HomeMy WebLinkAbout20166 Armory Hotel Screening Final Memo and Approval - Signed '�
Planning
July 2, 2020
Owner/Applicant:
The Etha Hotel, LLC,
PO Box 1795
Bozeman, MT 59771
Representative:
Laura Dornberger,AIA
Venue Architects LLP
13 South Wilson,STE 2
Bozeman, MT 59715
RE: THE ARMORY HOTEL MECHANICAL SCREENING MODIFICATION,Application 20166
Dear Applicants,
The Bozeman Department of Community Development is pleased to award approval of your modification
application for the project referenced above.The application requests approval for minor modifications to:
- Rooftop mechanical screening and treatment on the Armory Hotel
Staff reviewed your application materials to determine whether the proposal substantially complies with the
approved site plan located at 24 W. Mendenhall Street and the requirements of the Unified Development Code.
Following review, Staff forwarded a recommendation to the Community Development Director who is
responsible for the final decision. Pursuant to section 38.230.150, BMC, amendments to approved plans must
be reviewed and may be approved by the community development director upon determining that the amended
plan is in substantial compliance with the originally approved plan. As set forth in the findings attached to this
letter, I find Application 20166 substantially complies with the approved site plan and condition of approval#1
for Phase 1 of the Armory Hotel Modification to Approved Plan,Application 19410.
Please be aware that as the applicant you must comply with all provisions of Chapter 38 of the Bozeman
Municipal Code that are applicable to this project, including but not limited to the following:
Code Provisions
Per Section 38. 00.080&38.200.110,the proposed project shall be completed as approved and as set
forth in this application.Any modifications from the submitted and approved application materials shall
invalidate the project's approval, unless the applicant submits the proposed modifications for review
and approval by the Department of Community Development prior to undertaking said modifications.
The only exception to this law is repair.
You have the right to appeal this decision of the Community Development Director pursuant to the provisions
of the Bozeman Municipal Code. Please note that this decision is subject to appeal by other aggrieved parties as
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defined by Sec. 38.700.020 of the Bozeman Municipal Code. Such appeals must be filed pursuant to the
provisions of Sec. 38.250.030 of the Bozeman Municipal Code. An appeal must be filed within 10 working days
following the date of this decision. If a valid appeal is filed, no further action on the project may proceed until a
decision on the appeal is made by the City Commission, and the Community Development Department and
Building Division will not be able to approve any building permits or to perform any inspections related to this
application.
If you have any more questions, or if the Community Development Department can be of further assistance,
please do not hesitate tm contact mneat4Q6-G82-226U.
Sincerely,
Martin KAatsen, Director
Department of Community Development
For office use only
DATE UF FINAL DECISION
DIRECTOR'S SIGNATURE
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TO: MARTY MATSEN, DIRECTOR OF COMMUNITY DEVELOPMENT
FROM: BRIAN €TRUE ER, DEVELOPMENT REVIEW MANAGER
ER
RE: THE ARMORY HOTEL MECHANICAL SCREENING MODIFICATION,APPLICATION 20166 °
ELATE: JU E 23,2020(Director's Responses Doted July 2nd 020 in Reel and lirlics)
E wner/Ap €icant:The Etha Hotel, LLC, PO Box 1795, Bozeman, MT 59771
Representative:Venue Architects, 13 South Willson Avenue, Suite 02, Bozeman, MT 59715
Project Location: 24 Test Mendenhall Street, Bozeman, MT 59715
Project Description: A modification to approved plan application for the rooftop mechanical
screening and treatment on the Armory Motel.
Staff has reviewed the application materials for this project. Per the conditions of approval of the
Armory hotel Modification, Application 19410, the property owner was required to submit a
subsequent application for a proposal to screen mechanical equipment on the Armory Hotel.The
condition of approval related to this application states: 1.Applicant must submit a new plan to
screen the rooftop mechanical equipment located on the second and third floor rooftop of the
Armory to comply with requirements of section 38.21.050.F BMC(2013). Specifically, applicant's
new plan must provide full screening of the sides of the rooftop mechanical equipment and a
proposal to address the visual impacts of the top of the equipment to shield it from view of
adjacent properties and the public way. The applicant's plan will be subject to a 15 day public
comment period, after which the Director of the Community Development Division must issue a
decision on the proposed plan to screen the second and third floor rooftop mechanical
equipment."
Findings:
1. The proposed cementitious screening material is solid and opaque. The screening
material texture and color is consistent with the color and material palette of the hotel.
The proposed screening includes black steel bolts and washers to affix the cementitious
panels to the screen structure in a pattern that adds visual interest and is compatible with
the metal entrance awnings and other steel structure on the hotel.
