HomeMy WebLinkAbout4_Project Narrative
“The presence of significant housing is the most critical
missing piece of Bozeman’s downtown, and for it to be
vital and sustainable over time, housing should be
developed in great numbers and varieties, at all price
points, both rental and for-sale. This recommendation is a
“cornerstone” of this plan. The very future of downtown
is dependent upon the successful development of
housing…”
- Development Improvement Plan, Page 16
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PROJECT NARRATIVE
Downtowns are evolving and after years of moving away from city centers,
residents are returning in a pattern seen throughout the country. Our approved
Downtown Improvements Plan accurately predicts this migration and prescribes ways
to accommodate this evolution for the benefit of this community.
Redevelopment is and will take place in many forms. Whole block projects are
the exception, as smaller parcels are more likely to be the norm and will require
forward thinking to assess the overall influence of each project towards the wider goals,
plans and evolving urban patterns for downtown.
This project site (202 S. Black Ave.) is located on the south east corner of S.
Black Ave & E. Olive St., two blocks south of Main St. The property is designated
“Community Core” in the growth policy and falls within the “South Village”
Designation in the Downtown Improvement Plan. The site is zoned B-3 (Central
Business District) which allows for a mix of commercial uses and/or higher density (five
or more attached units) residential apartments.
This application proposes the redevelopment of the existing property into a 5
story building. 1st floor, parking garage, commercial space and residential lobby with
floors 2-5 residential apartment units. The building respectfully fits in with the adjacent
existing buildings mass with the 4 story apartment building across the street and the
80’ tall federal building caddy corner. The first floor sidewalks on Black Ave. & Olive St
engage the buildings tall expansive storefront windows giving transparency into and
out of the building providing a fully engaged pedestrian experience. With no setbacks
required next to the adjacent B-3 zoned properties, setbacks have been provided
along the east and south sides to allow a comfortable buffer to respect the adjacent B-
3 zoned properties.
The South Village currently has a wide mix of conforming and non-conforming
residential and commercial uses. The Downtown improvement plan states: “Numerous
larger underutilized parcels in this area can be infilled with primary housing
redevelopment… identified potential accommodations of as many as 500 units over
five to fifteen years.
An informal application was reviewed by the Development Review Committee
on May 20, 2016. Comments from this review have been addressed and responded to
within this (SP1) – REV 1, 11.30.2016 resubmittal. Formal and informal comments have
all been addressed to compliance within the code in this zoning district.
Please refer to the following application material for more detailed discussions
as well as the attached exhibits and drawing set for additional information.
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DOWNTOWN MAP
Site
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VICINITY MAP
Subject Property
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DOWNTOWN IMPROVEMENT PLAN MAP
Subject Property
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DESIGN
All streets and sidewalks in downtown should be designed to make the experience of
pedestrians and bicyclists safe, comfortable and visually appealing… 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… Housing – for
all income levels – should be encouraged by a variety of methods…
- Downtown Bozeman Improvement Plan, Pages 12-13
Black Olive’s design reflects its context, between the high density community core
district with natural, strong materials and the lower density neighborhoods to the south
with warmer materials respecting the buildings’ residential aspects with a human touch.
The material palette provides connectivity and respectful contrast, between the
different neighborhoods in Bozeman.
The geometry of the building incorporates solids and voids, evoking a subtle
abstraction of geological and other natural forms along the building facades.
Mountains, rock formations and urban influences inspire a contrast-full, timeless color
palette that reflects its setting.
The prominent tall, flat roof draws a connection to the setting, in both the
natural and urban context along Main St.
Lightness and contrast of the finishes breaks the scale, while the glazed ground
floor spaces engage the sidewalk in a pedestrian friendly manner connecting the
exterior and interior.
View from E. Olive Ave
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DESIGN GUIDELINES, SUBCHAPTER 4-B
– GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA
“Downtown Bozeman should be the location of buildings of greatest height
and intensity in the community. The following guidelines apply to properties
zoned B-3 (Central Business District) that serves as a transition between the Main
Street Historic District and residentially zoned neighborhoods.
