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HomeMy WebLinkAbout002 Big406 MOB Site Plan Narrative & CONR Response 22072 BIG 406 MEDICAL OFFICE BUILDNG CITY OF BOZEMAN – SITE PLAN SUBMITTAL NARRATIVE PLNAPP-384 Feb 18, 2022 City of Bozeman Attn: Planning Department 3295 Baxter Lane Bozeman MT 59715 Big 406 LLC is proposing a new, 3-story, medical office building shell consisting of 25,000 SF located on the southwest corner of Galloway St. and Davis Lane. The intent of the design is to accommodate a variety of medical offices that will serve our community by providing access to healthcare in a safe and welcoming environment. Each floor provides 4 units - as medical practitioners begin to occupy the shell, each tenant improvement (TI) will be addressed as a separate design and submittal to properly accommodate their needs, as well as uphold the expectations of our community design principles. The site rests within B-2 zoning and is currently an open field. The properties to the north, south, and west are zoned B-2 for commercial use as well. The adjacent property to the east, across Davis Lane, is outside of the city limits. All parking has been included on site, and we have utilized underground retention tanks to store all storm water on site. Our timeline is projecting to begin construction in summer of 2022. Allowable signage calculations are included on elevations as preparation for size and positioning compliance. Upon further development of Phase I, we will submit a formal request for a sign permit prior to placement. Our project includes preparation for a future building addition to the east of the proposed building footprint. We have specified the proposed 3-story - 25,000 SF design as “Phase I”, and the future addition as “Phase II”. Upon readiness to move forward with the future scope of work, our team will develop Phase II in detail and undergo an additional Site Plan Submittal. Thank you for your time and consideration of our project. Below, we have included our response to the Concept Review Comments previously provided. We hope you find our proposal suitable. Responses to CONCEPT REVIEW COMMENTS as follows… Planning Division, Lynn Hyde, lhyde@bozeman.net, 406.582.2260 Applicant Questions/Comments 1. Process and Submittal Requirements – The conceptual site plan shows two phases. You have indicated the preliminary phase is anticipated to begin April 2022 and while the subsequent phasing is unknown, may be April 2025. There are a few ways the applicant could approach the two phases. • The Site Plan can provide project entitlement for a maximum of two years. Should you choose this route, you would need to receive the Site Plan entitlement for the entire site (both phases) and proceed to construct at least fifty percent of the required Site Plan infrastructure to consider the site plan ‘vested’ or committed to the approved Site Plan. This would include planning for the entire buildout, including but not limited to: submitting final building elevations for Phase II, submitting a transportation impact study for the full buildout, etc. • If you do not receive entitlement for the entire Site Plan and chose to do future phasing, a modification would be required. If the modification was proposing greater than 20% improvements per Sec. 38.230.160 Reuse, change in use or further development of sites developed prior to the adoption date of the ordinance from which this chapter is derived (which it appears it would be), a new site plan would be required at that time. • The Master Site Plan can provide project entitlement for a longer period of time. The other option is a Master Site Plan approval whose entitlement period is longer. a. Any requested departures must be submitted with the applicable review fees for each departure. b. Provide a phasing and construction management plan that will facilitate final occupancy of buildings, open space, parking, and other amenities for each phase. This includes how the areas proposed for Phasing II are going to be treated in the interim which includes grading flat, seeding with pasture/native seed. c. A color exterior material palette keyed to the building elevations, including windows demonstrating transparency (also see block frontage and building materials below). RESPONSE: The proposed scope of work includes 25,000 SF for Phase I. Moving forward with Phase II will undergo a new Site Plan Review specified to meet the requirements of the pertaining ordinance at that time. 2. Site Plan Comments a. In order to satisfy the Block widths maximums in 38.410.040 –Blocks a pedestrian pathway going north south was required with the original subdivision. This corridor is shown on the western side of the property. Future submittals will need to show a pathway in the easements connecting Galloway to Equestrian Lane. This pathway must be maintained by adjacent property owner or the property owner’s association (38.410.040.D.2). Refer to 38.520.040.D for pathway design. RESPONSE: We have included a pedestrian pathway along the western side of the property. 3. 