Directors Determination: Concur.
2. The screening must comply with the requirements of Bozeman Municipal Code (BMC)
38.21.050.F (2013). The proposed screening does not screen the mechanical equipment
from view.While the majority of the mechanical equipment is screened from a direct view
from the side, the mechanical screening does not provide continuous coverage of the
equipment. A large gap is present between the screen and the roof through which the
equipment can been seen. This can be seen on sheets A2.1, A2.2, A2.4 and the Armory
Rendering.The mechanical equipment can be seen from the side view and from the street
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level(public way)view below,The proposed mechanical equipment screen does not meet
the code prevision to screen the mechanical equipment from view.
ireator'.sDetermination: Section 38.21.0.50.E requires "rooftop mechanical equipment
should be screened. Screening should be incorporated into the roof forma when passible."
Because the property is located within the Neighborhood Conservation Overlay District
(NCOl3), the provisions of section 38.16 of the 203 Bozeman Municipal Code also apply. The
applicable standard from the NCOD cede states, "When considering the appropriateness and
compatibility of proposed alterations with original design features and with neighboring
structures and properties, focus shall be given to the concealment of non-period
appurtenances,such as mechanical equipment,"See Section.38.16.060.B.8, BMC(.2013).
In addition, my Site Plan condition of approval for Phase 1 of the Armory Hotel Modification,
Application 19410 states: "1. Applicant must submit a new plans to screen the rooftop
mechanical equipment located on the second and third floor rooftop of the Armory to comply
with requirements of section 38.21.050.F B C(2013). Specifically, applicant's new plan must
provide full screening of the sides of the rooftop mechanical equipment and a tproposal to
address the visual impacts oL the to of the eauiprrsent to shield it from view of adjacent
properties and the public way.,,
Neither sect-ion 38.31,050.F nor 38.16.061.B.8 requires the screening to be continuous. At the
owners risk and without approval, the screening has been installed and is readily visible for
inspection. I have driven and walked the site numerous tunes and viewed the installed
condition from multiple angles and vantage prints. I find that the screening as installed does
meet the applicable code requirements. l further find the screening as installed meets tine
Phase 1 conditional of approval, as it provides full screening of the sides of the rooftop
mechanical equipment frown the public way and neighboring properties.
3. The condition of approval requires that the screening"shield it from view of adjacent
properties and the public way."This condition requires that the mechanical equipment
be shielded from the public way(street level).The proposed screening treatment of the
mechanical equipment from the view of the public way is analyzed above.The
mechanical equipment is not shielded from view of the public way as the screening is
not continuous.A large gap is present between the screen and the roof through which
the equipment can been seen.The mechanical equipment can be seen from the street
level (public way)view below.The proposed screening does not meet the condition of
approval.
Director's Determination. See determination 2, above.
4. The proposed screening treatment of the mechanical equipment from the view of
adjacent properties is to wrap some of the mechanical units with vinyl graphics. While
the vinyl graphics provide a different appearance to the mechanical equipment, they do
not shield the mechanical equipment from view.The mechanical equipment can be seen
and is not shielded from adjacent properties from a side view perspective due to a large
gap that is present between the mechanical screen and the rooftop. The mechanical
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equipment can be seen and is not shielded from the view of adjacent properties from the
perspective above the mechanical screening which terminates above the top level of the
mechanical rooftop units. The vinyl wraps proposed do not shield the view of the
mechanical units from the view of adjacent properties that have a view of the units from
above the top level of the mechanical screening. The proposed screening and vinyl
treatments do not meet the condition of approval.
Director's Determination: As noted above in determination #2, any Site Plan condition of
approval states: 1. Applicant must submit a new plan to screen the rooftop mechanical
equipment located on the second and third floor rooftop of the Arnnory to comply with
requirements of section 38.21.050.F BMC (2013). Specifically, applicant's new plot) must
provide full screening of the sides of the rooftop mechanical equipment and a proposal to
address the visual impacts of the top of the eaulament to shield it from view of adjacent
properties and the public way. The units are fully screened froth the public way as required by
code as stated in determination #2, above. Bozeman Municipal Code (BMQ 38.21.050.F
(2013) does not require full screening of mechanical equipment from the view of adjacent
properties.
My condition of approval specifically states that the applicant shall address the visual impacts
of the top of the equipment. The proposed plan attempts to minimize the visual impacts of the
mechanical units by covering the tops of the units with artistic vinyl 'wraps'. If maintained
properly this solution will, cis much as practicable, address the visual impacts of the top of the
equipment as required by my condition. As installed, /find this treatment of the top of the
rooftop mechanical equipment meets the applicable code requirements and adequately
addresses the conditional of approval.
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