35 Downtown Bozeman Improvement Plan This property is located within the boundaries of the Downtown Bozeman Improvement Plan, which is an adopted sub-area (neighborhood) plan of the Bozeman Community Plan. Specific to this proposal, the plan states that; “downtown revitalization requires property rehabilitation, new development, and injections of new capital…” The plan also indicates that the project site is denoted for Office/Mixed Use as part of the West Gateway District (see District Map shown below). The West Gateway states; “This district could extend from 5th Avenue to Grand. This is a very important area that now seems somewhat ragged with parking lots, empty parcels, and vacant buildings. This area detracts from the image of downtown and needs major investment—both public and private. In addition, the streetscape should be enhanced with more trees, lighting, furnishings, and seasonal planting, eventually connecting to the North 7th Avenue Connectivity Plan. New buildings should adhere to design standards that do not allow setbacks but place windows and doors on the sidewalk, with parking lots prohibited along the street. There is a “suburban” look to this area that could be dramatically enhanced both in the short term with streetscape and in the longer term with development.” Subject Property 613 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 33 of 35 The Bozeman Community Plan Vision is stated as, “Bozeman’s unique identity, characterized by its natural surroundings, its historic and cultural resources, and its downtown, which is the heart and center of the community, is preserved and enhanced.” “All thriving downtown corridors depend upon a solid presence of residential density in close proximity, ideally within walking distance, resulting a place that everyone can enjoy— existing residents, new residents, shoppers, and visitors. Infill development can be designed sensitively so that the longstanding character, scale and craft of the established townscape can be maintained.” This means applying different criteria than what might be found in typical manuals or regulations. The planning team firmly believes that downtown Bozeman is unique and that its vital importance to the City should be recognized in a deliberate, focused collection of efforts and actions to make it a dynamic and sustainable community center. The City of Bozeman has identified key issues and opportunities outlined in the Downtown Improvement Plan, as well as guiding principles for future construction and public works. It is from this document that the Development Review finds the following issues with the proposed project, discussed below. From Page 13 of the Downtown Improvement Plan, “New buildings should be designed to the level of permanence and quality appropriate for a downtown setting.” Currently the proposed design presents some difficulties with regard to the interpretation of the choice of materials. Since the design does not call for it to be constructed from the ‘noble materials’ (steel, glass, concrete, masonry) it is unclear if the materials will withstand the test of time and age accordingly. This is not to discourage the exploration of new materials or the advancement in construction technology, however it remains unclear and argument for the materials chosen should be buttressed by some quantifiable data. As an addition to this, it could be argued that color belongs in a subgroup of this category. As with materials, color should be prudently chosen, especially in regard to this specific area of the city. Therefore, color should be considered as to how it will age (fading, sun, wear, etc.), whether the color is a fad that will be outdated with the next popular color, and whether or not the material allows for color change. The Downtown Improvement Plan also states that buildings should, “Create strong connections between sub-districts, and from Downtown to the surrounding community.” As stated earlier in the report, the building works effectively to bring people onto the site itself and provides a modicum of connection to the adjacent areas. 614 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 34 of 35 APPENDIX B - DETAILED PROJECT DESCRIPTION AND BACKGROUND Project Description The Lark Hotel Addition is a Preliminary Site Plan and Certificate of Appropriateness application for the construction of a 28 room hotel and related site improvements. The building will include public space along the Main Street frontage with ground floor commercial space. The building is proposed to be five stories and 55 feet in height plus allowable architectural and utility encroachments as permitted by City Code. No onsite parking is being proposed for this phase. Parking will be provided by an approved long-term lease agreement with the City pursuant to Section 38.25.060, BMC. The final agreement will be signed upon approval of the Preliminary Site Plan and Certificate of Appropriateness. A condition of approval is included in Section 3. The subject property is within the B-3 (Central Business District) and the “core area” as defined by Section 38.10.100.A.3(a), BMC. The property is not within the Downtown Historic District, but is within the Neighborhood Conservation Overlay District (NCOD). While not required, the applicant did not request an informal review. The application was submitted on December 21, 2015. The application was reviewed in accordance with the submittal checklists and Section 38.41 of the Bozeman Municipal Code and did not meet the submittal requirements. Therefore, the applications were deemed unacceptable for initial review. On January 6, 2016 an addendum to the submittal was received and deemed acceptable for initial review on January 11, 2016. Revised plans were shown at the Design Review Board meeting in response to staff’s design considerations. As required by code, the final revisions were brought back to the DRC to ensure no unintended consequences are created by this modification. Please refer to the attached DRB report for more information. Revisions and supplementary documentation and information were submitted on: January 4, 2016 TIS waiver January 6, 2016 Addendum submitted January 11, 2016 Plan sheet revision 1 January 15, 2016 Request for Commission review January 26, 2016 Dry well maintenance plan January 27, 2016 Updated civil drawings February 3, 2016 Plan sheet revision 2 February 4, 2016 Trash enclosure, other 615 15-583 Staff Report for the Lark Hotel Addition Preliminary Site Plan and Certificate of Appropriateness Page 35 of 35 February 10, 2016 Documentation in support of original design February 12, 2016 Design changes presented to DRB; only electronic files submitted. February 23, 2016 Refined elevations, perspectives, and designs. Used for final evaluation for this report March 7, 2016 Public hearing was continued to May 23, 2016 April 19, 2016 Revised site plan and architectural designs were submitted APPENDIX B - NOTICING AND PUBLIC COMMENT Notice was provided at least 15 and not more than 45 days prior to the City Commission public hearing. That hearing was scheduled for March 7, 2016. On March 7, 2016 the public hearing was continued to May 23, 2016. Due to the importance of the project to the City the Community Development Department re-noticed the application in anticipation of the May 23, 2016 public hearing. Public comment has been received and has been forwarded to the Design Review Board and the City Commission. APPENDIX C - OWNER INFORMATION AND REVIEWING STAFF Owners: Bangtail Partners, LLC, 2200 Geng Road, Suite 100, Palo Alto, CA 94303 Applicant: Bangtail Partners, LLC, 2200 Geng Road, Suite 100, Palo Alto, CA 94303 Representative: Thinktank Design Group, Inc., 33 North Black Avenue, Bozeman, MT 59715 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. 616 617 618 619 620 December 14, 2015 Wendy Thomas Planning Director City of Bozeman 20 East Olive Bozeman, MT 59715 Re: Lark Addition – Site Plan(SP1), CCOA , CSP Application Dear Wendy: This design team is pleased to present the culmination of fourteen months of design iterations: site plan submittal forms, documents, checklists, noticing affidavits, ADA compliance certificates, landscape plans, civil, mechanical, electrical, parking lease agreements, and architectural documents depicting our vision for this gateway to downtown Bozeman. Please let us know what questions, concerns and comments you and your staff may have regarding this exciting addition for our community. The intent of this proposal is to add to the success at the Lark Hotel. After successfully reinventing the departed Imperial Hotel , the design team is excited to see the second step forward for the Lark Hotel. This addition creates 28 new rooms and provides public space along the Main Street frontage with commercial space as proposed. Our approach creates a connection to the public with street level vitality through the creative use of public space and hotel room programing as detailed in this application. Inspired by our local artists and downtown community, the new space we propose highlights the talents of Bozeman for the traveling public to enjoy. The Lark is featured in over forty publications truly participating in placing Bozeman on the map. We look forward to stewarding this addition to the fabric of Downtown Bozeman together. Sincerely, Thinktank Design Group INC. Brian T. Caldwell, AIA Architect 3135 621 Page 2 of 91 Cc: Bangtail Partners LLC. And Thinktank Design Group Inc. Application Materials pp Application Materials ..................................................................................................................... 2 A. Development Application -A1 ................................................................................................ 4 B. Site Plan Checklist – revision Date 4-27-15 ............................................................................ 7 C. Site Plan Checklist – response Date 12-18-15 ...................................................................... 12 1. Design Review Board Thresholds ................................................................................. 12 2. General Information ..................................................................................................... 12 Property address record form .................................................................................................. 13 3. Site Plan General .......................................................................................................... 15 4. Site Plan Details ............................................................................................................ 17 Zone Map- ................................................................................................................................ 17 - Number of parking spaces required. ...................................................................................... 18 Lark Addition Parking Calculations Table ................................................................................. 19 - Off-site parking. ...................................................................................................................... 20 Lease Agreement ...................................................................................................................... 21 - Fire protection requirements ................................................................................................. 21 ADA compliance form ............................................................................................................... 24 - Fences, walls and hedges. ...................................................................................................... 25 - Trash and garbage enclosures. ............................................................................................... 25 - Street vision triangle. ............................................................................................................. 26 5. Parkland and Affordable Housing ................................................................................. 27 6. Lighting Details ............................................................................................................. 28 – Lighting requirements from the BMC .................................................................................... 28 – Site lighting ............................................................................................................................ 28 – Lighting specifications for all lighting ................................................................................. 29 7. Building Design and Signage ......................................................................................... 39 – SIGNS Intent and purpose. .................................................................................................... 39 - Prohibited signs. ..................................................................................................................... 39 - Permitted temporary and special event signs. ...................................................................... 40 - Signs permitted upon the issuance of a sign permit. ............................................................. 40 8. Landscape Plan ............................................................................................................. 41 9. Streets and Traffic ........................................................................................................ 44 10. Other Permits ............................................................................................................... 45 11. Deviations - Street vision triangle ................................................................................ 45 D. Comprehensive Sign Plan Required Materials – revised 5-13-15....................................... 48 E. Comprehensive Sign Plan Required Materials – response revised 12-18-15 ..................... 50 - Comprehensive sign plan. ...................................................................................................... 50 - Illumination. ........................................................................................................................... 