Underdevelopment of this transitional zone is a major concern. The downtown
district is planned for continued intensification over time with building
additions as well as new construction replacing dilapidated and
underutilized older structures on underdeveloped properties. Housing – for
all income levels – should be encouraged by a variety of methods to support the
continued economic viability of the Downtown Bozeman business district, which
is broadly recognized as one of Bozeman’s strongest assets.”
- NCOD Design Guidelines, Chapter 4-B
A. Mass & Scale
1. Provide density to meet the goals and objectives of the Downtown
Bozeman Improvement Plan: With 56 total apartment units on .4407
acres, Black Olive has a FAR ratio of 2.99. As a mixed use building, the
floor to floor height is 15’-0” with large storefront windows to engage the
sidewalks.
2. Innovative development and diversity of design is encouraged: Black
Olive incorporates a varied material palette of brick, panelized composite
corrugated metal and wood siding to relate and contrast to the high
density Community Core, B-3 zone and respect the lower density
residential zones of Bozeman. The brick coursing reflects Bozeman’s Main
Street history, while the wood siding gives the residential units a warm
feel similar to the residential neighborhoods close to the site. The
corrugated metal transitions between the dense urban area and lower
density areas within Bozeman and blends well with the vernacular of the
area.
3. A new building should exhibit clear order and comprehensive
composite on all elevations: Black Olive’s hierarchy is composed with a
strong, pedestrian friendly base and vertical elements that reflects the
surrounding urban districts massing and scale. Secondary materials of
metal/wood in combination with private unit balconies, provide solids
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and voids along the façade to break up the building along with providing
great open spaces for the residents.
4. Building interface with residential zone properties: Black Olive’s site is
not adjacent to residentially zoned properties, but provides a setback
along the south and east elevations to provide a nice relief and respect to
the adjacent properties. The south elevation steps back again from the 2-
5 floors above the 1st floor step back. RE: Floorplans and elevations.
B. Building Quality
1. New buildings shall be designed to
the level of permanence and quality
appropriate for Downtown Bozeman:
Black Olive’s strong and varied material
palette of brick, corrugated metal and
wood siding, reflects the urban, high
density surroundings of downtown
Bozeman. The strong and transparent
pedestrian brick base of the building,
relates to other strong, engaging
buildings along Main Street, while also
relating to the softer residential aspects
of the community with wood siding to
give the building a warm touch.
2. Sustainable methods and techniques shall be applied to building
design but also integrated with site layout and infrastructure design:
i. Insulation: Being in a colder winter climate zone, Black Olive uses
continuous exterior rigid insulation to maximize building envelope
efficiency. Continuous insulation covers the entire exterior wall and
not just the spaces between studs, which fully bridges cold joints
and gaps that are usually created in buildings without exterior
continuous insulation. This technique provides long-term thermal
performance and protection against air infiltration and moisture
penetration – all while reducing greenhouse gas emissions. This
tight building envelope, reduces the mechanical system energy
demand, which reduces greenhouse gas emissions.
ii. Mechanical System: The apartment units ‘split system’ is
commonly used for multi-family applications. It uses R410A
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refrigerant which is the most widely used refrigerant because
R410A does not contain any chemicals that can damage ozone and
less refrigerant is required in the system due to the high heat
transfer capabilities of the R410A. Split systems are efficient at
cooling, reduce energy usage, and meet the requirements of the
International Energy Code.
iii. Density: 56 units / .4407 acres allows for many people to live in the
“Community Core” which reduces the need and use for cars in
the area.
iv. Car Share: 4 car share cars are provided which reduce the amount
of cars required by residents. This reduces reducing carbon
emissions as well as overall car traffic in the area.
v. 75% of the trees and shrubs will be drought tolerant.
vi. Black Olive Building utilizes a storm water detention/irrigation
reuse system to mitigate storm water impacts. The storm water
detention system consists of a large underground tank located
beneath the building that will collect building runoff. This system
will reduce peak flows leaving the site as well as provide water for
landscape irrigation. The detention tank captures the same
volume as a green roof, but its design allows this water to supply
landscape irrigation which lowers overall potable water demands
of the site. The dual benefits of this system made this the best
choice for sustainability.