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 an including ten percent grade may be grassed and irrigated to blend into the adjacent landscaped area. The stormwater swales will need to meet these standards. This includes the existing facility on the southeast corner of the lot that is in common ownership. RESPONSE: Stormwater facilities and associated vegetation in the landscaped areas have been intentionally designed to meet BMC 38.410.080. Details and cross-sections have been included. 4. Block Frontage Standards – BMC 38.510. This project includes three frontages, Galloway Street, Davis Lane, and Equestrian Lane, all of which are designated with a mixed block frontage standard. On future submittals, please mark on your plans what your block frontage is for each street and provide language of how you are meeting the block frontage requirements. It appears you are proposing ‘landscape’ block frontage for each street. RESPONSE: We have focused our design to meet standards of Mixed Block Frontage for Galloway St., Davis Lane, and Equestrian Lane. 5. Mixed-Landscaped Block Frontage – BMC 38.510.030.C. Demonstrate compliance with this section in your formal submittal narrative and drawings including: a. 38.510.020.F.2. When a building(s) is located such that, it faces and is adjacent to multiple street block frontages: (a) the orientation of the front of the building must be sited and placed on the property in the following order of precedence: The current proposal has a side façade facing Galloway and the rear facing Davis Lane. The building must architecturally have a front façade facing the adjacent street. b. Building entrances – Building entrances must be visible and directly accessible from the street for all building ends facing a street. Your main entrance is currently an internal orientated entrance that does not meet this requirement. In order to meet the design standards, it needs to function and face one of your frontages as well. This could be done with a second entrance or enhancing the existing architectural features. c. Façade transparency – For buildings designed with ground level non-residential uses, at least 25% of the ground floor between 4’-8’ above the sidewalk. On your formal submittal show the percentage of transparency on all applicable elevations. d. Weather protection – At least 3-feet deep over primary business entries. e. Parking location – provide a 10’ minimum buffer of landscaping between the street and off- street parking areas meeting the performance standards of division 38.550 of this chapter. Future submittals must provide this parking lot landscaping buffer. f. Landscaping - The area between the street and building must be landscaped, private porch or patio space, and/or pedestrian-oriented space. For setbacks adjacent to buildings with windows, provide low level landscaping that maintains views between the building and the street. Also provide plant materials that screen any blank walls and add visual interest at both the pedestrian scale and motorist scale. For extended wall areas, provide for a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. Your current landscape plan does not meet these requirements. Also note that low growing grasses do not meet the screening intent. The area between Davis Lane and the Phase I building footprint (where the future Phase II building footprint is) will need to be landscaped per these standards as an interim prior to the full buildout. RESPONSE: Per concept review comment #4, and City of Bozeman Planning Map, our site has three frontages that are defined as Mixed Use Frontage. With the intention to provide a safe, accessible, and covered entry that includes a drive isle for patients do be dropped off/picked up, we feel it is most functional to have the primary façade on the west as it is where the most pedestrian activity will take place. Pedestrian pathways from Galloway St, Equestrian Lane, and from the paved path on the western perimeter of the property connect to the building entrance and are enhanced with landscaping and exterior seating. Our efforts within Phase I of our scope of work have been focused on ensuring site access and wayfinding associated with entering the medical offices are clear. The Phase II expansion of the footprint towards the east, will include architectural articulation directly related to the street fronts of Davis Lane and Galloway St. All parking is included on site, leading pedestrians to access the building primarily from the west entrance. The footprint of Phase I is set back from Davis a significant distance and is not intended to carry a main entrance at this time because the individual tenet spaces are accessed from within the building. The development of Phase II will include an entrance, articulated architecturally, to address the access points of Galloway St and Davis Lane frontage. 6. Non-Motorized circulation and design – BMC 38.520.040.C.5. Connections to adjacent properties (including parks and trails). Provide pathways that connect to adjacent properties. A pedestrian connection to the pedestrian trail that was referenced on the western side of the property, traveling north south will be required. The concept proposal submitted shows a parking lot pedestrian pathway connecting east west to the property boundary. This path will suffice if extended all the way to the future trail. (See below callout). RESPONSE: We have included an ADA compliant pedestrian connection to the pedestrian trail added north-south to west perimeter of the property. This pathway leads east, along intentional landscaping, to connect to the primary entrance of the medical facility where the Porte Cochere provides seating and a safe, covered access point into the building. 