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HomeMy WebLinkAbout2020 12 09 Gibson Guitar Site Plan Review Comment ResponsesSPR comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u MEMORANDUM ---------------------------------------------------------------------------------------------------------- FROM: DANIELLE GARBER, ASSOCIATE PLANNER DEVELOPMENT REVIEW COMMITTEE RE: GIBSON GUITAR SITE PLAN, APPLICATION 20302 DATE: NOVEMBER 23, 2020 REVISED DECEMBER 2, 2020 ---------------------------------------------------------------------------------------------------------- Project Description: An approximately 38,000 square foot manufacturing addition to the Gibson Guitar factory and office facility located on Orville Way. The development on three lots totaling 7 acres will also include site improvements including 136 new parking spaces, landscaping and pedestrian facilities. Project Location: Property is addressed as 1894 Orville Way, and is legally described as: • Gardner Simmental Plaza, S35, T01 S, R05 E, Lot 2, Acres 2.167, Tract 4 In E2 • Gardner Simmental Plaza, S35, T01 S, R05 E, Lot 1, Acres 2.422, In E2, Tract 4 Plus Abandoned Pt Of Orville Way Less Hwy Right Of Way • Gardner Simmental Plaza, S35, T01 S, R05 E, Lot 3, Acres 2.422, Tract 4 Plus Abandoned Pt Of Orville Way Recommendation: Staff has found that the application does not comply with the requirements of Chapter 38 of the Bozeman Municipal Code (BMC) and is deeming the application inadequate for further review. Per Planning Division COVID-19 SOP for development review authorized by the City Manager’s Executive Order ED-09, ADR staff will be the design review advisory body to the Director of Community Development for projects that meet DRB thresholds per Bozeman Municipal Code (BMC) 2.05.3010 until such time that the DRB may be able to meet again. This project meets the DRB review thresholds in Section 38.230.040 BMC, staff will schedule an ADR review of the proposed design and details will be provided when the date is known. Section 2 – Conditions of Approval Please note that these conditions are in addition to any required code provisions identified in this report. The following conditions are specific to the development: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. A lot aggregation or boundary realignment subdivision exemption application approval, and the recordation at the Gallatin County Clerk and SPR comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u Recorder for the amended plat is required prior to final site plan approval. Updated 12/2/20 3. All grass seed must be financially guaranteed for a minimum period of 2 years prior to occupancy. 4. Provide a copy of the recorded SID waiver prior to Site Plan approval. If not already filed for the subject site, the applicant must provide and file with the County Clerk and Recorder’s office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to Simmental Way and North 19th Avenue including paving, curb/gutter, sidewalk, and storm drainage. b. Intersection Improvements to North 19th Avenue and Cattail Street/Deadman’s Gulch and Simmental Way and Baxter Lane. See attached SID waiver to be signed and notarized by the applicant. Section 3 – Required Code Corrections PLANNING COMMENTS: 1. Form and Intensity Standards – BMC 38.220.050 – M-1 zoning requires a 3-foot rear or side setback. The current building design crosses the property line between Lots 1 and 2, Tract 4 and does not meet the setback standard. A condition of approval has been added requiring aggregation or boundary realignment prior to final site plan approval. An alternative to revising the lot lines would be to move the proposed building and loading dock 3- feet to the east, and the proposed trach enclosure 3-feet to the west. If the fence surrounding the service area on the north end of the lot is taller than 6-feet, it will also need to be moved to the east 3-feet. Updated 12/2/20 a. See (N) Architectural Site Plan. Loading dock has been moved to the east outside of the 3’ setback and the dumpster enclosure has been moved to the west beyond the 3’ setback. Service area fence has been kept at 6’ maximum; see Enlarged Site Details. 