52 - Required address signs. .......................................................................................................... 52 F. CCOA Checklist – revised 4-27-15 ........................................................................................ 53 622 Page 3 of 91 G. CCOA Checklist – response revised 12-18-15 ....................................................................... 56 Commercial Certificate of Appropriateness Checklist .................................................. 56 Project Narrative ...................................................................................................................... 56 A. Mass and Scale ............................................................................................................. 57 Goals and Objectives of the Downtown Bozeman Improvement Plan. ................................... 59 Innovative development and diversity of design ..................................................................... 60 Building Design Order and Comprehensive Composition ........................................................ 60 Building interface with residential zone properties. ................................................................ 61 B. Building Quality ............................................................................................................ 61 C. Building Roof Form ....................................................................................................... 61 Deviations - ................................................................................................................... 65 3. Certificate of Adjoining Property Owners and Neighborhood Recognition Ordinance 67 Sec. 38.40.030. – Notice requirements. ................................................................................... 68 4. Civil Site Plan Drawing Exhibits..................................................................................... 69 5. Building Architecture .................................................................................................... 74 6. Landscape Architecture ................................................................................................ 85 7. Lighting plan ................................................................................................................. 88 8. Construction schedule .................................................................................................. 90 9. Parking Commission Memo Lease Agreement ............................................................. 91 623 Page 4 of 91 A. Development Application -A1 624 Page 5 of 91 625 Page 6 of 91 626 Page 7 of 91 B.Site Plan Checklist – revision Date 4-27-15 627 Page 8 of 91 628 Page 9 of 91 629 Page 10 of 91 630 Page 11 of 91 631 Page 12 of 91 C.Site Plan Checklist – response Date 12-18-15 1. Design Review Board Thresholds $ 3URMHFWORFDWLRQLVZLWKLQDQ2YHUOD\'LVWULFW"<(6 % RUPRUHGZHOOLQJXQLWVLQDPXOWLSOHKRXVHKROGVWUXFWXUHRUVWUXFWXUHV"12 & RUPRUHVTXDUHIHHWRIRIILFHVSDFHUHWDLOFRPPHUFLDOVSDFHVHUYLFH FRPPHUFLDOVSDFHRULQGXVWULDOVSDFH"12 ' RUPRUHVTXDUHIHHWRIH[WHULRUVWRUDJHRIPDWHULDOVRUJRRGV"12 ( 3DUNLQJIRUPRUHWKDQ YHKLFOHV"12 ) /DUJHVFDOHUHWDLOSHU6HFWLRQ%0&"12 Response: The proposed site plan does not require Board Review. We would welcome the opportunity to share this project with them given the importance to the entryway of Downtown Bozeman. 2. General Information 1DPHRISURMHFWGHYHORSPHQW Response: Lark Addition 1DPHDQGPDLOLQJDGGUHVVRIGHYHORSHUDQGRZQHU Response: Owner: Bangtail Partners LLC. 2200 Geng Road, Suite 100 Palo Alto, CA 94303 Representative: Thinktank Design Group INC. 33 North Black Ave. Bozeman, MT 59715 1DPHDQGPDLOLQJDGGUHVVRIHQJLQHHUDUFKLWHFWODQGVFDSHDUFKLWHFWSODQQHU HWF Response: Architect: Thinktank Design Group INC. 33 North Black Ave. Bozeman, MT 59715 Planer: Thinktank Design Group INC. 33 North Black Ave. Bozeman, MT 59715 Landscape: Greenspace Landscaping, Inc. 34039 E. Frontage Rd. Bozeman, MT 59715 Office: 406-586-3750 Civil Engineer: TD & H Engineering, 234 E. Babcock, Suite 3 Bozeman, MT 59715 Office 406-586-0277 Mechanical Engineer: Three Rivers Engineering, 24 S. Willson Ave., Suite A1 Bozeman, MT 59715 Office 406-582-8288 Structural Engineer: Nishkain Monks, 108 W. Babcock, Bozeman, MT 59715 Office 406-582-9901 General 632 Page 13 of 91 Contractor: Northfork Builders, PO BOX 1173, Bozeman, MT 59771 Office 406-551-4060 /RFDWLRQRISURMHFWGHYHORSPHQWE\VWUHHWDGGUHVVOHJDOGHVFULSWLRQ Response: 136 West Main Street, Bozeman, MT 59715 -The project is located on the south eastern corner of West Main Street and South Grand Avenue. Property address record form 633 Page 14 of 91 Legal description : The North 120 feet of Lots 8 and 9 in Block “B” of Story’s Addition to Bozeman, Montana, according to the official plat thereof on file and of record in the office of the County Clerk and Recorder of Gallatin County, Montana [Deed Reference: Fil 37, page 1351] /RFDWLRQYLFLQLW\PDSLQFOXGLQJDUHDZLWKLQRQHKDOIPLOHRIWKHVLWH Response: See vicinity map civil drawings. $FRQVWUXFWLRQURXWHPDSVKRZLQJKRZPDWHULDOVDQGKHDY\HTXLSPHQWZLOOWUDYHO WRDQG IURPWKHVLWH Response: See attached construction management plans and work schedules from Northfork Builders and TD & H .We are requesting partial road closure along the street frontage on South Grand Ave. for the duration of the work schedule. 634 Page 15 of 91 3. Site Plan General %RXQGDU\OLQHRISURSHUW\ZLWKGLPHQVLRQV Response: See attached plans from TD & H – Civil drawings 'DWHRISODQSUHSDUDWLRQDQGFKDQJHV Response: See date on plans 1RUWKSRLQWLQGLFDWRU Response: See north arrow as indicted. Please note we have rotated the drawings to best fit the print size for the scale of each drawing. 6XJJHVWHGVFDOHRILQFKWRIHHWEXWQRWOHVVWKDQLQFKWRIHHW Response: floor plans shown at ¼” =1’-0”. Site plans 1:10, details 1/2"=1’-0” typ. U.O.N. 3DUFHOVL]H V LQJURVVDFUHVDQGVTXDUHIHHW Response: 7,333 s.f - see A5.1 gross areas plans- general building information (VWLPDWHGWRWDOIORRUDUHDDQGHVWLPDWHGUDWLRRIIORRUDUHDWRORWVL]H IORRUDUHD UDWLR)$5 ZLWKDEUHDNGRZQE\ODQGXVH Response: 2.7 - see A5.1 gross areas plans - general building information /RFDWLRQ SHUFHQWDJH RI SDUFHO V DQG WRWDO VLWH DQG VTXDUH IRRWDJH RI WKH IROORZLQJ D ([LVWLQJDQGSURSRVHGEXLOGLQJVDQGVWUXFWXUHV Response for existing Buildings: The property is vacant. Former car dealership, music record store, gas station. Building demolished in 2006. Response for Proposed Building: the gross building area is: 19,931 s.f. – see general building information on A5.1 Gross Area Plans E 'ULYHZD\FLUFXODWLRQDQGSDUNLQJDUHDV Response: see attached site plan information. 0% driveway, 0% parking areas. See parking lease agreement. Parking areas provided in the City of Bozeman Parking Garage Known as the Bozeman Intermodal Facility – Site plan approved on 7-23-2007 F /DQGVFDSHGDUHDV Response: site attached landscape plans L1.1 & L 1.2. Please note that there are no landscape requirements for this property given the zoning designation. We wish to discuss the need to require performance bonding to complete landscape improvements that are elective and not required by site plan review. 2,831 s.f. of hardscape / landscape areas G 3ULYDWHRSHQVSDFHSURYLGHERXQGDULHVDQGGLPHQVLRQV LIUHVLGHQWLDOUHTXLUHPHQW Response: NA, commercial project. We have included some open space areas shown on the attached drawings see. L1.1 & L1.2 38% open hardscape/ landscape areas per A5.1 635 Page 16 of 91 H &LW\3DUNV Response: NA I 2WKHUSXEOLFODQGV VFKRROVLWHVSXEOLFDFFHVVJUHHQZD\FRUULGRUVWUDLOFRUULGRUV Response: NA 7RWDOQXPEHUW\SHDQGGHQVLW\SHUW\SHRIGZHOOLQJXQLWVDQGWRWDOQHZDQG JURVVUHVLGHQWLDOGHQVLW\DQGGHQVLW\SHUUHVLGHQWLDOSDUFHO Response: NA nonresidential project – commercial Hotel project. Total number of hotel rooms is 28 units. 636 Page 17 of 91 4. Site Plan Details The location, identification and dimensions of the following existing and proposed data, onsite and to a distance of 100 feet (200 feet for PUD’s) outside the site boundary, exclusive of public rights-of-way unless otherwise stated. 7RSRJUDSKLFFRQWRXUVDWDPLQLPXPLQWHUYDORIIHHWRUDVGHWHUPLQHGE\WKH 'LUHFWRU Response: See 1 foot contour survey information provided. /RFDWLRQRI&LW\OLPLWERXQGDULHVDQGERXQGDULHVRI*DOODWLQ&RXQW\¶V%R]HPDQ $UHD=RQLQJ-XULVGLFWLRQZLWKLQRUQHDUWKHGHYHORSPHQW Response: The property is included in the heart of Downtown Bozeman far from the edge of town. Platted in the 1880”s. ([LVWLQJ]RQLQJZLWKLQIHHWRIWKHVLWH Response: The property is zoned B-3 and the surrounded by the same zoning type in all directions. Zone Map- 6XEMHFWSURSHUW\VKRZQLQ\HOORZ%]RQLQJVKRZQLQUHG 637 Page 18 of 91 $GMDFHQWVWUHHWVDQGVWUHHWULJKWVRIZD\WRDGLVWDQFHRIIHHWH[FHSWIRUVLWHV DGMDFHQWWRPDMRUDUWHULDOVWUHHWVZKHUHWKHGLVWDQFHVVKDOOEHIHHW Response: See attached Site Plan showing 200 ‘each way. 2QVLWHVWUHHWVDQGULJKWVRIZD\ Response: Not applicable. Site is 7,333 s.f. There are no on site transportation facilities other than bike storage on the property. ,QJUHVVDQGHJUHVVSRLQWV Response: Not applicable. Parking provided off site. The ingress is taken care of by the adjoining property. We are proposing the three curb cuts currently located within 60 ‘ of the intersection of Grand and Main. 7UDIILFIORZRQVLWH Response: Not applicable. Parking provided off site 7UDIILFIORZRIIVLWH Traffic is handled by State Highway 191 along the north property line in addition to South Grand. The flow of traffic is safer and more orderly with the removal of the old gas station style access points along Main and South Grand. $OO SDUNLQJ IDFLOLWLHV LQFOXGLQJ FLUFXODWLRQ DLVOHV DFFHVV GULYHV FRYHUHG DQG XQFRYHUHG ELF\FOH SDUNLQJ FRPSDFW VSDFHV $'$ DFFHVVLEOH VSDFHV DQG PRWRUF\FOHSDUNLQJRQVWUHHWSDUNLQJQXPEHURIHPSOR\HHDQGQRQHPSOR\HH SDUNLQJVSDFHVH[LVWLQJDQGSURSRVHGDQGWRWDOVTXDUHIRRWDJHRIHDFK Response: Not applicable. Parking provided off site - Number of parking spaces required. Total Gross area for the proposed building: 19,931 s.f. Total Gross area for the Hotel Use: 18,887 s.f. Total Gross area for any B-3 commercial use: 944 s.f. Total outdoor seating areas: 925 s.f. Total Number of employees for Hotel use (peak shift): 8 The required number of spaces will be provided via valet service for hotel guest. Per 38.25.040.2a the code states” Minimum requirements.7KHQXPEHURIVSDFHVVKRZQLQ7DEOH VKDOOEHSURYLGHGVXEMHFWWRWKHDGMXVWPHQWVDOORZHGE\WKLVDUWLFOH6SDFHVDUHQRW UHTXLUHGWREHSURYLGHGIUHHWRWKHXVHU7KHUHTXLUHGQXPEHURIGLVDEOHGSDUNLQJVWDOOVUHTXLUHGE\ WKH$PHULFDQVZLWK'LVDELOLWLHV$FW$FFHVVLELOLW\*XLGHOLQHV $'$$* VKDOOEHSURYLGHGIURPWKH PLQLPXPQXPEHURIUHTXLUHGSDUNLQJVWDOOV7DEOHSUHVHQWVWKHPRVWFRPPRQ UHTXLUHPHQWIRUDFFHVVLEOHVSDFHV´7KHRIIVLWHVSDFHVSURYLGHGE\OHDVHDJUHHPHQWZLOOQRWEH SURYLGHGDVIUHHSDUNLQJVSDFHV The total required number is calculated using Table 38.25.040-3 subject to the allowable adjustments in 38.25.040.2.c. 1 table 38.25.040-4 and 38.25.040.2.c.5 638 Page 19 of 91 We are proposing the use of the 3,000 s.f. reduction (38.25.040.2.c.5) on the commercial use and the outside seating areas. This will allow for any lawful use within the B-3 uses allowed for the main street commercial space up to 3,000 s.f. in area. Because the commercial use is less than 3,000 s.f. the calculations are not required. Therefore, we must only show the calculation for the hotel use to determine the number of required parking spaces. Per table 38.25.040-3, the use type is Motels, Hotels, requiring 1.1 spaces per room plus 1 space per 2 employee on max shift, plus 1 space per 400 s.f. Commercial floor area, plus 1 space per 5 seats for public assembly areas. The number of rooms generate 30.8 parking spaces (1.1 x2 8 =# of spaces) The number of employees generate 4 parking spaces (number of employees on shift / 2 =# of spaces) We have the possibility for a commercial area in the provision room. The area is 238 s.f. for the provision room. The provision room could be considered commercial in the future so we would like to include its use now in the parking demand. The amount of commercial space generates 0.6 parking spaces (238 s.f. (gross area) / 400 s.f. = # of commercial spaces) The penthouse is a small assembly space with 16 chairs as designed. The parking demand is based on number of chairs per table 38.25.040-3 Hotels and Motels subsection for public assembly areas. The number of chairs in the penthouse assembly area generates 3.2 parking spaces (16 /5 =# of spaces) Lark Addition Parking Calculations Table Total number of required parking spaces for hotel rooms: 30.8 spaces Total number of employee generated parking space demand: 4 Total commercial space generates parking spaces: 0.6 Total assembly area generated parking spaces: 3.2 Total number of required parking spaces Required for any B-3 commercial use other Than the hotel use: 0 spaces * Total outdoor seating areas: 0 spaces * *38.25.040.2.c.5 639 Page 20 of 91 Total number of required parking spaces: 38.6 spaces Based on the allowable adjustments per 38.25.040.2.c. 1 table 38.25.040-4, a 30 % reduction of the 38.6 required parking spaces generate a total number of required parking spaces to be 27 parking spaces Total number of required parking spaces after adjustments: 27 spaces ** **Additional reductions of 10% are available for bike storage and bathing facilities for our employees should the required number need additional adjustments per the terms of the lease agreement. - Off-site parking. We have approval from the parking commission for the off- site lease agreements per the requirements of the BMC. $$Q\RIIVLWHSDUNLQJZKLFKLVXVHGWRPHHWWKHUHTXLUHPHQWVRIWKLVFKDSWHUVKDOOEHUHYLHZHG E\WKHSODQQLQJGLUHFWRUIRUFRPSOLDQFHZLWKWKLVFKDSWHUDQGVKDOOEHVXEMHFWWRWKH IROORZLQJFRQGLWLRQV 2IIVLWHSDUNLQJVKDOOEHGHYHORSHGDQGPDLQWDLQHGLQFRPSOLDQFHZLWKDOO UHTXLUHPHQWVDQGVWDQGDUGVRIWKLVFKDSWHU Response: Parking areas provided in the City of Bozeman Parking Garage Known as the Bozeman Intermodal Facility – Site plan approved on 7-23-2007 in accordance to the standards of the BMC. The maintenance of this facility is provided by the City of Bozeman in conformance to the requirements of the BMC. 5HDVRQDEOHFRQWLQXRXVSHGHVWULDQDQGYHKLFOHDFFHVVIURPRIIVLWHSDUNLQJIDFLOLWLHVWR WKHXVHEHLQJVHUYHGVKDOOEHSURYLGHG Response: The pedestrian connection from the Bozeman Intermodal Facility is provided along North