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HomeMy WebLinkAboutSouth Bozeman Mixed Use_Concept Review Application SOUTH BOZEMAN MIXED-USE 718 W BABCOCK ST Concept Review July 2016 2 3 4 SOUTH BOZEMAN MIXED USE Project Narrative This project proposes to create a quality infill residential mixed-use project in the new B-2M Community Business District. This application introduces the South Bozeman Mixed Use project and seeks feedback for the development of a four-story mixed-use building with 3,000 square feet of commercial space on the first floor and between 36 to 39 unit residential apartments on floors 2-4. Site improvements include covered private secure parking, common shared parking, streetscape enhancement, landscaping and additional site improvements (see attached Conceptual Site Plan). The subject property is located southwest of the intersection of S 7th Ave and West Babcock Street within the Neighborhood Conservation Overlay District. The existing project site contains a free-standing commercial building, previously operated as a Pizza Hut (constructed in 1990) and one single-household residence designated “neutral” on the 1984 Historic Inventory. All lots within the project boundary are planned to be aggregated. The site is designated “Community Commercial Mixed Use” and zoned B-2M (Community Business District). The proposed project meets the intent of the B-2M zoning district, which envisions a vibrant mixed-use district that accommodates substantial growth and provides for a range of commercial uses and encourages the integration of multifamily residential uses. The adjacent land uses are residential to the south and east (zoned R-4 & R-2), and commercial to the north (zoned B-2M), including restaurant/bar establishments. These existing adjacent uses, along with proximity to downtown, midtown (N 7th Avenue), and public transportation make this site an ideal location for urban infill and application of the new B-2M zoning. Please refer to the attached drawings for additional information. This concept review application seeks feedback regarding the overall project concept as well as the following specific topics: Figure 1: Project Location 5 SOUTH BOZEMAN MIXED USE Building Design The proposed project is a four level, vertically oriented mixed use building. The ground floor level contains commercial shell space, private storage, covered parking and mechanical space. Levels 2 -4 consist of residential apartment units, and a portion of the 4th floor is dedicated to a communal rooftop patio for residents and guests. The building is proposed on the northeast corner of the site with no setback from the north property line in order to provide a pedestrian friendly commercial storefront along West Babcock Street. On the ground level, full height glazing wraps the northeast corner of the building and the sidewalk is extended to the curb, activating the street and creating a vibrant urban environment. A five-foot- deep awning extends the length of the commercial frontage along Babcock. A small parking lot on the west side of the site is accessed from West Babcock Street, and secured covered parking for residents is located to the south. Apartments above are accessed by two main circulation cores: stairs and an elevator on the east and an additional stair on the west side of the building. Commercial shell space occupies 3,000 square feet of the ground level. It is designed to be flexible so that it can be broken up into multiple commercial spaces, or serve a single business. Commercial space features 12-foot-high ceilings and full height storefront glazing along the street front. It is accessed primarily via sidewalk along West Babcock, and alternately from a side entrance at the parking lot to the west. Aerial Perspective looking southwest 6 SOUTH BOZEMAN MIXED USE The building is envisioned to contain 36-39 residential dwelling units based on parking availability and unit size; and consist of a mix of studio, one, and two bedroom apartments. Select units will have their own private balconies with a minimum depth of six feet providing a portion of the required open space for the project. Apartments above are accessed by two main circulation cores: stairs and an elevator on the east and an additional stair on the west side of the building. Individual Units will be accessed from a central corridor connecting circulation cores on each floor. Residents will have three private building entrances separate from commercial space: one at the east side of the building, one on the south side from the secure parking, and one on the west side. The east entry facing 7th avenue will be the primary entry for residents and guests with a common entry lobby containing mailboxes, elevator access, and access to secure storage. Figure 2: Building Schematic Diagram 7 Figure 3: Building Components Diagram SOUTH BOZEMAN MIXED USE 8 SOUTH BOZEMAN MIXED USE Open space for residents is provided through a combination of private balconies and a common rooftop patio on the 4th floor. Private balconies will be provided for a portion of the east, west, and south facing apartments. The common rooftop patio provides private gathering space for residents and their guests. Located on the south side, this patio will have access to southern sun exposure, and will provide maximum privacy. Perspective from the Corner of W Babcock St and S 7th Ave Perspective from the Corner of W Babcock St and S 8th Ave 9 SOUTH BOZEMAN MIXED USE It is anticipated that the private rooftop patio will be approximately 2,000 SF and will contain patio tables and chairs to accommodate a maximum of 40 people. Restrooms are not planned for this private open space as residents and guest will have access to restrooms within each apartment. Covered parking for residents is provided in a private parking lot at ground level on southern portion of the site, and will be secured with gated access. A portion of this covered parking is tucked underneath the building, and the remaining spaces will be covered by carports. All spaces will be open air and unconditioned space. There will be one secure parking space allocated to each apartment unit as allowed by code. The ground floor also contains private storage rooms for the apartment tenants for storage of bikes, skis and other items. Storage rooms are accessed from an interior corridor adjacent to tenant entrances. The proposed design meets the intent of the B-2M zoning district for a vibrant activated mixed use