2. Grading and Drainage – BMC 38.410.080.H - Stormwater retention/detention facilities in landscaped areas must be designed as landscape amenities. They must be an organic feature with a natural, curvilinear shape. The facilities must have 75 percent of surface area covered with live vegetation appropriate for the depth and design of the retention/detention facility, and be lined with native grasses, indigenous plants, wet root tolerant plant types and groupings of boulders to create a functional, yet natural site feature. A cross section and landscape detail of each facility must be submitted with the final landscape plan for review and approval. Facilities with a slope up to and including ten percent grade may be grassed and irrigated to blend into the adjacent landscaped area. Update the landscaping plans, and provide a landscape plan cross section of all stormwater ponds demonstrating compliance with this section. a. Concur. See Landscape and Civil Site Plans 3. Other Block Frontage Standards – BMC 38.510.030.G. SPR comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u a. Building Placement – Staff supports the departure to place the building 8-feet closer to the property line and provide a 12-foot setback. The planting plan to mitigate blank walls, and covered entries provide an effective transition between the structure and the sidewalk. However, please provide further detail on the landscaping plan showing which plantings are being used to mitigate blank walls. Additionally, the elevations show planters along the south elevation between the sidewalk and the building and staff does not see those planters on the landscaping plan. • Concur. See Landscape and (N) Architectural Site Plan for planting locations as well as Exterior Elevations for planting locations and locations of blank wall mitigation. Raised planters have been removed in place of larger and more effective planting for better blank wall coverage. b. Building Entrances – Meeting • Concur. c. Façade Transparency – Provide detail for each window/door glazing system used to meet façade transparency. Window area that is glazed over or covered in any manner that obscures visibility into the storefront space must not count as transparent window area. Wall panels do not count towards façade transparency. Departures are available, the departure criteria state “Façade transparency. The design treatment of a façade and/or landscape element provides visual interest to the pedestrian and mitigates impacts of any blank wall area.” • Concur. See Exterior Elevations for glazing calculations as well as added Door and Window Type Sheets for locations and detail. d. Weather Protection – Meeting • Concur. e. Parking Location – A 10-foot wide buffer of landscaping is required to screen parking and circulation areas. The trees along the west side of the west two lots do not meet this requirement, also see landscaping comments below. Feather reed grass along the north side of the south parking area does not meet that requirement where fronting on the street. Ensure that landscaping buffer along new east customer parking areas is meeting the 10-foot requirement. • Planting beds have been added in each location as well as enhanced utilization of trees to address screening comments. See (N) Architectural Site Plan as well as Landscaping Plan. SPR comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u f. Landscaping – Meeting • Concur. 4. Other Block Frontage Standards – BMC 38.510.030.H - Planting areas between the sidewalk and the building, outdoor storage, or parking areas must be at least 20 feet in depth and are encouraged to meet the landscaping standards of division 38.550. Departure: Reductions in the landscaping frontage may be considered for low volume and low visibility streets entirely within the industrial zone. Land uses with a higher density of employees warrant standard landscaping and pedestrian access provisions. A departure has been requested and is supporting along the south elevation of the addition along Orville Way. a. Departure is being utilized while utilizing prominent planting to address the transition from public to private as well as mitigate comments regarding blank wall treatment. See Enlarged Site Plans, (N) Architectural Site Plan, and Landscape Plans. 5. Site Design – Section 38.520.040.C.4 - Pedestrian paths through parking lots. Developments must provide specially marked or paved sidewalks through parking areas. At least one walkway must be provided every four rows of parking or at a maximum spacing of 200 feet. The pathways must provide a safe connection to the building entrance and meet the pathway design standards set forth in subsection D. The proposed parking area exceeds 200- feet in length and width and a walkway through the parking area must be provided. a. Path has been provided in updated parking lot. See (N) Architectural Site Plan and Civil Site Plan. 6. Site Design – BMC 38.520.070.C – Provide elevation and material details for the proposed solid waste enclosure. Provide details that the new mechanical/service equipment within the service/utility yard will be screened by landscaping/fencing and will not be viewable from the public right of way. a. See Landscape Plan and (N) Architectural Site Plan for screening and Enlarged Site Details and Material Board for Fence Details. 