C. Building Roof Form
1. Use flat roof lines as the primary roof form: Black Olive’s flat roof
design blends with the other B3 zoned buildings and allows for the
mechanical equipment to be located on the roof.
2. Use of other roof forms: The primary vertical brick element, with flat roof
extending above the main flat roof, reflects the other building roof forms
of Main Street Bozeman.
D. Site Design
1. Create strong connections between downtown’s sub-districts and
between downtown and the surrounding neighborhoods: Black Olive’s
street presence has at least 50% of the building’s façade located within 3’
of the property line to create a strong pedestrian street level presence
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and quality public landscaped areas along the buildings north façade.
Along S. Black Ave. & E. Olive St., transparent windows make up 50% of
the 1st floor façade to fully engage the street.
2. Public spaces should be made active through programming or
utilizing opportunities with adjacent uses that promote vitality and
safety: The 1st floor northwest corner has been programmed as “retail”
with the opportunity for a small coffee shop to use the public plaza,
activating the properties corner. This creates a very vibrant area for the
community.
E. Parking Facilities
1. Enclosed parking, integrated into individual new buildings as well as
additions (if feasible), is preferred whenever possible to surface
parking lots: Black Olive has an enclosed parking garage, located on the
1st floor, screened from the public.
2. Shared parking structures are preferred to surface parking lots. A
parking structure should be designed so that it creates a visually
attractive and active street edge: The enclosed parking garage is
internal to the building’s 1st floor allowing the retail, leasing and fitness to
activate and engage the street edge.
3. For residential projects, enclosed parking is preferred to surface
parking lots: Enclosed 1st floor parking garage is designed to be
screened from E Olive St. & S. Black Ave.
F. Signs
1. Commercial and Mixed Use projects should include a variety of
creative and clear signage: Black Olive’s main building signage, along
E. Black St., provides a clear presence and acknowledgement for the
building’s primary entrance. RE: North Elevation. Areas for future
commercials signage, also identified on elevations.
2. Residential projects are encouraged to include building identification
signage to add to Bozeman’s overall sense of place: The main Black
Olive building identification signage prominently adds a sense of place to
the building as a point of reference.
3. All signs should be developed with the overall context of the building
and the area in mind. The placement or location of a sign is a critical
factor in maintaining the order and integrity of a building. Consistent
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placement of signs according to building type, size, location and
even building materials creates a visual pattern that enhances the
streetscape experience: RE: North elevations for building identification
signage. The building’s main identification signage does not over impose
on the building or area, while providing a very prominent place
recognition for the community.
G. Street Patterns
1. Alleys: No alleys on site.
2. Streetscape: Detached street paving sidewalks are maintained to
preserve the neighborhood’s design and continuity from adjacent sites,
meeting at the corner of S. Black Ave & E. Olive St.
3. Planting strips: Existing planting strips are maintained to keep the
existing design of the streetscape.
4. Pattern of street trees: Existing trees within planting strips along S. Black
Ave. & E. Olive St. are to be preserved.
H. Landscape Design
1. Preserve and maintain mature trees and significant vegetation that
are a direct enhancement of the pedestrian streetscape environment:
Existing trees on site will be preserved to maintain the pedestrian feel of
the streetscape.
i. RE: Sheets L01.01 for landscape design for entire site. 13 points
are required for B-3 zoning, while 15 total points will be provided.
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I. Utilities and service areas
1. Orient service entrances, waste disposal areas and other similar uses
toward service lanes away from major streets: The waste disposal, trash
room is located adjacent to the parking garage entrance so all services
are in one area. With no ally on site, the trash room is internal to the
building, just off E. Olive St., screened from the publics’ view.
2. Position service areas to minimize conflicts with other abutting uses:
Trash room is located next to garage entrance, away from other building
uses to limit noise and programming conflicts within building.
J. Site Furniture
1. Site furniture should be simple in character: Bike racks and quarried
boulder seats are used as site furniture to engage and activate the
streetscape.
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PARKLAND
It is very unusual for development within any downtown to be charged a fee for parks.
This is for several reasons. First, parkland is most usually needed on the outer edge of a
community where families with children are settling. Downtowns do not typically attract
that demographic and thus if development is charged such a fee, in a sense it is
subsidizing edge development. This is contrary to planning principles involving infill.