Tracy, then along state highway 191 (Main Street). Both the sidewalk and vehicular connections are in compliance with State and City regulations for each. 2IIVLWHSDUNLQJIRURQHKRXVHKROGDQGWZRKRXVHKROGGZHOOLQJVVKDOOQRWEH SHUPLWWHG Response: 1RWDSSOLFDEOH 2IIVLWHSDUNLQJIRUPXOWLSOHKRXVHKROGGZHOOLQJVVKDOOQRWEHORFDWHGPRUHWKDQ IHHWIURPDQ\FRPPRQO\XVHGHQWUDQFHRIWKHSULQFLSDOXVHVHUYHG Response: Not applicable 2IIVLWHSDUNLQJIRUQRQUHVLGHQWLDOXVHVVKDOOQRWEHORFDWHGPRUHWKDQIHHWIURP WKHHQWUDQFHRIWKHSULQFLSDOXVH7KHGLVWDQFHVKDOOEHPHDVXUHGRQDSHGHVWULDQURXWH RIWUDYHOVXFKDVDVLGHZDONRUFLW\VWDQGDUGWUDLOIURPWKHQHDUHVWSDUNLQJVSDFHWRWKH HQWUDQFHRIWKHSULQFLSDOXVHVHUYHG DQG Response: The distance per the requirements of section 38.25.060 is 965’4”. less than the maximum distance allowed of 1000 feet. The pedestrian route is as follows: 640 Page 21 of 91 a. Head north along the ADA accessible route from the entry of the proposed building for 48’6” until the public right of way along West Main Street. b. Walk east along the south edge of the R.O.W. crossing South Willison and South Tracy Ave. for a walking distance of 647’-8” c. Turn to the left and head North along the east edge of the R.O.W. Crossing West Main Street along North Tracy Ave. for a walking distance of 241’2” d. Turn to the left and walk 28’ to the entrance of the Bozeman Intermodal Facility. e. Total travel distance 965’-4” < 1000’ in compliance with the code standard. $Q\XVHZKLFKGHSHQGVXSRQRIIVLWHSDUNLQJWRPHHWWKHUHTXLUHPHQWVRIWKLVFKDSWHU VKDOOPDLQWDLQRZQHUVKLSRUSURYLGHHYLGHQFHRIDORQJWHUPOHDVHDJUHHPHQW UHYRFDEOHZLWKUHYLHZDXWKRULW\DSSURYDOUXQQLQJZLWKWKHWHUPRIWKHGHVLJQDWHGXVH IRUSDUNLQJXWLOL]DWLRQRIWKHRIIVLWHORFDWLRQ Response: see attached long term lease agreement. Lease Agreement 8WLOLWLHVDQGXWLOLW\ULJKWVRIZD\DQGHDVHPHQWVLQFOXGLQJ D (OHFWULF Response: power will come from overhead, down the poll and run underground the the indicated service transformer as shown on the drawing set. Easement provided. E 1DWXUDOJDV Response: natural gas will come from South Grand ave. from the Street right of way directly to the property as shown. Easements provided. F 7HOHSKRQHFDEOHDQGVLPLODUXWLOLWLHV Response: communications will come from overhead service location on South Grand, down the pole and routed underground as indicated on the plans. Easements provided. G :DWHU Response: Water service will come from South Grand right of way as shown in the drawing set. Easements provided. - Fire protection requirements x$OOGHYHORSPHQWVVKDOOEHSODQQHGGHVLJQHGFRQVWUXFWHGDQGPDLQWDLQHGVRDVWRPLQLPL]HULVN RIILUHDQGWRSHUPLWWKHHIIHFWLYHDQGHIILFLHQWVXSSUHVVLRQRIILUHVLQRUGHUWRSURWHFWSHUVRQV DQGSURSHUW\ 7KHSODFHPHQWRIVWUXFWXUHVVKDOOPLQLPL]HWKHSRWHQWLDOIRUIODPHVSUHDGDQG SHUPLWDGHTXDWHDFFHVVIRUILUHILJKWLQJHTXLSPHQW DQG $GHTXDWHILUHILJKWLQJIDFLOLWLHVVKDOOEHSURYLGHGLQFOXGLQJDQDGHTXDWHDQG DFFHVVLEOHZDWHUVXSSO\DQGZDWHUGLVWULEXWLRQV\VWHP 641 Page 22 of 91 D1DWLRQDO)LUH3URWHFWLRQ$VVRFLDWLRQ 1)3$ VWDQGDUGVIRUK\GUDQWV\VWHPV VKDOOEHPHW E&LW\ VUHTXLUHPHQWVDVFRQWDLQHGLQWKHGHVLJQVWDQGDUGVDQGVSHFLILFDWLRQV SROLF\DQGWKHFLW\PRGLILFDWLRQVWRVWDWHSXEOLFZRUNVVWDQGDUGVSHFLILFDWLRQV VKDOODSSO\ Response: The property is separated 20’ from the adjoining property to the south separated by a private alley. The proposed structure is set back 42’ from any portion of the adjoining property to the east. The applicant will prepare a no build easement with sufficient distance to satisfy all separation requirements for the proposed window and access openings for the project. We would like to request that this document be provided with the building permit application. The proposed No build easement is the same as the agreement in place between the Downtowner Building and the Lark at 122 west Main. We are proposing a Class -1 4” dia. fire service line for the fire protection of the proposed Structure to be determined by the fire sprinkler design and final fire service line drawings to be verified by engineer of record. H 6HZHU VDQLWDU\WUHDWHGHIIOXHQWDQGVWRUP Response: The sewer service will come from the Grand Ave. R.O.W. with an initial size of 6” service line per plans as shown in the drawing set. TBD to be verified by engineer of record. Response: The storm water service connection will come from the Grand Ave. R.O.W. with a 6” service line per plans as shown in the drawing set. 4,502 s.f. (61% lot area) of the site is covered by the building footprint. The roof drainage will be routed directly into the underground storm drainage line in South Grand Ave. R.O.W. The remaining pervious areas are landscape areas totaling 1,319 s.f. (19% of site area). The remaining impervious areas including the three concrete Plazas areas total 1,512 s.f. (20%). They are located along Main Street and will drain into the curb. This curb connects to the storm drain grate on the corner of grand and main as shown. 6XUIDFHZDWHULQFOXGLQJ I 3RQGVVWUHDPVDQGLUULJDWLRQGLWFKHV LQFOXGHFODVVLILFDWLRQVEHEDVHG XSRQ D GHWHUPLQDWLRQ RI WKH *DOODWLQ &RQVHUYDWLRQ 'LVWULFW QRWH FODVVLILFDWLRQRIHDFKIHDWXUHRQSODQV Response: not applicable J :DWHUFRXUVHV ZDWHU ERGLHV DQG ZHWODQGV LQFOXGH FODVVLILFDWLRQV EDVHGXSRQDGHWHUPLQDWLRQRIWKH*DOODWLQ&RQVHUYDWLRQ'LVWULFW$UP\ &RUSVRI(QJLQHHUVRU:HWODQG'HOLQHDWLRQ5HSRUW QRWHFODVVLILFDWLRQ RIHDFKIHDWXUHRQSODQV Response: not applicable 642 Page 23 of 91 K )ORRGSODLQVDVGHVLJQDWHGRQWKH)HGHUDO,QVXUDQFH5DWH0DSRUWKDW PD\ RWKHUZLVH EH LGHQWLILHG DV O\LQJ ZLWKLQ D \HDU IORRGSODLQ WKURXJK DGGLWLRQDO IORRGSODLQ GHOLQHDWLRQ HQJLQHHULQJ DQDO\VLV WRSRJUDSKLFVXUYH\RURWKHUREMHFWLYHDQGIDFWXDOEDVLV Response: not applicable L $IORRGSODLQDQDO\VLVUHSRUWLQFRPSOLDQFHZLWK$UWLFOH *UDGLQJDQGGUDLQDJHSODQLQFOXGLQJSURYLVLRQVIRURQVLWHUHWHQWLRQGHWHQWLRQ DQG ZDWHU TXDOLW\ LPSURYHPHQW IDFLOLWLHV DV UHTXLUHG E\ WKH (QJLQHHULQJ 'HSDUWPHQWRULQFRPSOLDQFHZLWK%0&6HFWLRQVWRUPGUDLQDJHRUGLQDQFH DQGEHVWPDQDJHPHQWSUDFWLFHVPDQXDODGRSWHGE\WKH&LW\ Response: given the minimal area of site area not covered by building footprint, the grading plan is simple as shown in the drawing set provided by the project civil engineer. The total area of site grading includes 2,831 s.f. of this area 1,319 is pervious landscape area. (46%) $OO GUDLQDJH ZD\V VWUHHWV DUUR\RV GU\ JXOOLHV GLYHUVLRQ GLWFKHV VSLOOZD\V UHVHUYRLUVHWFZKLFKPD\EHLQFRUSRUDWHGLQWRWKHVWRUPGUDLQDJHV\VWHPIRUWKH SURSHUW\VKDOOEHGHVLJQDWHG D D7KHQDPHRIWKHGUDLQDJHZD\ ZKHUHDSSURSULDWH E 7KHGRZQVWUHDPFRQGLWLRQV GHYHORSHGDYDLODEOHGUDLQDJHZD\VHWF F $Q\GRZQVWUHDPUHVWULFWLRQV Response: Not applicable 6LJQLILFDQW URFN RXWFURSSLQJV VORSHV RI JUHDWHU WKDQ SHUFHQW RU RWKHU VLJQLILFDQWWRSRJUDSKLFIHDWXUHV Response: not applicable 6LGHZDONVZDONZD\VGULYHZD\VORDGLQJDUHDVDQGGRFNVELNHZD\VLQFOXGLQJ W\SLFDOGHWDLOVDQGLQWHUUHODWLRQVKLSVZLWKYHKLFXODUFLUFXODWLRQV\VWHPLQGLFDWLQJ SURSRVHGWUHDWPHQWRISRLQWVRIFRQIOLFW Response: no points of conflict. See attached drawing set for detail. 3URYLVLRQIRUKDQGLFDSSHGDFFHVVLELOLW\LQFOXGLQJEXWQRWOLPLWHGWRZKHHOFKDLU UDPSVSDUNLQJVSDFHVKDQGUDLOVDQGFXUEFXWVLQFOXGLQJFRQVWUXFWLRQGHWDLOVDQG WKHDSSOLFDQW¶VFHUWLILFDWLRQRI$'$FRPSOLDQFH Response: see attached compliance form below: 643 Page 24 of 91 ADA compliance form Response: The accessibility for the property is provided via at grade sidewalk access to the commercial space along Main Street. The sidewalks will be replaced in accordance to section 38.24.080 and comply with ADA standards for walkways. The entry lobby will jointly utilize the existing ADA access ramp from the public right of way as shown on the site plan drawing. The building is serviced by an elevator making each level accessible. )HQFHVDQGZDOOVLQFOXGLQJW\SLFDOGHWDLOV 644 Page 25 of 91 - Fences, walls and hedges. 7KHKHLJKWRIIHQFHVORFDWHGLQWKH%GLVWULFWVKDOOPHHWWKHUHTXLUHPHQWVRIWKLVVHFWLRQIRUDQ\ SURYLGHGQRWUHTXLUHG\DUGV:HKDYHWZRSURSRVHGZDOOORFDWLRQVRQWKHVLWHSODQDSSOLFDWLRQ7KH ILUVWZDOOLVOHVVWKDQ¶LQKHLJKWVHSDUDWLQJWKHODQGVFDSHDUHDDQGWKHYLFWRU\SOD]DDUHD 7KHVHFRQGZDOOSURSRVHGLVDORQJ*UDQG$YHQXHVOHVVWKDQIHHWLQKHLJKWSHUVHFWLRQ 7KLVZDOOVHSDUDWHVWKHSHGHVWULDQFLUFXODWLRQRIWKHVLGHZDONDQGWKHHQWU\ZD\VWRWKHSULYDWHURRPV DORQJ6RXWK*UDQG$YH 3HUPDQHQW DQG FRQVWUXFWLRQ SHULRG H[WHULRU UHIXVH FROOHFWLRQ DUHDV LQFOXGLQJ W\SLFDOGHWDLOV - Trash and garbage enclosures. x$SHUPDQHQWHQFORVXUHIRUWHPSRUDU\VWRUDJHRIJDUEDJHUHIXVHDQGRWKHUZDVWHPDWHULDOVLV SURYLGHGDVVKRZQRQWKHVLWHSODQVXEPLWWDOGRFXPHQWV7UDVKHQFORVXUHVDVSURSRVHGDUH FRQVWUXFWHGVRWKDWFRQWHQWVDUHQRWYLVLEOHIURPDKHLJKWRIILYHIHHWDERYHJUDGHIURPDQ\ DEXWWLQJVWUHHWRUSURSHUW\7UDVKHQFORVXUHVVKDOOFRPSO\ZLWKWKHIROORZLQJUHJXODWLRQV Location.7UDVKHQFORVXUHVVXUURXQGLQJVWDQGDUGVWHHOELQV GXPSVWHUV VKDOOEH ORFDWHGRQWKHVLWHIRUFRQYHQLHQWSLFNXSVHUYLFHDQGWKHORFDWLRQVKDOOEHVKRZQ RQUHTXLUHGVLWHSODQV7UDVKHQFORVXUHVVKDOOQRWEHORFDWHGLQUHTXLUHGIURQW \DUGVDQGVKDOOEHVLWXDWHGVRWKDWFRQWDLQHUVFDQEHSXOOHGVWUDLJKWRXWRIWKH HQFORVXUHRUVRWKHVROLGZDVWHWUXFNFDQEDFNVWUDLJKWLQWRLW7KHORFDWLRQRIDOO WUDVKHQFORVXUHVVKDOOEHVXEMHFWWRUHYLHZDQGDSSURYDOE\WKHFLW\ VVROLGZDVWH GLYLVLRQ Construction.7UDVKHQFORVXUHVVKDOOEHFRQVWUXFWHGRIVROLGRURUQDPHQWDO SLHUFHGPDVRQU\ZDOOVRURWKHUDSSURSULDWHPDWHULDOVZLWKDVROLGFRQFUHWHIORRU VORSHGIRUGUDLQDJHDQGPDLQWHQDQFHRIVDQLWDU\FRQGLWLRQV(QFORVXUHVVKDOOEH DUFKLWHFWXUDOO\FRPSDWLEOHZLWKWKHSULQFLSOHVWUXFWXUH(QFORVXUHVVKDOOEHRI VXIILFLHQWKHLJKWWRFRQFHDOFRQWHQWVLQFOXGLQJFRQWDLQHUVEXWLQQRFDVHVKDOOEH OHVVWKDQIRXUIHHWLQKHLJKWDERYHJUDGH Exception.$JDUEDJHHQFORVXUHLVQRWUHTXLUHGIRUGXPSVWHUVDFFHVVHGYLDDQ DOOH\*LYHQWKDWWKHDOOH\LVQRWGHGLFDWHGWRWKHSXEOLFWKLVH[HPSWLRQGRHVQRW DSSO\ Construction enclosure.)RUDSSOLFDWLRQVRWKHUWKDQWKRVHFODVVLILHGDVVNHWFK SODQUHYLHZVSHUVHFWLRQ WKHDSSOLFDQWVKDOOGHVLJQDWHDWHPSRUDU\ HQFORVHGUHIXVHVWRUDJHDUHDRQWKHVLWHSODQLQFOXGLQJDW\SLFDOGHWDLOZLWK GLPHQVLRQVDQGW\SHRIPDWHULDOVIRUWKHVWRUDJHDQGFROOHFWLRQRIEXLOGLQJ PDWHULDOGHEULVGXULQJWKHFRQVWUXFWLRQSKDVHRIWKHSURMHFWDQGWKDWVDLGGHEULV DUHDLVVKRZQDFFRUGLQJO\RQWKHILQDOVLWHSODQ:HDUHSOHDVHGWRSURYLGHWKH DWWDFKHGEXLOGLQJHOHYDWLRQVGHSLFWLQJWKHFRQVWUXFWLRQHQFORVXUH &XUEDVSKDOWVHFWLRQDQGGULYHDSSURDFKFRQVWUXFWLRQGHWDLOV Response: All existing street cuts and drive approaches will be removed and replaced with city standard street curbs per drawing set. No proposed asphalt in the site plan application other than replacement of any street cuts or removal of existing asphalt. 645 Page 26 of 91 /RFDWLRQDQGH[WHQWRIVQRZVWRUDJHDUHDV Response: Snow storage in landscape areas as indicated. There is no show removal other than pedestrian walk ways. The piled snow is removed off site by the landscape company contracted for the ongoing grounds maintenance. /RFDWLRQDQGH[WHQWRIVWUHHWYLVLRQWULDQJOHV - Street vision triangle. Collector and local streets. On corner lots, on collector and local streets, in all districts, no fence, wall or planting in excess of 30 inches above the street centerline grades shall be permitted within a triangular area defined as follows: beginning at the intersection of the projected curblines of two intersecting streets, thence 40 feet along one curb line, thence diagonally to a point 40 feet from the point of beginning on the other curb line, then to the point of beginning. Response: We are requesting a deviation for the required street vision triangle. 8QLTXHQDWXUDOIHDWXUHVVLJQLILFDQWZLOGOLIHDUHDVDQGYHJHWDWLYHFRYHULQFOXGLQJ H[LVWLQJWUHHVDQGVKUXEVKDYLQJDGLDPHWHUJUHDWHUWKDQLQFKHVE\VSHFLHV Response: not applicable. +LVWRULFFXOWXUDODQGDUFKHRORJLFDOUHVRXUFHVGHVFULEHDQGPDSDQ\GHVLJQDWHG KLVWRULFVWUXFWXUHVRUGLVWULFWVDQGDUFKHRORJLFDORUFXOWXUDOVLWHV Response: No structures on site. Cactus records started on this corner, other than that, nothing worth writing about. 0DMRUSXEOLFIDFLOLWLHVLQFOXGLQJVFKRROVSDUNVWUDLOVHWF Response: Not within 200’ 646 Page 27 of 91 5. Parkland and Affordable Housing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¶VZHOOEHIRUHWLWOHFKDSWHU 647 Page 28 of 91 6. Lighting Details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esponse: Please see the compliance statements for lighting in the descriptions below. &XWVKHHWVIRUDOOSURSRVHGH[WHULRUIL[WXUHVWKDWDUHNH\HGWRWKHIL[WXUHVQRWHGLQ WKHOLJKWLQJHOHFWULFDOSODQDQGWKHSKRWRPHWULFOLJKWLQJSODQ Response: see attached cut sheets for exterior building lighting. We are intending to use the same lighting technique as we used in the adjoining building to the east. – Lighting requirements from the BMC The proposed project intends to confirm to all standards outlined in this section. The purpose of our application is to demonstrate the following: 1.3URYLGHOLJKWLQJLQRXWGRRUSXEOLFSODFHVZKHUHSXEOLFKHDOWKVDIHW\DQGZHOIDUHDUH SRWHQWLDOFRQFHUQV 2.Protect drivers, bicyclists and pedestrians from the glare of non-vehicular light sources that shine into their eyes and thereby impair safe travel; 3.3URWHFWQHLJKERUVDQGWKHQLJKWVN\IURPQXLVDQFHJODUHDQGVWUD\OLJKWIURPSRRUO\ DLPHGSODFHGDSSOLHGPDLQWDLQHGRUVKLHOGHGOLJKWVRXUFHV 4.3URWHFWDQGPDLQWDLQWKHFKDUDFWHURIWKHFLW\ 5.3UHYHQWH[FHVVLYHOLJKWLQJDQGFRQVHUYHHQHUJ\ DQG 6.Provide adequate lighting for safe pedestrian and bicycle travel. – Site lighting 7KHVLWHOLJKWLQJZLOOPDLQWDLQDPLQLPXPKRUL]RQWDOLOOXPLQDQFHPDLQWDLQHGIRRW FDQGOHVRIJLYHQWKHW\SHRIERVVLQHVVRSHUDWLRQDVDKRWHO Building entrances.,OOXPLQDQFHIRUEXLOGLQJHQWUDQFHV LQFOXGLQJFRPPHUFLDO LQGXVWULDOLQVWLWXWLRQDODQGPXQLFLSDO VKDOODYHUDJHPDLQWDLQHGIRRWFDQGOHV All proposed site Site lighting installation is proposed as underground, not serviced by exposed overhead lines. The lighting will entirely be located affixed to the building. $OOSURSRVHGRXWGRRUOLJKWLQJLVSURSRVHGDVDLPHGORFDWHGGHVLJQHGILWWHGDQG PDLQWDLQHGVRDVQRWWRSUHVHQWDKD]DUGWRGULYHUVRUSHGHVWULDQVE\LPSDLULQJWKHLU DELOLW\WRVDIHO\WUDYHUVHDQGVRDVQRWWRFUHDWHDQXLVDQFHE\SURMHFWLQJRUUHIOHFWLQJ REMHFWLRQDEOHOLJKWRQWRDQHLJKERULQJXVHRUSURSHUW\ 648 Page 29 of 91 $OORXWGRRUOLJKWLQJIL[WXUHVVKDOOEHVKLHOGHGLQVXFKDPDQQHUWKDWQROLJKWLVHPLWWHG DERYHDKRUL]RQWDOSODQHSDVVLQJWKURXJKWKHORZHVWSRLQWRIWKHOLJKWHPLWWLQJHOHPHQW VRWKDWGLUHFWOLJKWHPLWWHGDERYHWKHKRUL]RQWDOSODQHLVHOLPLQDWHG7KLVLV DFFRPSOLVKHGZLWKWKHDWWDFKHGQLJKWVN\FRPSOLDQW GHJUHHFXWRIISHUVXEPLWWDO GRFXPHQWVLQFOXGHGLQWKLVDSSOLFDWLRQ – Lighting specifications for all lighting xLighting specifications for all lighting./LJKWIL[WXUHVDQGVWDQGDUGVVKDOOEHFRPSDWLEOHZLWK WKHVXUURXQGLQJDUHDWKHVXEGLYLVLRQRUVLWHGHVLJQDQGWKHGHYHORSPHQW VFKDUDFWHUDQGRU DUFKLWHFWXUH Luminaires (light fixtures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age 30 of 91 Image 1.1. Example of exterior corridor lighting location for rooms 106-108 and rooms 101 - 105 650 Page 31 of 91 Image 1.2. Example of exterior corridor lighting location for rooms 106-108 and rooms 101 - 105 651 Page 32 of 91 Image 1.3 Light fixture type D1D – down light recessed LED can light typ. 652 Page 33 of 91 Image 1.4 Light fixture type D1D – lumen output information 653 Page 34 of 91 Image 1.5 Light fixture type E2 – surface mounted down light CFL fixture 654 Page 35 of 91 Image 1.6 Light fixture type E2 – lumen output information 655 Page 36 of 91 Image 1.7 Light fixture type E3E – wall mounted LED fixture – See image 1.2 for custom fixture cover 656 Page 37 of 91 Image 1.8 Light fixture type E3E – lumen output information 657 Page 38 of 91 Image 1.9 exiting requirements as need by code 658 Page 39 of 91 7. Building Design and Signage )URQWUHDUDQGVLGHHOHYDWLRQVRIDOOEXLOGLQJVVWUXFWXUHVIHQFHVDQGZDOOVZLWK KHLJKWGLPHQVLRQVDQGURRISLWFKHV6KRZRSHQVWDLUZD\VDQGRWKHUSURMHFWLRQV IURPH[WHULRUEXLOGLQJZDOO%XLOGLQJHOHYDWLRQVVKDOOLQFOXGHSURSRVHGH[WHULRU EXLOGLQJPDWHULDOVZLQGRZVDQGGRRUVLQFOXGLQJDFRORUDQGPDWHULDOSDOHWWHIRU DOOSURSRVHGIHDWXUHVNH\HGWRWKHEXLOGLQJHOHYDWLRQV Response: See drawings prepared by the architects of record for the project. Drawings include elevations and perspective renderings depicting materials and color selections for the project. 