7. Site Design – BMC 38.520.070.E – Provide screening wall materials details and heights for rooftop mechanical equipment screens. a. Screening is existing metal not to be included in the project. See Exterior Elevations for heights. 8. Building Design – BMC 38.530.0470: a. Massing and articulation – The applicant has indicated that articulation along the south façade of the building addition will be provided through change in building material or siding style. This method will be reviewed by the Administrative Design Review Staff (ADR) in lieu of the Design Review Board (DRB) meeting due to COVID. b. Maximum façade width. The applicant has indicated that the massing is mitigated by the use of change in building materials that effectively contrasts from the rest of the façade and modulates by an average of 8,” this method will be reviewed by the Administrative Design Review Staff (ADR) in lieu of the Design Review Board (DRB) meeting due to COVID. c. Building materials. Provide details for metal siding showing that it meets the requirements of this section. Key the material board to the elevation numbering system. • See Material Board for key and product data. d. Blank walls. Blank walls are present on the south and east elevations. • See Exterior Elevations for type and location of Blank Wall treatment. 9. Parking – BMC 38.540.050 – Revise the parking calculation to follow the floor area determination in Section 38.540.010, where only 85% of gross floor area is utilized for the parking calculation. By that calculation, staff shows a required minimum number of spaces of 112 including ADA, and a SPR comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u maximum number of spaces of 140. No bicycle parking or landscaping reductions are required, remove those reductions from the calculation. a. See Project Information and Building Data for revised calculations. 10. Landscaping – Section 38.550.050.C.2.a(2-4) - (2) All parking lots located between a principal structure and a public street, must be screened from the public street, this applies to the west frontage along 19th Ave., where applicable along Orville Way, and along Simmental Way; (3) The screening required under this subsection must be continuous and not less than four feet in width unless a different width is specified in 38.510.030; and(4) Screening must be maintained at a height of four to six feet except as otherwise restricted by fence and hedge height limits within required front setbacks and street vision triangles. • Planting beds have been added in each location as well as enhanced utilization of trees to address screening comments. See (N) Architectural Site Plan as well as Landscaping Plan. 11. Landscaping – Section 38.550.050.C.2.e(1-2) - (1) The interior parking lot landscaping must be designed to facilitate, control and denote proper vehicular circulation patterns; (2) Internal parking lot landscaping provided must be proportionately dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 100 feet, with landscaped areas provided in an appropriate scale to the size of the parking lot. Provide parking lot landscaping at the southwest corner of the employee parking area to define the end of the aisle and denote proper vehicle circulation. a. See Landscape Plans and (N) Architectural Site Plan Advisory Comments: 1. Fences, Walls, and Hedges – BMC 38.350.060 – Fences in excess of six feet in height require a building permit before installation may commence. Include new fencing in the building permit submittal. • Fences are to be a maximum of 6’ where they approach setbacks or property lines. Fences will be included in building permit application. ADA parking signs must include language on fines. • See Civil Details. ENGINEERING COMMENTS, Cody Flammond, cflammond@bozeman.net: 1. See Attached Memo dated November 20. NORTHWESTERN ENERGY COMMENTS, Tom Stewart, District Engineer, thomas.stewart@northwestern.com, 406-582-0573: 1. Continue coordinating utility adjustments with NWE Engineer Kory Graham, kory.graham@northwestern.com. Future Impact Fees - Please note that future building permit applications will require parking or at a maximum spacing of 200 feet. The pathways must provide a safe connection to the building entrance and meet the pathway design standards set forth in subsection D. The proposed parking area exceeds 200- feet in length and width and a walkway through the parking area must be provided. a. Path has been provided in updated parking lot. See (N) Architectural Site Plan and Civil Site Plan. 6. Site Design – BMC 38.520.070.C – Provide elevation and material details for the proposed solid waste enclosure. Provide details that the new mechanical/service equipment within the service/utility yard will be screened by landscaping/fencing and will not be viewable from the public right of way. a. See Landscape Plan and (N) Architectural Site Plan for screening and Enlarged Site Details and Material Board for Fence Details. 