Second, downtowns usually already have, or are close to, existing parks with sufficient
capacity for more use; rarely are entirely new parks needed. Finally, the people who
live in, work in, and visit downtowns use public space differently. They tend to use the
sidewalks, cafes and coffeehouses for relaxing, passive recreation and socializing. In
some ways parks are superfluous. We recommend this fee be specifically dedicated to
the downtown district and used as a funding source for the “green” strategies outlined
in this plan; improving sidewalks, greening streets and alleys, creating small parks
along Bozeman Creek, and creating or improving other public spaces and facilities
within the downtown.
- Downtown Bozeman Improvement Plan, Page 39
Being a downtown infill residential project in the B3 Zoning district, parkland is
proposed to be provided through cash-in-lieu as identified in 38.27.030.
See PROJECT MATRIX for further parkland requirement breakdown.
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OPEN SPACE
Connections between indoor and outdoor spaces are integral to the overall design.
Code requirement for open space, Sec. 38.27.020.E, “dwelling units which do not have
ground floor access to a landscaped rear yard.” All units in Black Olive have an
individual balcony with minimum size of 100 sqft for studios and 1-bedrooms and 150
sqft for all 2-bedrooms.
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LIGHTING
Building entry lights provided at entrances to safely light building access points while
limiting excessive light that will negatively impact the neighborhood. RE: Photometric
Plan, Lighting details and light cut sheet.
Fixture WS: (Lumiere, 303-W1-LEDB2) Wall mounted exterior light, located at building
entrances.
Fixture WS
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DESCRIPTION Catalog #
Project
Comments
Prepared by
Type
Date
SPECIFICATION FEATURES
TD514008EN
March 15, 2016
Lumière
The Lumiere Eon LED 303-W1-LEDB2 is a compact, low profile, dimmable LED direct/indirect luminaire. The luminaire features full vertical adjustment
(180°) for easy aiming and mounts directly to any wall or ceiling surface over a standard 4” square junction box. It is standard with a universal input
LED driver (120 - 277V, 50/60 Hz). Dimming is achieved with a standard ELV, reverse phase dimming driver or an optional 0-10V dimming driver. 303-W1-
LEDB2 may be used indoors or outdoors and carries an IP66 rating.
Construction
Head and back plate are precision machined from corrosion-
resistant 6061-T6 aluminum. A universal mounting plate and one
piece silicone key hole gasket is provided for adaption to junction
box or surface. Stainless steel hardware is included.
Mounting
The luminaire mounts directly to a standard 4” square junction
box. For further mounting information see technical notes
section on page 2.
OpticalLightBARTM and optical assembly
are sealed by a diffused, impact resistant tempered glass lens.
The optical assembly is available in three distributions: T2 (lateral
throw), T4 (forward throw) and T5X (Extra Wide Flood). Available in several color temperatures: 2700K, 3000K, 3500K, 4000K and TSAM (Amber). Both color temperature and distribution must be specified when ordering – see catalog logic for details. An edge-lit option is available.
ElectricalThe 15.5W 303-W1-LEDB2 is standard with an ELV trailing edge phase dimmable driver that accepts a universal input (120-277, 50/60Hz). It will operate in -40°C to 50°C [-40°F to 122°F]. The driver incorporates surge protection. An optional 0-10V dimming driver is also available.
Finish
The luminaires are double protected
by a RoHS compliant chemical
film undercoating and polyester
powder coat paint finish, surpassing
the rigorous demands of the outdoor
environment. A variety of standard
colors are available. RAL and custom
color matches available upon request.
Luminaries can also be brushed with a
clear coat finish. The LightBARTM cover
plates are standard white and may be
specified to match finish of luminaire
housing (LCF).
Warranty
Lumiere warrants the EON series of
fixtures against defects in material
and workmanship for five (5)
years. Auxiliary equipment such
as LED drivers carries the original
manufacturer’s warranty.