3URYLGHHOHYDWLRQVDQGGHWDLOVRIDOOJURXQGPRXQWHGDQGURRIWRSPHFKDQLFDO VFUHHQLQJ Response: all equipment shall be roof top mounted behind a 48” tall parapet as shown in the elevation drawings located over the 4th level hallway. No equipment shall be located on the two story volume on Main Street. ([WHULRUVLJQVLIDSSOLFDEOH,QFOXGHEXLOGLQJIURQWDJHGLPHQVLRQ V DQGPD[LPXP VLJQDUHDFDOFXODWLRQSURYLGHVLJQGLPHQVLRQVDQGVTXDUHIRRWDJHRIHDFK 1RWH±7KHUHYLHZRIVLJQVLQFRQMXQFWLRQZLWKWKLVDSSOLFDWLRQLVRQO\UHYLHZIRU VLJQDUHDFRPSOLDQFHZLWK&KDSWHU$UWLFOH%0& 6LJQV $VLJQSHUPLWPXVW EHREWDLQHGIURPWKH%XLOGLQJ'LYLVLRQSULRUWRHUHFWLRQRIDQ\DQGDOOVLJQV DGGLWLRQGHVLJQJXLGHOLQHVDSSO\IRUVLJQVZLWKLQ]RQLQJ2YHUOD\'LVWULFWV – SIGNS Intent and purpose. 7RSUHVHUYHWKH%R]HPDQDUHD VQDWXUDOVFHQLFEHDXW\DQGFKDUDFWHUDVH[SUHVVHG LQDGRSWHGFLW\SODQVDQGSROLFLHV 7RFRQWULEXWHWRLQYLWLQJHQWUDQFHVLQWRWKHFLW\E\HOLPLQDWLQJFOXWWHUDVVRFLDWHG LQSDUWZLWKWKHXQUHVWULFWHGSUROLIHUDWLRQRIVLJQVOLJKWVDQGVWULQJHGGHYLFHV 7RHQFRXUDJHDUHDEHDXWLILFDWLRQWKURXJKFUHDWLYHLQWHUUHODWHGGHVLJQRIVLJQDJH ODQGVFDSLQJEXLOGLQJVDFFHVVDQGSDUNLQJWKDWHQKDQFHVWKHFRPPXQLW\ VEXLOW DQGQDWXUDOHQYLURQPHQW 7RJLYHDOOEXVLQHVVHVDQHTXDORSSRUWXQLW\WRKDYHDVLJQWKDWZLOOKHOSSHRSOH ILQGWKHVHUYLFHVWKH\QHHG 7RHQVXUHWKDWSHGHVWULDQVDQGPRWRULVWVDUHSURWHFWHGIURPGDPDJHRULQMXU\ FDXVHGRUSDUWO\DWWULEXWDEOHWRWKHGLVWUDFWLRQVDQGREVWUXFWLRQVZKLFKDUHFDXVHG E\LPSURSHUO\VLWXDWHGVLJQV7KHFLW\FRPPLVVLRQLQWHQGVWRSURYLGHD UHDVRQDEOHEDODQFHEHWZHHQWKHULJKWRIDQLQGLYLGXDOWRLGHQWLI\WKHLUEXVLQHVV DQGWKHULJKWRIWKHSXEOLFWREHSURWHFWHGIURPWKHYLVXDOGLVFRUGWKDWUHVXOWV IURPWKHXQUHVWULFWHGSUROLIHUDWLRQRIVLJQV 7RSURWHFWWKHSXEOLFKHDOWKDQGVDIHW\E\PLQLPL]LQJGLVWUDFWLRQVWRWKHWUDYHOLQJ SXEOLF - Prohibited signs. No prohibited signs as defined in section 38.28.030 are included in this application. 659 Page 40 of 91 - Permitted temporary and special event signs. All temporary sign will comply with section 38.28.040. We anticipate construction signage typically found on job site fencing. All other signage will be included in the sign plan included in this application. - Signs permitted upon the issuance of a sign permit. The maximum area for signage is 250 s.f. per lot. Subject to amount of street frontage. The proposed site plan includes a total frontage of 180 lineal feet of street frontage. This is a legal, separate lot, not included in the legal description of the exiting Lark property. The areas of signage for the Lark and Victory Taco are not included in the area calculations. First 25 of frontage 50 s.f., subsequent frontage of 155’ at 1.5. S.f. per foot total 232.5 s.f. The total of square footage allowed based on frontage is 282.5 s.f. Therefore the maximum allowed is the basis for signage area for this project is 250 s.f. Max area for monument sign is 32 s.f. with a max height of 5’ setback 5’ from the property line. Max area for a projecting sign is 12 square feet. We intend to have two tenants for this site plan. One for the Hotel and one for the commercial space. 2 projecting signs for a max total area of 24 s.f. The balance of 194 s.f. is reserved for wall mounted signage for the hotel and commercial activities along Main Street as detailed in the signage plan as part of this application. These wall signs are allowed on both street frontages, Main Street and South Grand Avenue. The allowable area for each frontage will be 87 s.f. along Main Street and 107 s.f. along the Grand Avenue frontage in compliance with the allowable signage ordinance. 660 Page 41 of 91 8. Landscape Plan A separate landscape plan shall be submitted as part of the site plan application unless the required landscape information can be included in a clear and uncluttered manner on a site plan with a scale where one inch equals 20 feet. 3URMHFWQDPHVWUHHWDGGUHVVDQGORWDQGEORFNGHVFULSWLRQ 6HH/ / 'DWHVFDOHQRUWKDUURZDQGWKHQDPHVDGGUHVVHVDQGWHOHSKRQHQXPEHUVRI ERWKWKHSURSHUW\RZQHUDQGWKHSHUVRQSUHSDULQJWKHSODQ3ODQSUHSDUHUVKDOO EHDVWDWHUHJLVWHUHGODQGVFDSHDUFKLWHFW DQLQGLYLGXDOZLWKDGHJUHHLQODQGVFDSH GHVLJQ DQG WZR \HDUV RI SURIHVVLRQDO GHVLJQ H[SHULHQFH LQ WKH VWDWH RU DQ LQGLYLGXDOZLWKDGHJUHHLQDUHODWHGILHOG KRUWLFXOWXUHERWDQ\SODQWVFLHQFHHWF DQGDWOHDVWILYH\HDUVRISURIHVVLRQDOODQGVFDSHGHVLJQH[SHULHQFHRIZKLFKWZR \HDUVKDYHEHHQLQWKHVWDWH Response: Greenspace Landscaping as indicated in the drawing sets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ee c1.2 &RPSOHWHODQGVFDSHOHJHQGSURYLGLQJDGHVFULSWLRQRISODQWPDWHULDOVVKRZQRQ WKH SODQ LQFOXGLQJ W\SLFDO V\PEROV QDPHV FRPPRQ DQG ERWDQLFDO QDPH ORFDWLRQVTXDQWLWLHVFRQWDLQHURUFDOLSHUVL]HVDWLQVWDOODWLRQKHLJKWVVSUHDGDQG VSDFLQJDQGLGHQWLILFDWLRQRIGURXJKWWROHUDQWDQGRUQDWLYHDQGDGDSWHGVSHFLHV 7KHORFDWLRQDQGW\SHRIDOOH[LVWLQJWUHHVRQWKHORWRYHULQFKHVLQFDOLSHUPXVW EHVSHFLILFDOO\LQGLFDWHG 661 Page 42 of 91 ,PDJH±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age 43 of 91 1RWDSSOLFDEOH 6L]H KHLJKW ORFDWLRQ DQG PDWHULDO RI SURSRVHG VHDWLQJ OLJKWLQJ SODQWHUV VFXOSWXUHVDQGZDWHUIHDWXUHV 6HHDUFKLWHFWXUDOGUDZLQJVSURYLGHGE\WKHDUFKLWHFWRIUHFRUG $GHVFULSWLRQRISURSRVHGZDWHULQJPHWKRGVLQFOXGLQJDQ\XVHRIKLJKHIILFLHQF\ LUULJDWLRQWHFKQRORJLHVDQGEHVWSUDFWLFHVRXUFHRILUULJDWLRQZDWHUDQGHVWLPDWHG DPRXQWRIZDWHUFRQVXPSWLRQEURNHQGRZQE\YHJHWDWLRQW\SH HJWXUIVKUXEV WUHHV DQGWRWDOHVWLPDWHGZDWHUFRQVXPSWLRQ Response: drip irrigation to shrubs and grasses set on a timer. Separate irrigation to each tree with separate timing. All other ground cover is UN water consumptive surface cover. $UHDVWREHLUULJDWHGDQGW\SHRISURSRVHGLUULJDWLRQDQGWKHLUULJDWLRQV\VWHP GHVLJQSODQ 5HVSRQVH DVVKRZQLQ]RQHVWKURXJK]RQH 7DEXODWLRQRISHUIRUPDQFHSRLQWVHDUQHGE\WKHSODQSHU6HFWLRQ%0& 1RWDSSOLFDEOH1RSRLQWV 663 Page 44 of 91 9. Streets and Traffic 6WUHHWWUDIILFDQGDFFHVVLQIRUPDWLRQUHTXLUHGLQ6HFWLRQ$XQOHVV SUHYLRXVO\SURYLGHGWKURXJKDVXEGLYLVLRQUHYLHZSURFHVVRUWKDWWKHUHTXLUHPHQW LVZDLYHGLQZULWLQJE\WKH(QJLQHHULQJ'HSDUWPHQWSULRUWRDSSOLFDWLRQVXEPLWWDO Response: Requested for waiver and written response attached to this application, See below: 664 Page 45 of 91 10.Other Permits 6WRUP ZDWHU PDQDJHPHQW SHUPLW DQG IHH WR (QJLQHHULQJ 'HSDUWPHQW ZLOO EH FRPSOHWHGSULRUWREXLOGLQJSHUPLWLVVXDQFHV7KH6:33ZLOOEHSUHSDUHGE\WKH FLYLOHQJLQHHULQDGYDQFHRIWKHLVVXDQFHRIWKHEXLOGLQJSHUPLW 11.Deviations - Street vision triangle If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application shall be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. (LWKHUWKURXJKWKHVLWHSODQUHTXLUHPHQWDERYHRUVHSDUDWHH[KLELWFOHDUO\VKRZ DQ\SURSRVHGGHYLDWLRQVUHODWHGWRVLWHUHTXLUHPHQWVVXFKDV\DUGVVHWEDFNVORW FRYHUDJHSDUNLQJRURWKHUDSSOLFDEOHVWDQGDUGV 6HHVLWHSODQVKRZLQJWKHVWUHHWYLVLRQWULDQJOH 665 Page 46 of 91 (LWKHUWKURXJKWKHEXLOGLQJHOHYDWLRQUHTXLUHPHQWDERYHRUVHSDUDWHH[KLELWFOHDUO\ VKRZDQ\SURSRVHGGHYLDWLRQVUHODWHGWREXLOGLQJFRQVWUXFWLRQVXFKDVKHLJKW VHFRQGVWRU\DGGLWLRQVRURWKHUDSSOLFDEOHVWDQGDUGV 6HHVWUHHWYLVLRQWULDQJOHH[KLELW 666 Page 47 of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¶7KLVDOORZVIRUYHKLFOHVDQGSHGHVWULDQVWRVHHHDFKRWKHU G +RZ WKH UHTXHVWHG GHYLDWLRQ ZLOO HQFRXUDJH UHVWRUDWLRQ DQG UHKDELOLWDWLRQDFWLYLW\WKDWZLOOFRQWULEXWHWRWKHRYHUDOOKLVWRULFFKDUDFWHURI WKHFRPPXQLW\ 7KLVGHYLDWLRQFRQWLQXHVWKHIDEULFRIGRZQWRZQDQGFRPSOHWHVWKHGHYHORSPHQW RIWKHLQWHUVHFWLRQRI*UDQGDQG0DLQ6WUHHW ,IPRUHWKDQRQHGHYLDWLRQDUHVSRQVHWRWKHFULWHULDVKDOOEHSURYLGHGIRUHDFK GHYLDWLRQ 2QO\RQHGHYLDWLRQUHTXHVWSec. 38.24.100. )RUGHYLDWLRQVLQWKH(QWU\ZD\&RUULGRU2YHUOD\DGHYLDWLRQQDUUDWLYHVKDOOEH SURYLGHGVWDWLQJZKLFK6HFWLRQ V RIWKH%R]HPDQ0XQLFLSDO&RGHDUHSURSRVHG IRUGHYLDWLRQWRZKDWH[WHQWDQGLQFOXGHDUHVSRQVHWRWKHIROORZLQJ 1RWDSSOLFDEOH±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age 48 of 91 D.Comprehensive Sign Plan Required Materials – revised 5-13-15 668 Page 49 of 91 669 Page 50 of 91 E.Comprehensive Sign Plan Required Materials – response revised 12-18-15 - 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Illumination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equired address signs. 6WUHHWQXPEHUVVKDOOEHUHTXLUHGIRUDOOUHVLGHQWLDOFRPPHUFLDOLQGXVWULDODQGFLYLFXVHVLQDOO]RQHV $OOEXLOGLQJQXPEHULQJVKDOOFRQIRUPWRDUWLFOHRIFKDSWHU 7KHVWUHHWDGGUHVVLV:HVW0DLQ±7KHVLJQDJHZLOOPDWFKWKHH[LVWLQJDGGUHVVWRZHVW0DLQ 672 Page 53 of 91 F.CCOA Checklist – revised 4-27-15 673 Page 54 of 91 674 Page 55 of 91 675 Page 56 of 91 G.CCOA Checklist – response revised 12-18-15 Certain information shall be provided for review prior to a decision on a certificate of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the planned alteration and the information reasonably necessary for the City to make its determination on the application. Commercial Certificate of Appropriateness Checklist 3URMHFW QDUUDWLYH SURYLGLQJ D WKRURXJK GHVFULSWLRQ RI ZKDW LV EHLQJ SURSRVHG LQFOXGLQJDOLVWRIDOODOWHUDWLRQVFKDQJHVSURSRVHGRQWKHSURSHUW\ Project Narrative The proposed building is continuation on the innovation represented at the Lark property to the east. The hotel experienced 98% occupancy through the bulk of the year in 2015. In order to provide for the demand for this type of property, the design team studied the needs of the Lark and prepared this application as a result. The existing 38 rooms at the Lark is not enough for the demand. We are proposing 28 rooms with a verity of rooms types to best suit the needs of the hotel guests visiting downtown. The project not only responds to the needs of the hotel, we also provided for commercial space along the main street frontage of the property. We see this as an opportunity to continue with our desire to support local, individual business in the downtown area. Although we feel a great sense of accomplishment with the Lark Hotel, the attention to the unique food cart on property is impressive. The Bozeman art work is a great landmark for our community. We paid close attention to our projects response to Victory Taco. The proposal include “Victory Plaza” providing room on all side of the food cart for additional seating and maintain the visual importance as an object. In addition to the proposed hotel rooms, we are providing for our staff and storage needs in the basement level of the proposed building. The Lark lobby is successful in conveying a personalized living room feel while serving at the map room for our hotel guest excursions. The Lark Addition will have a gear room like provision space that further aligns the property with the outdoors and the sounding recreation activities we all enjoy in Bozeman. The last thing we wanted to produce was a sense that the Lark was something less than the Lark addition. We added ground floor access to the first floor rooms to create a connection from the lark and the Addition. This also provides detail and activity along the Grand Avenue side of the building. The project is a four story CLT building with a mezzanine conference space above the fourth level over the elevator and stair tower. The building heights and dimensions are depicted in the 676 Page 57 of 91 drawing set included in this application. Unlike the previous approval for this site, the building height is less than allowed by zoning. We are pleased to have the opportunity to present this project and look forward to providing any further discussion during the public hearing process. Note: the site is vacant. The modifications and alterations would be limited to the surface of the vacant site and existing ground color and old pavement areas from the demolished gas station. A. Mass and Scale The mass and scale of the proposed Lark Addition was of primary design concern in formulating the buildings program needs. We studied the surrounding buildings along the Historic corridor of Downtown to establish the building form height. The first 36 ‘of the overall building length of 119’ is a two story volume. The height corresponds with the angle of the roof form of the Lark and relates to the height of the Downtowner building. The following images show our initial work in regard to this effort. We took the overall program of the building in the context of downtown, and arranged the building to reflect the sense of place. 677 Page 58 of 91 Image CCOA 1.1. Mass and Scale view from West Main Street. - Initial massing studies Image CCOA 1.2. Mass and Scale site plan view- initial massing studies Image CCOA 1.3. Mass and Scale view from Willson and Main Street. - Initial massing studies 678 Page 59 of 91 Image CCOA 1.4 – Initial parti diagram showing program layout Image CCOA 1.5. Proposed design solution for Mass and Scale view from Willson and Main Street. – Final design Goals and Objectives of the Downtown Bozeman Improvement Plan. The projects FAR is 2.7, greater than the FAR 1.0 minimum. Floor to floor height is in compliance with this ordinance along the main street retail space. 