7. Non-Motorized circulation and design – BMC 38.520.040.D.3. Pathways must be separated from structures by at least three feet of landscaping except where the adjacent building façade meets the storefront block frontage standards. This appears to be met for most areas. Future landscaping plans will be reviewed to ensure compliance. There is one small portion of pathway on the southern portion of the east elevation that is not currently meeting this standard. RESPONSE: Pathways have been separated from the building the meet the 3’ requirement. 8. On-Site Residential Open Space – BMC 38.520.060.C.1 Commercial only sites. An area equal to at least two percent of the site area. For this specific standard, “site area” includes all land needed for the non-residential portion of the project including parking, service areas, access and required landscaping. The open space may be in the form of pedestrian-oriented open space per subsection D below, garden, play area or other open space feature that serves both as a visual amenity and a place for human activity. Portions of sidewalks that are wider than 12 feet and which meet the standards of pedestrian-oriented open space may be counted towards this requirement. On your formal submittal, show how much area is needed and provide open space in an amount equal to or greater that meets the criteria found in 38.520.060.D. RESPONSE: Open Space requirements have been focused on BMC 38.520.060. See Landscaping drawings for specifics. 9. Location of ground related service areas and mechanical equipment. BMC 38.520.070.B.3. Service areas must not be visible from the sidewalk and adjacent properties. The current location is visible from the sidewalk along Davis Lane. Work to alternatively locate the garbage enclosure so it is not visible from the sidewalk. If this is the only location, ensure it is meeting the screening requirements found within 38.520.070.C. RESPONSE: The garbage enclosure has been screened with landscaping to prevent a viewpoint from the sidewalk along Davis Lane. 10. Location and design of service areas and mechanical equipment - BMC 38.520.070.C. The sides and rear of service enclosures must be screened with landscaping at least 5-feet wide in locations visible from the street, parking lots, and pathways. A full 5-feet is required the entire length of the sides and rear of the enclosure. RESPONSE: Landscape screening has been provided in accordance with BMC 38.520.070. 11. Utility meters, electrical conduit, and other service utility apparatus. BMC 38.520.070.D.1 These elements must be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a located visible from the street, pedestrian, pathway, shared architecture. RESPONSE: Utility services have been placed on the south of the building. We have provided landscape screening to prevent a viewpoint from Davis Lane and Equestrian Lane. With Phase II, the service meters will no be visible from Davis Lane, the trash enclosure will relocate to the new south east corner of the bldg footprint and be screening with landscaping. 12. Location and design of service areas and mechanical equipment - BMC 38.520.070.E. For rooftop equipment, all screening devices must be well integrated into the architectural design through such elements as parapet walls, false roofs, roof wells, clerestories, or equipment rooms. Screening walls or unit-mounted screening is allowed but less desirable. Wood must not be used for screens or enclosures. Louvered designs are acceptable if consistent with building design style. Perforated metal is not permitted. Provide details for rooftop equipment screen walls. RESPONSE: All rooftop mechanical equipment has been screened from view per BMC 38.520.070. Material selection is included on elevations. 13. Building materials – BMC 38.530.060. In the submittal provide details demonstrating compliance for all exterior cladding materials listed in this section including cementitious wall board and CMU. A color exterior building material palette for each building type including maintenance and clubhouse buildings. This palette must include all siding, trim, roofing, windows, stairways, doors, balconies, railings, storefront, glass/glazing, walls, mechanical screening, trash enclosures, accessory equipment enclosures (generator, etc.), awnings and other architectural elements. RESPONSE: The building material pallet has been demonstrated and intentions are noted. 