development by providing a viable commercial space adjacent to the street with a 12’ wide sidewalk with 5’ cover along a highly transparent storefront with residential apartments above. Service, storage and parking are located on the ground level to the back of the commercial space. Residents are provided with private secure parking, storage, and open space. This mixed use development will contribute to and enhance this vibrant and unique Bozeman neighborhood. Aerial Perspective Looking Northeast 10 SOUTH BOZEMAN MIXED USE Parking requirements The figure below summarizes parking requirements for the proposed project at 39 apartments. A total of 57 parking spaces are currently provided/available in a secure parking lot, front parking lot, and street, including six parallel parking spaces are proposed off the alley. Conflicting code sections exist between Section 38.10.050 Yards, BMC B-2M setback standards and Section 38.25.010.A.6, BMC, “Parking is permitted in rear yards”. We feel the parallel parking off the alley is similar to allowed uses on the adjacent residential properties which permits parking in the rear yard. South Bozeman Mixed Use Building Parking Analysis MULTIPLIER NUMBER OF UNITS SPACES LEVEL 4 studios 1 4 4 1 beds 1.25 5 6.25 2 beds 1.75 4 7 LEVEL 3 studios 1 4 4 1 beds 1.25 5 6.25 2 beds 1.75 4 7 LEVEL 2 studios 1 4 4 1 beds 1.25 5 6.25 2 beds 1.75 4 7 LEVEL 1 3,000 sf Commercial space exempt 0 from providing on site parking TOTAL UNITS 39 TOTAL SPACES 51.75 TOTAL SPACES REQUIRED 51 SPACES PROVIDED: SECURE LOT 39 FRONT LOT 8 ALLEY 6 STREET 4 TOTAL PARKING PROVIDED 57 11 SOUTH BOZEMAN MIXED USE Access In the proposed project location, West Babcock Street is designated as a minor arterial and S 7th Avenue is designated a local Street in the Greater Bozeman Area Transportation Plan. Because of the Babcock arterial classification, partial accesses are required to be separated by 315 feet. The existing access onto West Babcock Street is being relocated with the new site layout, removing the existing non-conforming access. The proposed access on West Babcock would be right-in/right-out to match the existing one-way traffic pattern. This access will be used to enter additional parking for commercial use as well as guest parking for residential use. Engineering justification for the access deviation will be submitted with a site plan application. Any early thoughts from the Engineering Department are appreciated. Street Vision Triangle As proposed, the corner of the building is located within the street vision triangle at the intersection of W Babcock St and S 7th Ave. The intersection is controlled by stop signs on S. 7th Ave. The proposed design places the building on the north property line and extends the sidewalk 12 feet to the curb per the block frontage requirements. 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.” The current vision triangle standards are based on uncontrolled intersections. In Lieu of the existing intersection control, and block frontage requirements, this application proposes an encroachment on the street vision triangle and requests early feedback by the engineering division. Parkland & Open Space 39 units equates to 1.17 acres of required parkland; however the density cap of 12 units per acre reduces this requirement to 0.36 acres. Due to the infill nature of this project, the parkland requirement will be proposed to be met with the City’s cash-in lieu program. Private open space is proposed as a combination of private balconies and a large common roof top deck accessible only by residents and guests. 12 SOUTH BOZEMAN MIXED USE Block Frontage W Babcock Street between 7th and 8th avenue is designated as a Mixed Block Frontage and S 7th Ave is designated as Landscape Frontage. This proposal is utilizing the storefront block frontage standards along W Babcock and the landscaped frontage along S 7th Ave. Landscaping The project uses comprehensive site and landscape planning to lend visual interest to the streetscape and provide a comfortable urban pedestrian experience. The Babcock street frontage sets up a nice pedestrian rhythm with trees, scoring patterns and bike racks that create a sense of place and acknowledges the central core of the site as business oriented space. Moving around the block to the east the landscape changes to present a more residential side. Colorful perennial plantings, canopy trees and bike racks complement the entry to the multi-story residences. The west property line will be planted with ornamental trees and shrubs to buffer the adjacent residence. Landscape touches are also introduced in the alley where landscape islands will lend a softer character to a traditionally utilitarian space. See attached conceptual landscape plan for Landscape Points. Existing Tree Removal Existing street trees along W Babcock Street will need to be removed due to grade and code issues and will be replaced with new boulevard trees. See attached conceptual site plan and conceptual landscaping plan. Figure 4: B-2M Block Frontage Designations Source: City of Bozeman GIS 13 SOUTH BOZEMAN MIXED USE Fire Protection The proposed building would be protected by a fire suppression system per NFPA 13 requirements. The closest existing fire hydrant is located on the corner of 8th Avenue and W Babcock. Trash/Recycling Enclosure The trash/recycling enclosure is currently proposed adjacent to the alley. Water, Sewer, and Storm Drainage Improvements Please see attached design report which outlines how water, sanitary sewer, and storm drainage improvements will be designed to meet City of Bozeman Design Standards and provide service to the proposed development. Entitlement Process A subdivision exemption and a Site Plan/Certificate of Appropriateness will be submitted for this project. No phasing is proposed. Site Photos View from W Babcock St looking southeast Existing Commercial Building 14 View from intersection of W Babcock St and S 7th Ave Looking southwest View from intersection of W Babcock St and S 7th Ave Looking east 15 View from W Babcock St looking south Existing Residential Building View from Alley looking north Existing Residential Building 16 Alley Access along Southern Property Line Existing On-site Conditions 17 SOUTH BOZEMAN MIXED USE Attachments A. Project Boundaries and Existing Site Survey B. Conceptual Site Plan A1.1 C. Landscaping Concept Plan D. Civil Concept Site Plan E. Water, Sewer, and Storm Drainage Improvements Preliminary Design Report