679 Page 60 of 91 The plan specifically calls for a boutique hotel located downtown. Given the tremendous amount of publicity and attention the Lark has brought to downtown, this addition will continue to promote the entirely of Bozeman and Downtown particularly. Innovative development and diversity of design We added the Main street plaza to improve the street scape. The quality will be second to none in the state of Montana. Decorative architectural adornment or other architectural patterns that convey a false sense of historic period are discouraged. We take this idea to heart for all of the work we do. The proposal is clearly not conveying a false sense of history. Buildings and additions should undergo a critical and rigorous design process by design professionals that includes an emphasis on best practice designs to address sustainable development. The proposed project is intending to use CLT for the structural system. This is an important project for all of North America. CLT is an abbreviation for Cross Laminated Timber construction. The attached drawing set includes a combination of material to respond to the existing lark and introduce some new ways to use the same materials. We are using a Japanese concrete fiber cement panel manufactured by Nichiha. The vertical wood detail is a custom detail to express the end of stick frame construction in the future. These innovative use of varied materials should be encouraged by the planning department. Building Design Order and Comprehensive Composition Entire facades of a single surface was not the direction for the Lark Addition. We took the opportunity to study relationship of the Lark, the Downtowner Building to bring an ordering system to address the mass and scale of the building program. The Lark Addition takes the three elements of the building program and expressed the proposed architectural character with a combination of materials and articulation of building elements. 680 Page 61 of 91 Building interface with residential zone properties. This is not applicable at this location. Commercial zoning and commercial uses in all directions for 200’. B. Building Quality We are building the Lark Addition using the latest method of construction available in North America. CLT construction is the single most import element for the construction industry to produce buildings that utilize the concept of cradle to cradle manufacturing. The windows selected for the building are triple pane glazing. The thermal perforce of the windows selected are not available in North America. We turn to the world’s leaders in energy efficient design. Unilux C. Building Roof Form The roof forms are primarily flat with the exception of the two story volume along Main Street. We believe strongly the existing Lark roof form is unique and should be acknowledged in the addition proposed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rovided. 681 Page 62 of 91 )URQWUHDUDQGVLGHHOHYDWLRQVRIDOOEXLOGLQJVVWUXFWXUHVIHQFHVDQGZDOOVZLWK KHLJKWGLPHQVLRQVDQGURRISLWFKHVLIQHZFRQVWUXFWLRQRUFKDQJHVWRHOHYDWLRQV DUHSURSRVHG6KRZH[LVWLQJDQGSURSRVHGFKDQJHV6KRZRSHQVWDLUZD\VDQG RWKHUSURMHFWLRQVIURPH[WHULRUEXLOGLQJZDOOV Provided by a licensed Architect %XLOGLQJHOHYDWLRQVVKDOOLQFOXGHSURSRVHGH[WHULRUEXLOGLQJPDWHULDOVZLQGRZV DQGGRRUVLQFOXGLQJDFRORUDQGEXLOGLQJPDWHULDOSDOHWWHIRUDOOSURSRVHGIHDWXUHV NH\HGWRWKHEXLOGLQJHOHYDWLRQV Provided by a licensed Architect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age 63 of 91 Storefront: )LQHOLQH 6WRUHIURQWJOD]LQJZLOOEHPDQXIDFWXUHGE\8QLOX[7KHVH VWRUHIURQWZLQGRZVEULQJWKHUPDOSHUIRUPDQFHWKHZDUPWKRIZRRGDQGWKH GXUDELOLW\RIDQDOXPLQXPVWRUHIURQWV\VWHPLQWRRQHVROXWLRQ7KHIXOO\ FXVWRPL]DEOHV\VWHPZLOODOORZWKHGHVLJQWHDPWKHWRROVQHHGWRPDNHWKH IDoDGHDZHOFRPHGDGGLWLRQWRGRZQWRZQ%R]HPDQ 683 Page 64 of 91 5RRPZLQGRZV :HDUHSURSRVLQJWULSOHSDQHJOD]LQJSURYLGHGE\8QLOX[ )ORRUSODQVVKRZLQJIORRUOD\RXWLQFOXGLQJVTXDUHIRRWDJHDQGSURSRVHGXVHIRU HDFKURRPDQGDUHDZLWKLQWKHEXLOGLQJFOHDUO\VKRZLQJDUHDVWREHFKDQJHGRU DGGHGWR6XJJHVWHGVFDOHRIóWRIRRW See plans prepared by the licensed architect. 3DUNLQJSODQDQGFDOFXODWLRQIRUDOOXVHVLISURSRVHGFKDQJHVWRWKHSURSHUW\ UHTXLUHUHYLHZRISDUNLQJUHTXLUHPHQWV HJDGGLWLRQRIEHGURRPVWRDKRPH $FFHVVRU\'ZHOOLQJ8QLWVQHZLQILOOUHVLGHQWLDOFRQVWUXFWLRQ Included in item 23 SP1 checklist submittal $ VFKHGXOH IRU WKH SURSRVHG FKDQJHV WR WKH SURSHUW\ LI WR EH SKDVHG RU LI DSSOLFDEOH NA. The project will be competed in one phase. 684 Page 65 of 91 Deviations - If the proposal includes a request for a deviation in the Entryway Corridor Overlay as outlined in Section 38.17.070 BMC the application shall be processed as a site plan application with deviation and this form shall not apply, reference instead forms SP and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¶7KLVDOORZVIRUYHKLFOHVDQGSHGHVWULDQVWRVHHHDFKRWKHU F +RZWKHPRGLILFDWLRQVZLOODVVXUHWKHSURWHFWLRQRIWKHSXEOLFKHDOWKVDIHW\DQG JHQHUDOZHOIDUH 685 Page 66 of 91 7KLVPDNHVWKHLQWHUVHFWLRQFRQVLVWHQWZLWKWKHPDLQVWUHHWGLVWULFW G +RZWKHUHTXHVWHGGHYLDWLRQZLOOHQFRXUDJHUHVWRUDWLRQDQGUHKDELOLWDWLRQDFWLYLW\ WKDWZLOOFRQWULEXWHWRWKHRYHUDOOKLVWRULFFKDUDFWHURIWKHFRPPXQLW\ 7KLVGHYLDWLRQFRQWLQXHVWKHIDEULFRIGRZQWRZQDQGFRPSOHWHVWKHGHYHORSPHQW RIWKHLQWHUVHFWLRQRI*UDQGDQG0DLQ6WUHHW ,IPRUHWKDQRQHGHYLDWLRQDUHVSRQVHWRWKHFULWHULDVKDOOEHSURYLGHGIRUHDFK GHYLDWLRQ 2QO\WKLVRQHGHYLDWLRQ 686 Page 67 of 91 3.Certificate of Adjoining Property Owners and Neighborhood Recognition Ordinance 687 Page 68 of 91 Sec. 38.40.030. – Notice requirements. PROPERTY LIST WITHIN 200’ PER NOTICING REQUIREMENTS table 38.40.030 688 Page 69 of 91 4.Civil Site Plan Drawing Exhibits 689 Page 70 of 91 690 Page 71 of 91 691 Page 72 of 91 692 Page 73 of 91 693 Page 74 of 91 5.Building Architecture 694 Page 75 of 91 695 Page 76 of 91 696 Page 77 of 91 697 Page 78 of 91 698 Page 79 of 91 699 Page 80 of 91 700 Page 81 of 91 701 Page 82 of 91 702 Page 83 of 91 703 Page 84 of 91 704 Page 85 of 91 6.Landscape Architecture 705 Page 86 of 91 706 Page 87 of 91 707 Page 88 of 91 7.Lighting plan 708 Page 89 of 91 709 Page 90 of 91 8.Construction schedule 710 Page 91 of 91 9.Parking Commission Memo Lease Agreement 711 Summary : After review of the findings made in the staff report prepared for the commission dated January 27th 2016, the current design set is consistent with the staff report and remains true with the findings made while making improvements to the overall design proposal . After thoughtful review of the staff comments and input from the Design review committee and the design review board, revision set 3 represents the culmination of design considerations in the plans submitted for the commissions public hearing for the 23rd of May. Outline: This narrative briefly outlines each revision set and documents how the design has responded to comments and concerns over the course of public review. We have divided the comments into two categories, building design and building placement. A. Building Design - revisions sets 1 -3 B. Building placement - revisions sets 1 -3 Conclusion : The plans submitted represent the best efforts of a number of professionals dedicated to their craft exemplified in the work presented for the overall outcome for our community. The design proposed for this application based on the design guide lines for this project clearly reflect the goals and objectives provided there in. The design was recommended for approval based on revision set 2. After numerous design iterations, the project team is pleased with the outcome and looking forward to commencing construction starting October 1st 2016. 712 Original Application / Revision set 1 Image 1.1 West elevation and perspective drawing Items Addressed: 1. Trash enclosure 2. Temporary trash enclosure Image 1.2: North elevation and perspective drawings Outstanding items: 1. Site placement 2. Material selection 3. Building height 4. Pedestrian experience on Grand Ave. 5. Plaza Design and building placement along street edge on Main Street 6. Window placement 7. Conner balcony 8. Street vision triangle 9. Overhead utility setbacks 713 Revision set 2 & Presentation to Design Review Board Image 2.1: Revision set 2- North elevations and perspective renderings. Items Addressed and resolved: 1. Street vision triangle 2. Material selection with additional information needed for wood durability 3. Overall Massing 4. Building Height 5. Design Approved by Design review board with comments 6. Trash enclosure 7. Temporary trash enclosure 1. Height 2. Window placement 3. Blank façade 4. Pedestrian Experience 5. corner Patio 6. Plaza Design Image 2.2 : Rendering for Design set Revision #2 Outstanding items: 1. Construction technique & Building type of construction 2. Plaza Design 3. Performance of wood as an exterior finish material 4. Pedestrian experience on Grand Ave. 5. Window placement 6. Ceiling Height 714 Revision set 3 -Final Submittal set Image 3.1: Revision set 3- perspective renderings. Items Addressed and resolved: 1. Construction Technique 2. Plaza Design 3. Permanence of wood as a finish material 4. Pedestrian experience 5. Window placement 6. Corner Patio 7. Street vision triangle 8. Material selection with additional information regarding wood durability 9. Overall Massing 10. Trash enclosure 11. Temporary trash enclosure 12. Building height 13. Ceiling Height 14. Multiple lot 715 Exterior Improvement Diagram - 1. Construction technique selected . CLT hybrid with conventional wall framing for the rooms 2. Increased area for Plaza Design 3. Layered landscaping for pedestrian experience 4. Removal of corner patio 5. Simplified window placement 6. Windows added to blank façade on Grand 7. Reduced building height 8. Clear sense of entry Image 3.3 – Building design improvement diagram 1. CLT- Cross Laminated Timber Construction. - We are proceeding forward with an exciting method of construction that has the ability to directly address climate change. This method utilizes wood in a way that can replace structural steel and reinforced concrete in building design. Thanks the hard work of consultants in Bozeman , and our partners around the world, we will be proceeding forward with CLT for the components of the building. This will be the single most important discussion we can make as architects when planning for the construction of a building of this type. Since there is not benefit or incentive to this approach to design and construction within the review process at the city of Bozeman , we will just leave the discussion at that. Perhaps there should be some opportunity in the future to better understand why there is not any advantage or incentive to innovate in this manner. 716 2. Plaza Design- Comments from staff- ” The pedestrian plaza separating the commercial spaces from the public sidewalk is uncharacteristic with the established setback pattern along Main Street. No “edge,” neither physical nor implied, is proposed along Main Street to reinforce the established building line.” Finding from the Downtown Improvement Plan ” Surrounding Downtown are several parks and open spaces, but Downtown itself has very few Courtyards and plazas should be made a priority in new development… Downtown would benefit from more functional open spaces that can be used and enjoyed day and night by residents, visitors, and workers nearby. Incentive-based requirements for new development to provide accessible public spaces, such as plazas and entry forecourts, could add considerably to the amount and variety of open spaces in the public realm.” Statement from the design team- The new development outside of the historic district of downtown clearly qualifies as an opportunity to provide the type of space identified in the design guide lines and the downtown improvement plan. It appeasers that there should be incentives to propose a plaza, not critiques about the proposal as “uncharacteristic.” We have worked diligently to modify the building design to allow for an ample amount of space for the public enjoyment on Main street. 3. Layered landscaping for Pedestrian Experience See the landscape plan. With the changes made in item # 6 below, we feel this item is no longer of concern. The addition of windows to the building form on the Grand Ave. side of the proposed building also improves the pedestrian experience. 4. Removal of corner patio Comments from Staff- Comments were make about how the building corner was clipped with the placement of the corner potion on the second floor. Statement from the design team- Since we changed the program of the building to move all of the rooms to the back of the building, the commercial space exists on both levels on main street. Because of this change in program, we were able to remove this aspect of the design. 5. Simplified window placement Comments from Staff- The window design was considered to be “chaotic” window placement. Statement from the design team- 717 The design intent for the window placement was to celebrate the freedom of window placement with the change in the use of CLT as the structural system intended for the building design. Window patterns are a direct reflection of the construction technique. Conventional wood framing and masonry construction stacks and aligns window openings because of the limits of the materials used. We view this as an opportunity to express the qualities of the materials used in this building as it relates to window openings. We have simplified the openings to please you. We do not believe the staff comments are fair nor supported by the design guide lines. Perhaps the proposed design suits the opinions of the staff and are no longer of issue. Either way, we do not agree with the review of the proposed designs and the amount of time spent dealing with this application. 6. Windows added to blank façade on Grand Comments from Staff- “The stairwell on Grand Avenue does little to help draw people toward the businesses on Babcock. As the stairwell is shown, it is a large opaque box facing an important streetscape. The outdoor space is appealing but the stairwell reinforces the buildings disassociation to the development pattern of Main Street, and further propagates the notion that this development is turning into itself – creating its own character and somewhat of an internal courtyard, meanwhile disregarding the context in which it is located.” The Downtown Improvement Plan also states buildings should, “Create strong connections between sub-districts, and from Downtown to the surrounding community.” As stated earlier in the report, the building works effectively to bring people onto the site itself, but lacks in a connection to the adjacent areas. This is particularly represented on the south side of the design facing Grand Avenue, showcasing a large opaque box housing the stairwell’ Statement from the design team- Please find the changes made to the design showing windows that will provide a connection to the surrounding area. The level of attention to the landscaping and utility placement is in direct response to staff comments. 