14. Number of parking spaces required – BMC 38.540.050.A.2. In the formal submittal and in the parking calculation, provide the number of parking spaces required and provided. Also note that provision of parking spaces in excess of 125 percent of the minimum number of spaces required is not permitted. RESPONSE: Parking Calculations for the Medical Office have been calculated per BMC 38.540.050-3. See PARKING CALCULATIONS Figure Below. Our scope includes 14 providers, with 3 staff members per provider - totaling 42 (3:1). Parking Factor for Providers = 4:1, Parking Factor for Staff = 1:1. Please note the future parking lot expansion shown on the landscape plans has been utilized solely as our preparation to adequately expand the parking lot upon the future building expansion. The approximated count and final layout of the expansion will be reevaluated Phase II Development. 15. Number of parking spaces required – BMC 38.540.050.A.4. In the formal submittal and in the parking calculation, provide the number of bicycle parking spaces required and provided. Show locations and detail bike rack types. a. Required bicycle parking must be provided in a safe, accessible and convenient location. Directional signage must be installed when bicycle parking facilities are not readily visible from the street, sidewalk, or main building entrance. Installation of bicycle parking must allow for adequate clearance for bicycles and their riders. b. Bicycle parking may be provided in a common area to serve multiple buildings. The common area must be within 100 feet of each served building. c. Covered bicycle parking is encouraged. d. Bicycle parking is permitted in required front or rear setbacks. Covered parking may be integrated with required weather protection features. Alternate designs will be considered by the review authority provided the alternate design meets or exceeds the intent of this standard RESPONSE: Bicycle parking has been included and depicted on the drawing, located near the pedestrian access on Galloway St. and the southeast corner of the building footprint. We have provided 5 racks/10 stalls. 16. Number of parking spaces required – BMC 38.540.050.A.5.a. Bicycle racks must hold bicycles securely and meet the criteria in this section including two points of support. Preferred bike rack styles are inverted U, coat hanger, or post and loop racks. Other styles which meet the standards above are acceptable, including enclosed bicycle lockers. Comb and wave style racks do not meet the required standard. RESPONSE: Bicycle rack details have been provided. 17. Number of parking spaces required – BMC 38.540.050.A.5.b. See this section for bicycle parking location and dimensional requirements. Bicycle parking must be within 50-feet of an entrance. Bicycle parking spaces must be at least six feet long, and two feet wide per space. An aisle for maneuvering must be provided that is at least five feet wide. RESPONSE: Bicycle parking south of the porte cochere is within 50’ of the entrance. The bicycle parking near Galloway St. is approx. 60’ from the north facing door on our entry vestibule. Slightly over the 50’ limit, we chose this location as is adjacent to (yet moved out of) the main circulation of pedestrian use on the north side of the Porte Cochere. Our intention is to maintain the outdoor seating area and circulation of the west façade as a shared space – safe and accessible to all patients and visitors. Upon addressing the building entrance from Davis Lane during Phase II, a second bike rack location will be calculated and included along its frontage. 18. Mandatory landscaping provisions – BMC 38.550.050. Future submittals will need to meet all provisions herein including but not limited to: drought tolerant ratios (B); parking lot landscaping including parking lot screening (C); and acceptable landscape materials (G). Note that C.2.c states that no parking space shall be located more than 70 feet from the trunk of a tree. There are some spaces in the parking lot that appear to be greater than 70 feet from the trunk of a tree. On future submittals, show the square footage of parking lot landscaping counting towards the requirements herein. RESPONSE: Landscaping provisions have been detailed and included. 19. Lighting Plan and details, BMC.38.570. With future submittals provide: a. A lighting plan that includes all structures, parking spaces, building entrances, traffic areas etc. and that contains a layout of all proposed fixtures by location and type. Note that per BMC 38.570.040.F.2 Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces must be placed a minimum of five feet outside the paved area or on concrete pedestals at least 30 inches high above the pavement, or suitably protected by other approved means. b. A photometric lighting plan that extends to all property boundaries and rights of way. c. Detailed specification sheets with the proposed lighting showing compliance with BMC requirements (full cut-off requirements). RESPONSE: Lighting Plans and specifications have been detailed and included. Advisory Comments 1. The USPS has recently made the City of aware of their policy for Mail Carriers to not leave their vehicles to deliver mail to interior mail rooms. There is an appeal process to this decision. Contact Jenny Connelley, jconnelley@bozeman.net with any questions. Engineering Division, Alicia Paz-Solis, apazsolis@bozeman.net See separate memo. RESPONSE: While the final location of the cluster mailbox is still to be verified with USPS, we have located the parcel on Galloway St, at the end of the pedestrian path leading north from the porte cochere.