7. Site Design – BMC 38.520.070.E – Provide screening wall materials details and heights for rooftop mechanical equipment screens. a. Screening is existing metal not to be included in the project. See Exterior Elevations for heights. 8. Building Design – BMC 38.530.0470: a. Massing and articulation – The applicant has indicated that articulation along the south façade of the building addition will be provided through change in building material or siding style. This method will be reviewed by the Administrative Design Review Staff (ADR) in lieu of the Design Review Board (DRB) meeting due to COVID. b. Maximum façade width. The applicant has indicated that the massing is mitigated by the use of change in building materials that effectively contrasts from the rest of the façade and modulates by an average of 8,” this method will be reviewed by the Administrative Design Review Staff (ADR) in lieu of the Design Review Board (DRB) meeting due to COVID. c. Building materials. Provide details for metal siding showing that it meets the requirements of this section. Key the material board to the elevation numbering system. • See Material Board for key and product data. d. Blank walls. Blank walls are present on the south and east elevations. • See Exterior Elevations for type and location of Blank Wall treatment. 9. Parking – BMC 38.540.050 – Revise the parking calculation to follow the floor area determination in Section 38.540.010, where only 85% of gross floor area is utilized for the parking calculation. By that calculation, staff shows a required minimum number of spaces of 112 including ADA, and a SPR comments| SPR submittal GIBSON GUITAR DESIGN BUILD | 1894 ORVILLE WAY GIBSON GUITTAR 377u payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit www.bozeman.net. Note: With this memo, Staff has found the application to be inadequate for continued review. During review of subsequent revisions, additional conditions of approval may be recommended based on comments and P.O. Box 1230 Bozeman, MT 59771-1230 BOZ E MAN N T Planning recommendations provided by other applicable review agencies involved with the review of the project. 20 East Olive Street % 406-582-2260 406—582—2 263 TD D : 4 0 6 - S 82 - 2 3 01 TH E MOST LIVA BLE PLAC E . www.bozem an.net feet in width unless a different width is specified in 38.510.030; and(4) Screening must be maintained at a height of four to six feet except as otherwise restricted by fence and hedge height limits within required front setbacks and street vision triangles. • Planting beds have been added in each location as well as enhanced utilization of trees to address screening comments. See (N) Architectural Site Plan as well as Landscaping Plan. 11. Landscaping – Section 38.550.050.C.2.e(1-2) - (1) The interior parking lot landscaping must be designed to facilitate, control and denote proper vehicular circulation patterns; (2) Internal parking lot landscaping provided must be proportionately dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 100 feet, with landscaped areas provided in an appropriate scale to the size of the parking lot. Provide parking lot landscaping at the southwest corner of the employee parking area to define the end of the aisle and denote proper vehicle circulation. a. See Landscape Plans and (N) Architectural Site Plan Advisory Comments: 1. Fences, Walls, and Hedges – BMC 38.350.060 – Fences in excess of six feet in height require a building permit before installation may commence. Include new fencing in the building permit submittal. • Fences are to be a maximum of 6’ where they approach setbacks or property lines. Fences will be included in building permit application. ADA parking signs must include language on fines. • See Civil Details. ENGINEERING COMMENTS, Cody Flammond, cflammond@bozeman.net: 1. See Attached Memo dated November 20. NORTHWESTERN ENERGY COMMENTS, Tom Stewart, District Engineer, thomas.stewart@northwestern.com, 406-582-0573: 1. Continue coordinating utility adjustments with NWE Engineer Kory Graham, kory.graham@northwestern.com. Future Impact Fees - Please note that future building permit applications will require