7. Reduced building height Comments from Staff- “The proposed roof and building forms are inconsistent with the sense of visual continuity of Main Street. The stepping back of the building height from two stories to four stories with mezzanine is unlike any building configuration along Main Street and lacks harmony with the context.” Statement from the design team- We do not believe this is an inaccurate observation and lacks any basis in the design guide lines. Please refer to drawing A4.7 showing the relationship of the Lark addition to the existing lark building. Please note the attention to scale and how the roof from is a extension of one to the 718 other. Building to the allowable height on the property line was looked at building design and dismissed do to the lack of context to the Lark. We have changed the building program to reduce the overall height of the building by removing the fifth floor and taking height out of each floor to floor. This allows the building massing concept to be true the the original concept. 8. Clear sense of entry Comments from Staff- “It appears the intent of the building plan and arrangement of elements is more focused to the hotel compound versus outward to the community. The primary entrance to the commercial space is internally oriented and not toward Main Street or Grand Avenue.” Statement from the design team- Please find the “outward” entrance to the commercial space. We have made the change to reflect staff comments. Image 3.2 : Rendering for Design set Revision #3 719 Image 3.3 : Landscape plantings per plan. See landscape plans. 720 Building Placement and Site context diagrams: Comments about the building placement from staff review and DRB 1. Original idea was relative to scale and perspective to reduce the scale and mass of the building. Comments from staff and DRB 1. “dangerous for Downtown” 2. “suburban Site Plan” 3. Not 90 degrees to main street Diagram A.- Original site diagram Diagram shows the differences from the original building placement and the proposed chages to square the site plan to the street Diagram B.- Overlay of original site and design change Diagram C.- Revision set 2 site diagram Diagram D. – Design set 3 (current) site diagram 721 VICINITY MAP & CONSTRUCTION ACCESSPROJECT LOCATIONLOCATION MAPSCHEDULE OF DRAWINGSB13-065 PHASE C1.0COVER SHEET .DWGC1.0SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSJ:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C1.0.dwg, 4/14/2016 4:55:25 PM, MMN1 722 1C2.0GENERAL NOTESSANITARY SEWER NOTESWATER NOTESABBREVIATIONSSCALING NOTEB13-065 PHASE C2.0NOTES, LEGEND & ABBREVIATIONS .DWGC2.0EXISTINGDESCRIPTIONLEGENDNEWSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSJ:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C2.0.dwg, 4/14/2016 4:55:33 PM, MMN1 723 DOC. 024561497,333 SF0.1683 ACRESGRAND AVENUEMAIN STREET VICTORYTACO STANDMERCURYSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C3.0EXISTING CONDITIONS & DEMOLITION PLAN .DWGC3.0DEMOLITION NOTESJ:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C3.0.dwg, 4/14/2016 4:55:34 PM, MMN1 724 GRAND AVENUEMAIN STREET VICTORYTACO STANDMERCURYRETAILSPACEPROPOSEDBUILDINGRAISED PATIOSTAIRTOWERSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.0SITE PLAN .DWGC4.0J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.0.dwg, 4/14/2016 4:55:35 PM, MMN1 725 RETAILSPACERAISED PATIOSTAIRTOWERPROPOSEDBUILDINGGRAND AVENUESHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.1UTILITY PLAN .DWGC4.1J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.1.dwg, 4/14/2016 4:55:36 PM, MMN1 726 VICTORY TACO STANDRETAIL SPACEFF = 4792.78MAIN BUILDINGFF = 4794.39RAISED PATIOFF = 4794.63PROPOSED BUILDINGFF = 4794.63SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.2GRADING PLAN - SHEET 1 OF 2 .DWGC4.2J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.2.dwg, 4/14/2016 4:55:37 PM, MMN1 727 GRAND AVENUEPROPOSEDBUILDINGFF = 4794.63STAIR TOWERFF = 4794.55RAISED PATIOFF = 4794.63SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.3GRADING PLAN - SHEET 2 OF 2 .DWGC4.3J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.3.dwg, 4/14/2016 4:55:38 PM, MMN1 728 GRAND AVENUEMAIN STREET VICTORYTACO STANDMERCURYRETAIL SPACEPROPOSEDBUILDINGRAISED PATIOSTAIRTOWERSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C4.4SIGNING & STRIPING .DWGC4.4J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C4.4.dwg, 4/14/2016 4:55:52 PM, MMN1 729 TYPICAL SIDEWALK (EXISTING CURB) DETAIL 3C5.0TYPICAL SIDEWALK (NEW CURB) DETAIL 2C5.0INTEGRAL CONCRETE CURB & GUTTER DETAIL 1C5.0CURB WALK ALLEY APPROACH DETAIL 4C5.0SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C5.0DETAILS .DWGC5.0J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C5.0.dwg, 4/14/2016 4:56:02 PM, MMN1 730 TREE PLANTING DETAIL 3C5.1TYPICAL TREE OPENING DETAIL 4C5.1TREE GRATE SUPPORT DETAIL 5C5.1TYPICAL TOOLING JOINT DETAIL 2C5.1TYPICAL SIDEWALK JOINT SPACING DETAIL 1C5.1TYPICAL BOLLARD DETAIL 6C5.1DRYWELL DETAIL 7C5.1SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-065162/164/12/16THE LARK ADDITION BOZEMAN, MONTANA REV DATE Engineering tdhengineering.com REVISIONMMN1MMN1KLSB13-065 PHASE C5.0DETAILS .DWGC5.1SIDEWALK CHASE WITH SLOTTED COVER8C5.1J:\2013\B13-065 Think Tank Imperial Inn\CADD\CIVIL\DWG\Phase 2\B13-065 Phase C5.0.dwg, 4/14/2016 4:56:03 PM, MMN1 731 732 733 734 735 UP UP AMU SPR SPR C C E E F F 1111 99 77 55 44 2 B B 10 10 G G D.1 C.1 A.1 E.1 1.2 1.2 1.1 1.1 D 88 A A 38 SFELETRICAL MECH ROOM7565 SFELEVATOR - 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DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:05 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA1.0LARK ADDITION136 West Main StreetBangtail Partners LLC.BASEMENTEN2015-037BC4-17-2016SITE PLAN CCOA - REVISION SET 3REVISION SCHEDULENO. REV. DATE736 SBGas UP UP DN DN SBUP DNSBAMU SPR SPR C C E E F F 1111 99 77 55 4 22 11 1A2.1 2 A2.2 1 A2.2 1 A2.3 PATH TO LARK 1ELE. UTILITY LOCATIONB B 10 10GASUTILITYLOCATIONG D.1 C.1 E.1 1.2 1.2 1.1 1.1 121aD D 2 A2.5 2A2.5 2A2.3 2A2.3 1A2.4 1A2.4 1 A2.7 A4.4 1 A4.1 1 A4.3 1 A4.21 - --- A4.6 1 A4.7 1 A4.5 2 -- - - -- - -217 SFDBL QUEEN101172 SFQUEEN103226 SFDBL QUEEN105228 SFKING107216 SFKING106207 SFKING104208 SFKING10288 A A 60' - 2 1/4" 36' - 7" - ---67 SFELEVATOR- MAIN LEVEL11134 SFHOUSE UTILITY11365 SFRESTROOM91123 SFSTIARS -TOWER 1 - MAIN LEVEL112595 SFHOTEL ENTRY110341 SFHALL108104 SFSTAIRS - TOWER #2 - MAIN LEVEL109- --- - --- ----53 SFRoom30853 SFRoom30953 SFRoom3105' - 2 5/16"14' - 6"5' - 7"16' - 6"6' - 0" 3 B.1 F.1 6 3 A4.7 - --- ---- - --- - --- ---- - --- - --- ---- - --- 100.00° 2' - 5"62 SFRoom79693 SFCOMMERICAL SPACE90155 SFADA RAMP800'-1111/32"1' - 0"82 SFTRASH ENCLOSURE PER CODE81SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:09 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA1.1LARK ADDITION136 West Main StreetBangtail Partners LLC.MAIN LEVEL PLANbc2015-037en4-17-2016SITE PLAN CCOA - REVISION SET 3PROPOERTY LINEREVISION SCHEDULENO. REV. DATE737 UP UP DN SBREF.DWC C E E F F 1111 99 77 55 44 22 11 1 A2.1 2 A2.2 2 A2.2 1A2.2 1A2.2 1 A2.3 B B 10 10 G G D.1 C.1 E.1 1.2 1.2 1.1 1.1 D D 2 A2.5 2A2.5 2 A2.3 2 A2.3 1 A2.4 1A2.4 1A2.7 1 A2.7 A4.4 1 A4.1 1 A4.1 2 A4.3 1 A4.21 - --- A4.6 1 A4.7 1 - - A4.5 2 - - -- - - -- - -491 SFBOARD ROOM21288 A A 7' - 8"8' - 4"7' - 8"27' - 4"30' - 0"13' - 8"---- 7' - 7 1/4"6' - 0"16' - 6"5' - 7"14' - 6"10' - 0" 60' - 2 1/4" 52' - 7" - --- ---- - ---13' - 4"13' - 8"13' - 8"6' - 0"16' - 6"5' - 7"14' - 6"8' - 4"27' - 4"8' - 0"22' - 0"22' - 0"13' - 8"8' - 0"22' - 0"65' - 8"15' - 10"5' - 2"5' - 2 13/32"15' - 2"5' - 2 13/32"15' - 2 11/16"13' - 11 15/16" 33 B.1 F.1 1' - 7"1' - 7" 8' - 6" 6' - 4"5' - 4 3/8"5' - 0 15/16"65' - 8"6 68' - 9 27/32"30' - 0"7'-6"6' - 0"19' - 1 21/32"10' - 10 1/2"55'-11 1/2" 1' - 8"5' - 6"4' - 0"1' - 7"10' - 10 1/2"3A4.7 3 A4.7 2' - 10"- --- ---- ---- - --- - --- ---- ---- - --- - --- ---- ---- - --- 100.00° 100.00°0' - 6"1' - 0"6' - 0"21' - 0"1' - 0"1' - 0"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:11 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA1.2LARK ADDITION136 West Main StreetBangtail Partners LLC.SECOND LEVELChecker2015-037Author4-17-2016SITE PLAN CCOA - REVISION SET 3REVISION SCHEDULENO. REV. DATE738 DN DN UP UP C C E E F F 1111 99 77 55 44 22 11 1 A2.1 1 A2.1 2 A2.2 2 A2.2 1A2.2 1A2.2 1 A2.3 1 A2.3ROOF DRAIN16' -3" B B 10 10 G G D.1 C.1 A.1 E.1 1.2 1.1 D D 2 A2.5 2A2.5 2A2.3 2A2.3 1 A2.4 1A2.4 1 A2.7 1A2.7 A4.4 1 A4.1 1 A4.1 2 A4.3 1 A4.21 - --- A4.6 1 A4.7 1 - - A4.5 2 - - -- - - -- - - 88 A A 225 SFDBL FULL305228 SFKING307222 SFKING306213 SFKING304213 SFKING302291 SFDBL QUEEN301172 SFQUEEN30313' - 4"5' -7" - --- ---- ---- ----5' - 4"8' -11" 33 B.1 F.1 8' - 4"13' - 8"13' - 8"8' - 0"22' - 0"13' - 8"10' - 11"19' - 2"8' - 10"7' -7"6' -0"16' -6"5' -7"14' -6"10' -0" 6 3 A4.7 3A4.7 - --- ---- - --- ---- - --- ---- - --- ---- - --- ---- - --- ---- 100.00° 100.00°SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:13 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA1.3LARK ADDITION136 West Main StreetBangtail Partners LLC.THIRD FLOORBC2015-037EN4-17-2016SITE PLAN CCOA - REVISION SET 3REVISION SCHEDULENO. REV. DATE739 DN DN C C E E F F 1111 99 77 55 44 2 1 1 A2.1 1 A2.1 2A2.2 2A2.2 1A2.3 B B 10 10 G G D.1 C.1 A.1 D D 2A2.5 2A2.5 2 A2.3 2 A2.3 1 A2.4 1 A2.4 1 A2.7 1 A2.7 A4.1 1 A4.3 1 A4.6 1 A4.7 1 A4.5 2 - - - - 88 A ---- - --- - --- - --- - --- EQ 7' -6"EQ 33 B.1 F.1 79' - 4"8' - 4"13' - 8"13' - 8"8' - 0"22' - 0"13' - 8"6' -0"16' -6"5' -7"14' -6"10' -0" 6 3 A4.7 3 A4.7 ---- ---- - --- - --- ---- ---- - --- - --- ---- ---- - --- - --- 100.00° 100.00°SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:14 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA1.4LARK ADDITION136 West Main StreetBangtail Partners LLC.LEVEL 4BC2015-037EN4-17-2016SITE PLAN CCOA - REVISION SET 3REVISION SCHEDULENO. REV. DATE740 C C E E F F 1111 99 77 55 4 22 11 1A2.1 1A2.1 2 A2.2 2 A2.2 1 A2.2 1 A2.3 1 A2.3 B B 10 G G D.1 C.1 A.1 E.11.1 1.1 D D 2A2.5 2 A2.5 2A2.3 2A2.3 1 A2.4 1 A2.4 1 A2.7 1 A2.7 A4.1 1 A4.3 1 A4.6 1 A4.7 1 A4.5 2 - - - - 88 A A - --- ---- - --- -------- 3 B.1 F.1 6 3 A4.7 3 A4.7 ---- - --- - --- - --- ---- - --- - --- - --- ---- - --- - --- - ---SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:16 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA1.5LARK ADDITION136 West Main StreetBangtail Partners LLC.ROOF PLANChecker2015-037Author4-17-2016SITE PLAN CCOA - REVISION SET 3REVISION SCHEDULENO. REV. DATE741 STREET LEVEL0' - 0"LEVEL 213' - 0"LEVEL 323' - 6"LEVEL 434' - 0"B-543' - 8"MAIN LEVEL2' - 0"CEFBASEMENT-current-9' - 4"t.o.w.47' - 0"BGB-433' - 1 9/16"B-322' - 7 9/16"ceiling12' - 1 9/16"D10' - 0"36' - 7"6' - 0"46' - 7"42' - 7"52' - 7"42' - 7"B.O.FOOTING-9' - 5"A10 7/16"10 7/16"10 7/16"D.1C.1A.1E.1B.1F.155' - 11 1/2"3' - 3 7/16"15' - 6 9/16"12' - 0"12' - 0"16' - 4 29/32"59' - 2 29/32"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:29 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA4.1LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author4-17-2016SITE PLAN CCOA - REVISION SET 3 3/16" = 1'-0"1NORTH ELEVATIONREVISION SCHEDULENO. REV. DATE 3/16" = 1'-0"2NORTH ELEVATION -2742 STREET LEVEL0' - 0"LEVEL 213' - 0"LEVEL 323' - 6"LEVEL 434' - 0"B-543' - 8"MAIN LEVEL2' - 0"11975421t.o.w.47' - 0"B-654' - 0"10B-433' - 1 9/16"B-322' - 7 9/16"ceiling12' - 1 9/16"T.O.R.55' - 0"118' - 2"7' - 0"10' - 4"10' - 6"10' - 6"10' - 6"3' - 9"12' - 2"1' - 0"B.O.FOOTING-9' - 5"836SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:39 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA4.2LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author4-17-2016SITE PLAN CCOA - REVISION SET 3 3/16" = 1'-0"1EAST ELEVATIONREVISION SCHEDULENO. REV. DATE743 STREET LEVEL0' - 0"LEVEL 213' - 0"LEVEL 323' - 6"LEVEL 434' - 0"B-543' - 8"MAIN LEVEL2' - 0"CCEEFBASEMENT-current-9' - 4"t.o.w.47' - 0"B-654' - 0"BBGB-433' - 1 9/16"B-322' - 7 9/16"ceiling12' - 1 9/16"DDT.O.R.55' - 0"B.O.FOOTING-9' - 5"AASUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:43 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA4.3LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author4-17-2016SITE PLAN CCOA - REVISION SET 3 3/16" = 1'-0"1SOUTH ELEVATIONREVISION SCHEDULENO. REV. DATE744 STREET LEVEL0' - 0"LEVEL 213' - 0"LEVEL 323' - 6"LEVEL 434' - 0"B-543' - 8"MAIN LEVEL2' - 0"MAIN LEVEL2' - 0"119754212A2.22A2.2BASEMENT-current-9' - 4"1A2.21A2.31A2.3t.o.w.47' - 0"B-654' - 0"10B-433' - 1 9/16"B-322' - 7 9/16"ceiling12' - 1 9/16"2A2.32A2.3T.O.R.55' - 0"e3F2F2e5F2F2e3e3e12F2e4e1B.O.FOOTING-9' - 5"8----------------3621' - 0"10' - 2 3/4"4' - 0"4' - 0"6' - 8"EQEQSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:50 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA4.4LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author4-17-2016SITE PLAN CCOA - REVISION SET 3 3/16" = 1'-0"1WEST ELEVATIONREVISION SCHEDULENO. REV. DATE745 CEFBGDASUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:58:56 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA4.5LARK ADDITION136 West Main StreetBangtail Partners LLC.BUILDINGELEVATIONSChecker2015-037Author4-17-2016SITE PLAN CCOA - REVISION SET 3REVISION SCHEDULENO. REV. DATE 3/16" = 1'-0"2North Elevation - Lark and Lark Addition746 SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:59:09 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA4.6LARK ADDITION136 West Main StreetBangtail Partners LLC.renderingsChecker2015-037Author4-17-2016SITE PLAN CCOA - REVISION SET 3REVISION SCHEDULENO. REV. DATE 1/8" = 1'-0"1NORTH ELEVATION_Lark & Addition747 SB GasUPUPUPDNUPUPDNDNSBUPDN SB ALIGN(TYP) ALIGN(TYP) VICTORYTACO EXISTINGSIDEWALK EXISTINGTREETOBEREMOVED BICYCLEPARKING(TYP) 60"CONCRETEWALL.(SEEARCH) WEST MAIN STREE T SOUTHGRANDAVENUE VISIONTRIANGLE TREEGRATE(TYP)SEECIVIL RAISEDSTEELPLANTERSEEDETAIL5/L501 TREEGRATE(TYP) 30"CONCRETEWALL.(SEEARCH)15"CONCRETEWALL.(SEEARCH) DECOMPOSEDGRANITEMULCH(TYP) DECOMPOSEDGRANITEMULCH(TYP)RAISEDSTEELPLANTERSEEDETAIL:5/L501 INTEGRATEDPLANTER(SEEARCH)AMUSPRSPRSTREET LEVEL0' - 0"LEVEL 213' - 0"LEVEL 323' - 6"LEVEL 434' - 0"MAIN LEVEL2' - 0"11975421BASEMENT-current-9' - 4"t.o.w.47' - 0"10836CEILING12' - 1 9/16"10' - 1 9/16"8' - 5 9/16"9' - 4"10' - 6"10' - 6"11' - 0"9' - 8"HIGHEST POINT ELEVATOR PENTHOUSE AND PARAPET52' - 8"52' - 8"79' - 4"30' - 0 5/32"118' - 2"2' - 0"CEILING12' - 1 9/16"BUILDING HEIGHT44' - 7 9/16"SUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:59:26 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA4.7LARK ADDITION136 West Main StreetBangtail Partners LLC.PLANNINGEN2015-037BC4-17-2016SITE PLAN CCOA - REVISION SET 3REVISION SCHEDULENO. REV. DATE 1/8" = 1'-0"1NORTH ELEVATION_Lark & Addition Copy1 1" = 20'-0"2SITE W LARK building footprint 3/32" = 1'-0"3Section 15 Copy 1748 UPUPUPUPDNDNDNUPUPDNDNSB UPUPDNSBUP DNSB 1792 SFBASEMENT -CURRENT4466 SF2ND FLOOR HOTELAREA - currentBuilding Area Legend2ND FLOOR HOTEL AREA -current3159 SF3RD FLOOR HOTELAREA - currentBuilding Area Legend3RD FLOOR HOTEL AREA - current3135 SF4TH FLOOR HOTELAREABuilding Area Legend4TH FLOOR HOTEL AREA1109 SFMAIN LEVEL HOTELAREA - current782 SFRETAIL / COMMERICALSPACE- current2624 SFMAIN LEVEL HOTELROOMS -currentBuilding Area LegendMAIN LEVEL HOTEL AREA - currentMAIN LEVEL HOTEL ROOMS-currentRETAIL / COMMERICAL SPACE-currentSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME: FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM4/17/2016 8:59:29 PMZ:\GRAND AND MAIN\REVIT\DD 3-16-16_LARK ADDITION.rvtA6.1LARK ADDITION136 West Main StreetBangtail Partners LLC.GROSS AREAPLANSEN2015-037BC4-17-2016SITE PLAN CCOA - REVISION SET 3GROSS BUILDING AREALevel Name AreaBASEMENT-currentBASEMENT - CURRENT 1792 SFMAIN LEVEL RETAIL / COMMERICAL SPACE-current782 SFMAIN LEVEL MAIN LEVEL HOTEL AREA -current1109 SFMAIN LEVEL MAIN LEVEL HOTEL ROOMS-current2624 SFLEVEL 2 2ND FLOOR HOTEL AREA -current4466 SFLEVEL 3 3RD FLOOR HOTEL AREA -current3159 SFLEVEL 4 4TH FLOOR HOTEL AREA 3135 SFGrand total: 7 17067 SFGROSS SITE AREASLevel Name AreaSTREET LEVEL DUMPSTER 59 SFSTREET LEVEL UTILITY AREA 90 SFSTREET LEVEL GUEST ROOM PATIO 243 SFSTREET LEVEL MAIN STREET PLAZA 371 SFSTREET LEVEL VICTORY PLAZA 825 SFSTREET LEVEL LARK PLAZA - LANDSCAPE AREA 2 1382 SFGrand total: 6 2971 SFLOT AREA: 7,333 S.F.FAR:2.3NUMBER OF ROOMS:28NUMBER OF HOTEL EMPLOYEES AT ANY TIME:8GENERAL BUILDING INFORMATION:OUTDOOR SEATING AREA FOR VICTORY TACO:395 S.F.OUTDOOR SEATING AREA FOR COM. TENENT:530 S.F.COMMERICAL TENENT SPACE:782 S.F.LARK HOTEL ADDITION:16,283 S.F.LANDSCAPE / HARDSCAPE AREAS:2,971 S.F.NUMBER OF FL0ORS:4BUILDING HEIGHT:44'-7" + PARAPETPROPOERTY ZONING:B-3( REDUCED SIZE TO FIT THE PAGE STORAGEAND UTILITY & MECHANICAL SPACE)112REVISION SCHEDULENO. REV. DATE11/4/201622/3/2016749 Chris Kraus Managing Director CBRE Hotels CBRE, Inc. Valuation & Advisory Services 101 California Street, 44th Floor San Francisco, CA 94111 +1 406 582 8189 Office +1 415 652 4483 Mobile chris.kraus@cbre.com www.cbrehotels.com COMMERCIAL REAL ESTATE SERVICES February 10, 2016 City of Bozeman Design Review Board City of Bozeman Commission 121 N. Rouse Avenue Bozeman, Montana 59715 Re: Lark Hotel Expansion – Bozeman, MT File Number 15-583 To Whom It May Concern: I am writing this letter to provide an objective opinion on the market position of the Lark Hotel and subsequently the importance of maintaining this market position with the planned 29-room expansion building to be located at the southeast corner of W. Main Street and S. Grand Avenue in downtown Bozeman, MT. As a point of background, I am a Managing Director with CBRE Hotels in charge of our Bozeman, Montana and San Francisco, California offices. I have more than 25 years of dedicated advisory and valuation experience in the hospitality industry. Over the last 13 years, I have established a respectable hospitality practice with CBRE Hotels in Bozeman and have evaluated more than 75 hotel projects throughout the state, including more than 15 existing or proposed hotels in Bozeman. Through my work in the state, I closely monitor the performance of not only individual markets such as Bozeman, Billings, and Missoula, but closely track the performance of many individual hotels (this information is held in strict confidence by our firm). In downtown Bozeman, I have worked closely with the development groups behind the proposed Armory Building Hotel (Etha Hotel), the Element Hotel, and the existing Lark Hotel, to name a few. For each of these projects, I provided in-depth financial analysis along with numerous other development services including, but not limited to, facility programming, market position/brand selection, and operator selection. The redevelopment of the former Imperial Inn into the Lark Hotel is a magnificent success story as both a real estate redevelopment project and catalyst for promoting the vibrancy of downtown Bozeman. The Lark Hotel is categorized as an upscale, lifestyle, boutique hotel, a rapidly emerging and popular category of lodging properties that caters to all segments of lodging demand, from baby 750 February City of Bo City of Bo Page 2 boomers wedding Furthermo performin metrics o largely at through t location a in a hote positionin local hote has been by the sig and onlin Lastly, in constructi labor and 100 and rooms, th rooms to profitabili Based on maximizin nature th existing m performa the prope rooms an hotel. Should yo letter, ple 10, 2016 zeman Desig zeman Comm to millennia groups. ore, in its sh ng hotels in of occupancy ttributed to th the thoughtfu at the gatewa el that is tre ng as an ups el market an shared by m gnificant pos ne travel sites the hotel in ion is approx d operations, 150) in whic he Lark Hotel sell. With th ty and accom n the aforem ng efficiency at is consist market posit nce of the h erty and dow nd a guest ro ou have any ase do not h n Review Boa mission als and from hort operatin Bozeman an y, average d he upscale, li ul and creat ay to historic ndy, upscale scale, lifestyle d thus has b many hospita itive publicity . ndustry, it is ximately 60 , it is necessa ch to spread ’s financial s he proposed mmodate add mentioned, in operations tent with the tion as an otel by confu wntown Boze oom and pub y questions re esitate to con rd m white colla ng history, th nd the state aily room ra ifestyle, bouti tive redevelo downtown, t e, unique, an e, boutique een a large lity industry p y that has be generally ac rooms. As ary for hotels these fixed success is neg 29-room ex ditional lodgi it is my op s and that it b e existing im upscale, life using custom man. I am blic space pro egarding my ntact me. Yours si CBRE H _______ Chris K Managi chris.kra ar business t he Lark Hote of Montana ate and reve ique market opment proce the style and nd respectful hotel that ha part of the L professionals een received ccepted that hotels have s to have a m costs and ma gatively impa pansion, the ing demand, inion that th be completed provements. estyle, boutiq mers and subs therefore in oduct consist y professiona incerely, Hotels ___________ raus ing Director aus@cbre.co travelers to f el has quickl in terms of enue per ava position of th ess. While nature of the l of its place as appealed ark Hotel’s i that I have from variou the minimu extremely hi minimum of aximize profi acted due sol Lark Hotel w thus benefiti he proposed d in an upsca Should the que hotel, i sequently ne support of a tent with the l experience ___________ om | 406.58 family vacat ly risen to b f the traditio ailable room he hotel that the hotel en e finished pro e in Bozema to a growin nstant succes referred to th us traditional um room co gh fixed cos 60 rooms (a itability. Wit lely to the lac will be better ing all of dow d expansion ale, lifestyle, b e expansion t could dim gatively impa an expansion current mar or opinions ______ 82.8189 ioners and s be one of th nal hotel rev . This succ has been cr njoys an exc oduct has res an, MT. It i ng segment o ss. This sent he Lark Hote print publica unt for new ts associated and often bet th only 38 ex ck of having r able to max wntown Boze is necessar boutique style deviate from minish the m acting visitati n that delive ket position o s presented i social e top venue ess is reated cellent sulted is this of the timent el and ations hotel d with tween xisting more ximize man. ry for e and m the market ion to ers 29 of the n this 751 752 Hi Cindy, Chris and Jeff I wanted to lend a voice in support of my neighbor’s project, The Lark Addition, that will be coming in front of the Design Review Board this evening and in front of you all on March 7. Feel free to share this with the other members of the commission, but I’m writing you three because I personally know you. I have heard that there is concern that the Lark’s proposal does not fit with the city’s design standards. I’m a big proponent of historic preservation—where it exists. But when it comes to new construction, even in the downtown core, there is literally nothing to preserve. Thus, I believe there needs to be room for more diverse and contemporary design—such as that proposed by the Lark—in city design standards. I realize this is a thorny issue. What once could be viewed as good design—say, the US Bank building—is now likely viewed by most as an eyesore. However, under city standards, it is just as easy for the opposite to occur--false historicism—design that attempts to blend in to the historic core, but results in a very vanilla new building. The First Interstate Bank building as well as the Shirt Works building on opposite corners of Main and Grand would qualify as uninteresting, vanilla, “false historic” buildings in my view. It is one thing to protect the historic Main Street core of communities such as Red Lodge, Livingston or Ennis. It is another to continue to impose such standards on a growing community such as Bozeman. Particularly in this location— this is not the corner of Main and Tracy. There are no other historic buildings adjacent to the Lark’s property. Let the design shine and be a great signal to those entering from the West that this is a progressive community that values creativity and individuality as much as its past. Lastly, you may recall that I had struggles with the previous adjacent landowners so I want to speak on behalf of the values of those behind the Lark project. Since this partnership purchased the current Lark properties, they have been exemplary neighbors, including us both personally and professionally in their vision. I can say without question that each one of them cares deeply about the future of Bozeman and is attempting to do something that is a landmark project for this city. They are champions of localism that would be the envy of any community. I hope you’ll not only approve their addition but consider how to better incorporate excellence in contemporary design as Bozeman continues to grow. Best- Jeff Welch owner of adjacent property at 22 South Grand Avenue JEFF WELCH chief executive officer | MERCURYcsc w 406.922.2282 | c 406-580-9710 | http://mercurycsc.com<http://mercurycsc.com/> –––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––– One of Outside Magazine’s Best Places to Work since 2011 753 JLF & ASSOCIATES, INC.ARCHITECTS & PLANNERSFebruary 12,2016The City of Bozeman Design Review BoardAnd The City of Bozeman CommissionBozeman, MontanaRe: Project File #15-583Dear Design Review Board and Commissbn Members:We are writing this letterin support of ThinkTank's design and planning for the addition tothe Lark at 122 W. Main Street.Bozeman, of late, has garnered national and international attention as one of the "best of"cities in the country. Our erudite and progressive light is shining out from under theproverbial "basket." Our architecture should rise to the occasion. We believe deeply in therestoration and adaptive reuse of Bozeman's finest historic architecture. We also believedeeply in the art of architecture and the power of contemporary design. It is vital we supportboth in our community.Bozeman's design guidelines are written with the opportunity for creativity; thus, the evercontroversial issue of "interpretation." It is important to note that issues of'conformance"with patterns can be as pedantic as dressing all of our downtown buildings in brick. Fauxhistoricism,mimicry,anddisneyesque buildings evolve subtly and are not just the result of theobvious misguided paradigms of style and materials.Contemporary architecture is a powerful contrast that reinforces the character of our historicstructures. 21st Century contemporary design is as important to our future and our communityas Fred Willson was one hundred years ago. He was as visionary then as we need to be now.I urge the staff and commission to provide the service and collaboration this project deserves.The "divergence(s)" staff refers to is the very thing(s) that lends this work its strength andunique qualities. The unintended consequences of misinterpretation are self evident in someof our most recent architectural additions to Bozeman. Good design rarely appeals toeveryone, but architecture "pecked to death by ducks" is a slow and painful death for us all.We urge you to readdress the findings of staff and support and nurture the boldness andcreativity of the Lark design team.PRINCIPALS:Paul BertelliLogan LeachmanAshley SullivanJohn LaumanJake ScottASSOCIATES:Travis GrowneyShawn Lund140 East Main St.Suite ABozeman, MT59715Phone406.587.8888jlfarchitects.com//p~ r^^^n-'ohn LaumanTerry McDonalcT'"-^ Matt OrrantiaY^41—Andy SmithJake Scottr.Alex Dalzelf^Laurel Van EpjrA«y/c-Larissa Hand^h Spadaccini754 Bozeman Design Review Board and Commissioners, I am writing in regards for my support for the continued success at the Lark Bozeman. The community of Bozeman has seen the Lark transform Bozeman’s West side Main Street from a ugly void to a thriving, creative, and lively functioning space. As Jan Gehl a famous architect once noted, ‘Nothing in this world is more simple and more cheap than making cities that provide better for people.’ The Lark has exceeded that for our community and our guests. Considering that the current architectural character of our Main St. contains almost a decade of the visual oddities of vacant holes in the middle of our downtown, I would think that a well funded, sustainable project, with current design and ideas should be embraced to demonstrate the amazing changes and yet grand history of Bozeman. As history will note, Bozeman is stronger, wealthier, and vibrant community than any other time in our past. We should have the architecture that demonstrates that for now and future generations. David Perlstein 579-3500 755 From:Allyson Brekke To:Tom Rogers Subject:FW: Board Meeting Materials Date:Wednesday, February 10, 2016 4:14:57 PM Charley re: meeting tonight and comments on Lark project. Allyson B. Brekke, AICP | Associate Planner City of Bozeman Planning | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2272 | E: abrekke@bozeman.net | W: www.bozeman.net From: Charley Franklin [mailto:CharleyF@architects-sma.com] Sent: Wednesday, February 10, 2016 4:04 PMTo: Alicia Kennedy; Agenda; Bill Rea; Chris Kukulski; Chris Mehl; Cyndy Andrus; Lessa Racow; MarkHufstetler; Mel Howe; Walter Banziger; Wendy ThomasCc: Allyson BrekkeSubject: RE: Board Meeting Materials DRB members, I am sorry to pull the plug so late in the game, but I was trying to make it through my day, and just can’t. A sickness is going thru my family, and I have fallen victim. I’ll spare you the details, but think of your classic feverish/sinus/cold/aching body, and you get the picture. That said, in my review of the Lark addition, I have significant concerns about the way the building addresses the street on both Main and Grand. Breaking with the established urban street front I think is dangerous for our downtown character. I also am not convinced that ground floor hotel rooms along Grand is a successful idea. I think expanding the retail/office/restaurant potential along Grand street level would be a much more appropriate use. I feel that the alley corner, which addresses Grand, and Mercury, is cold and uninviting from our residential historic neighborhoods. I think that Grand is an important path of travel from Main Street to the Emerson, and Houses beyond. And the blank wall stair tower, does nothing to enhance that elevation. I have concerns with the materials, mainly the vertical wood slat walls, and how that will be maintained, and end up looking over time. I think it is inappropriate for the downtown district. I also have concerns about the yellow panel siding, but think with the right application of color, it could be ok. I am also concerned with the random placement of windows, and what that does to the surrounding urban landscape. It is a break from traditional window treatment, and to me feels forced and “trendy”…..I urge the applicant to evaluate the longevity of such choices in a vibrant downtown area that is historic in its use of materials, and urban fronts. Over all, I don’t mind the massing, although I forsee it causing a cold courtyard area, that ultimately might not be as inviting as intended. The height does not bother me, and I appreciate the use of vertical space, in an environment that possess limited horizontal space. I appreciate the attempt to do something different in the downtown area, but ultimately I think this proposal is not as sensitive as it should be, considering its prominent location. I don’t know if this can be entered into public comment, or as part of the DRB’s minutes, but these are my thoughts on the project. I agree with the staff report on all the design considerations, and if 756 those are part of the conditions for approval, and the applicant can show us how they have been addressed, then I would approve with those conditions. Sorry I can’t make it. This is an important project, and I hope my comment can be heard, even though I am not there. See you next time! Charley. C h a r l e y F r a n k l i n AIA Architect | charleyf@architects-sma.com 508 N. Broadway, Suite A 2625 Winne Avenue, Suite 1 Bozeman, MT 59715 Helena, MT 59601 Phone: 406.219.2216 Fax: 406.219.2217 Phone: 406.442.4933 | Fax: 406-442-4936 www.architects-sma.com From: Alicia Kennedy [mailto:AKennedy@BOZEMAN.NET] Sent: Friday, January 22, 2016 3:11 PM To: Agenda <agenda@BOZEMAN.NET>; Bill Rea <billrea3@gmail.com>; Charley Franklin <CharleyF@architects-sma.com>; Chris Kukulski <CKukulski@BOZEMAN.NET>; Chris Mehl <CMehl@BOZEMAN.NET>; Cyndy Andrus <CAndrus@BOZEMAN.NET>; Lessa Racow <Lessa@incontour.com>; Mark Hufstetler <pitamakan@mac.com>; Mel Howe <melvin.howe@gmail.com>; Walter Banziger <wbanziger@montana.edu>; Wendy Thomas <WThomas@BOZEMAN.NET> Cc: Allyson Brekke <abrekke@bozeman.net> Subject: Board Meeting Materials DRB Members, Please click on the link below to access the materials for next week’s meeting: ftp://ftp.bozeman.net/Planning/Design_Review_Board/ Thank You for your patience, Alicia A Kennedy | Community Development City of Bozeman | 20 East Olive St. | P.O. Box 1230 | Bozeman, MT 59771 P: 406.582.2261 | E: akennedy@bozeman.net | W: www.bozeman.net City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. 757 II, Sect. 9) and may be considered a “public record” pursuant to Title 2, Chpt. 6, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention policies. Emails that contain confidential information such as information related to individual privacy may be protected from disclosure under law. 758 From:Wendy Thomas To:Tom Rogers Subject:Fwd: Lark Hotel Addittion Date:Friday, March 04, 2016 12:39:58 PM Sent from my iPhone Begin forwarded message: From: Chris Mehl <CMehl@BOZEMAN.NET>Date: March 4, 2016 at 12:15:11 PM MSTTo: Stacy Ulmen <sulmen@BOZEMAN.NET>, Wendy Thomas<WThomas@BOZEMAN.NET>Subject: FW: Lark Hotel Addittion fyi, looks like commission received but for project files, etc Chris MehlBozeman City Commissioncmehl@bozeman.net406.581.4992________________________________________From: Nolan Campbell [nolan@purewestproperties.com]Sent: Friday, March 04, 2016 12:11 PMTo: Carson Taylor; Cyndy Andrus; Chris Mehl; I-Ho Pomeroy; Jeff KraussCc: Erik Nelson; Brian CaldwellSubject: Lark Hotel Addittion Revised RE: Lark 2.0, Bozeman, MT Project File No. 15-583 Dear Mayor Taylor and Commission Members, Today I am writing this letter in support of ThinkTank Architects designproposal for the addition to The Lark (2.0) at 122 W. Main Street. In myopinion this is a project of tremendous local, regional, and nationalimportance in shaping the future of this great community. As a long timemember of this community I am proud that we currently have thisopportunity to be greatly inspired by the creativity and talents of ourown local residents. Residents that are tremendously invested in future ofBozeman. Also I must say that I am greatly inspired and delighted by TheLark's ownership's incredible willingness to invest tremendous resourcesand capital into our local community. This is not just simply anotherproposal to build the all to commonly homogenized, low budgetcommercial building. How often are these proposals just minimallyconforming to, or even worse sneaking by with the established 759 benchmark levels of design established by our our existing codes to date. This project already has proven to be an incredible asset and resource tothis community in it's current existence. This has been furtherexemplified in very tangible terms as to the benefit to our local tourismdriven economy. It has also established a regional and nationalrecognition by the greater architectural community that is currently takingnote of Bozeman. Some of the other examples of recent buildings justattempt to mock the historic context of this incredible downtown, andhave in my opinion greatly missed the mark due to our review processes.It is unsure to all of us as a community exactly how that will be lookedupon in the future, as budgets continue to supersede design, and thedesign code continues to trump logic. As we evolve in The City ofBozeman I greatly look forward to the day we can all enjoy thesebuildings and take the time to talk to our younger generations about theincredible decision that you all as the leaders of our community made onMarch 7th 2016. It is rather unfortunately that it is a rare exception for our community tosee our commission tasked with making a decision of this importance andmagnitude for the benefit of true community development. As acommunity we are both fortunate and intelligent enough to have alreadyvoted in the right leadership that can rise to the occasion for the absolutebenefit of this community on our behalf. Not only do I hope that youapprove this project, I hope that this project inspires our leadership andgreater community to develop ways in which this type of proposalbecomes the norm in our society and community, and not the rareexception. Nolan S. Campbell218 E Olive, Bozeman MTc. (406)-209-2386 www.BozeHome.com<http://www.Bozehome.com> 760 From:Tony Demetriades To:Tom Rogers Subject:Fwd: Code rewrite Date:Thursday, November 19, 2015 10:21:01 AM From: "Tony Demetriades" <tonydeme@q.com>To: edietrich@dailychronicle.comSent: Wednesday, November 18, 2015 8:19:41 PMSubject: Code rewrite Some ideas about items t include in a new building code for Bozeman ________________________________________________________ 1. LIMIT "HIGH RISE" DEVELOPMENT People come and remain in Bozeman for our many amenities, one of which is scenery. It isoften heard that many of us have fled (and are still fleeing) the "concrete canyons" of large cities where the height of building is grossly liberal or not controlled at all. The Bozemanviewshed of our surrounding mountains is a valuable cultural and economic resource which would be blocked and destroyed if the code was to allow or encourage unrestricted buildingheight in all parts of the city. Limit city-wide building height to the existing, historically allowed one for the downtownarea. 2. ENCOURAGE HIGH-DENSITY OCCUPANCY OF COMMERCIAL BUILDINGS In the American west we have been improvident and wasteful in the use of land, of courseprincipally because we have so much of it. Land is not made any more!Almost all of our commercial construction, especially in the fringes of town and its outlying areas, consists ofsingle-story buildings. Adding a second or third story may be initially more expensive but it also increases the value of the structure, is in the long run a money-maker for the businessand most important, it conserves land. New commercial construction should be designed (e.g. stressed) appropriately to allow forproviding a second- or third-story addition to the building. In general discourage theconstruction of single-story buildings. 3. MAKE ENERGY-SAVING FEATURES MANDATORY IN ALL NEW COSTRUCTION Saving energy should by now be a standard procedure for all city planning. For example an 100% efficient solar cell could provide as much as 10 watts/sq.ft. under ideal conditions, buteven the average house roof could be almost enough the get the people off the grid. Helicoptering over Bozeman shows a sea of roofs which sit idle--when they could be madeup of solar cells and saving people money. There are other possibilities such as ground-effect heat pumps etc. The code should put renewable energy features for new construction on thesame footing as, for example, septic systems, building setbacks, electrical and gas safety 761 measures etc. Require all new residential and commercial construction to install renewable-energyhardware amounting to a minimum percentage (e.g. 5% to 10%) of the construction cost. 4. REQUIRE MULTI-LEVEL PARKING STRUCTURES FOR LARGE RESIDENTIAL AND COMMERCIAL PROJECTS The automobile is slowly taking over our countryside. More land area is devoted to parkingthan to shopping at Walmart, the Gallatin county Mall, and many other commercial venues. Two- and three-story parking structures ("garages") would stop this misuse of valuable realestate and relieve what is becoming a major headache for shoppers and workers. Require new businesses with large customer-parking requirements to provide multi-levelparking structures. Sincerely, Anthony Demetriades 147 Hitching Post RoadBozeman, MT 59715 587-2916tonydeme@q.com 762 From:Stacy Ulmen on behalf of Agenda To:Carson Taylor; Chris Kukulski; Chris Mehl; Chuck Winn; Cyndy Andrus; Greg Sullivan; I-Ho Pomeroy; JeffKrauss Cc:Tom Rogers; Wendy Thomas Subject:FW: Schnotzler Public Comment Date:Monday, March 07, 2016 3:53:50 PM From: gschontzler17@gmail.com [mailto:gschontzler17@gmail.com] Sent: Monday, March 07, 2016 1:55 PM To: Agenda <agenda@BOZEMAN.NET> Subject: Public Comment CommissionerGroupID: 125 First Name: Gail Last Name: Schontzler Email: gschontzler17@gmail.com Phone Number: (406) 570-0984 Message: Please don't allow the Lark's expansion to go 5 stories high! It's far too tall -- taller than any downtown buildings but the Baxter & Bozeman hotels. And it won't be brick butsome kind of ugly siding. I fear it will be an eyesore. Please knock it down to 3 stories! Don't jeopardize the character of downtown. Thanks, Gail Form inserted: 3/7/2016 1:53:33 PM Form updated: 3/7/2016 1:53:33 PM 763 From:Chris Mehl To:Stacy Ulmen Cc:Tom Rogers Subject:FW: Vote Down The Lark Expansion Date:Tuesday, March 08, 2016 9:35:23 AM fyi, public comment Chris MehlBozeman City Commissioncmehl@bozeman.net406.581.4992________________________________________From: Scott Haugan [shaugan@tyghcap.com]Sent: Monday, March 07, 2016 11:24 PMTo: Carson Taylor; Cyndy Andrus; Chris Mehl; I-Ho Pomeroy; Jeff KraussSubject: Vote Down The Lark Expansion Dear Bozeman City Commission, We are writing to strongly oppose the architectural plans for the new Lark Hotel expansion downtown. Bozeman’s historic downtown is a key aspect that makes our town unique. Don’t let that character beeroded by real estate developers and architects trying to bootstrap an old Motel 6. They have beensuccessful turning that defunct property into something useful, but these expansion plans will put a verydistasteful mark on an otherwise beautiful downtown. Let the US Bank building serve as a stark reminder of “modern architecture” within Bozeman’sdowntown landscape. Be smarter than your predecessors that approved that prime piece of work! Shelby and I are both native Montanans, born in Billings, MT and educated at Montana State University. Thanks, Scott Scott W. Haugan, CFATygh Capital Management Shelby L. Haugan, MDBozeman OB/GYN - Billings Clinic 48 E Fieldview CircleBozeman, MT 59715406-451-1401 764