ORDERING INFORMATION
Sample Number: 303-W1-LEDB2-2700-UNV-T2-DIM10-BK-EDGE-LCF
NOTES: 1 Custom and RAL color matching available upon request. Consult factory for further information. 2 Add suffix in the order shown. 3 LCF option not available when WT (white) finish is selected. 4 DesignLights
Consortium™ Qualified and classified for DLC Standard. Refer to www.designlights.org for details on exact qualified EON 303-W1-LEDB2 product as not all configurations are DLC classified.
Series 4 Color Temperature Input Voltage Optics Dimming Finish 1 Options 2,3
303-W1-LEDB2
Head contains two (2)
Mini LightBARTM
2700=2700K
3000=3000K
3500=3500K
4000=4000K
TSAM =Turtle Safe Amber
(585-595nm)
UNV=Universal
120-277, 50/60Hz
T2=Type II,
Lateral Throw
T4=Type IV,
Forward Throw
T5X=Type V,
Extra Wide Flood
DIMELV=Trailing Edge Phase
DIM10=0-10V Dimming
Painted
BK=Black
BZ=Bronze
CS=City Silver
WT=White
Premium Finish
BA=Brushed
NSS=Solid Stainless Steel
EDGE=Edge lit glass lens
LCF=LightBAR cover plate
matches housing finish
5.9”
150mm
CERTIFICATION DATA
UL and cUL Wet Location Listed
LM79 / LM80 Compliant
ROHS CompliantIP66 Ingressed Protection Rated
TECHNICAL DATA
35°C Maximum Temperature Rating
External Supply Wiring 90°C Minimum
303-W1-LEDB2
EON LED
APPLICATIONS:
CEILING / WALL MOUNT
DIRECT
INDIRECT
4.6”
118mm
+90º
4.6”
118mm
4.6”
118mm
0.75”
18.5mm
-90º
TD514008EN
March 15, 2016
Specifications and dimensions subject to change without notice.
Eaton 18001 East Colfax AvenueAurora, CO 80011P: 303-393-1522www.eaton.com/lighting
Optic Type Distribution Watts Delivered Lumens LPW CCT (K) / Color CRI nom. / Wavelength
T2
(Lateral Throw)
15.5
691 44 2700 95
1148 73 3000 75
802 51 3500 85
1265 81 4000 75
12.1 351 29 TSAM (Amber)585-595nm
T4
(Forward Throw)
15.5
647 42 2700 95
1075 69 3000 75
752 48 3500 85
1185 76 4000 75
12.1 329 27 TSAM (Amber)585-595nm
T5X
(Extra Wide Flood)
15.5
778 50 2700 95
1293 83 3000 75
904 58 3500 85
1425 91 4000 75
12.1 396 33 TSAM (Amber)585-595nm
TECHNICAL NOTES
A B
C
LUMEN MAINTENANCE LUMENS - CRI/CCT TABLE
Ambient Temperature
TM-21 Lumen Maintenance (72,000 Hours)
TM-21 Reported L70(10k) (Hours)
Theoretical L70 (Hours)
25°C
> 94%> 60,000 365,00040°C
50°C
Model Line Voltage Current Draw
303-W1-LEDB2 120-277V, 50/60Hz 0.13A
CURRENT DRAW
Luminaire Type Dimming Type
Driver Dimensions in [mm]
A B C
303-W1-LEDB2 DIMELV .98 [25.0]3.36 [85.3]1.49 [37.9]
DIM10 1.18 [30.0]3.49 [88.6]1.64 [41.6]
1. Junction box size and depth is important when specifying product. Recommended junction boxes include 2-1/8” deep, 4” square weld/drawn Crouse Hinds part numbers TP403, TP434, TP494, TP196, TP395 or equivalent. Use with included universal mounting plate or with Crouse-Hinds part number
TP480 or equivalent cover with similar fixture mounting locations.
2. The universal wall plate provided with all EON wall mount fixtures can be used with an outdoor rated two gang 30.5 cubic inch capacity outlet box. Cooper Crouse-Hinds part numbers TP7086 – TP7122 or equivalent. The universal mounting plate will attach with four (4) 6-32 pan head/flat stainless
steel screws (not provided).
3. Driver can be remote mounted in a junction box a max distance of 25 feet (voltage drop needs to be considered) or placed in the junction box behind the luminaire.
4. When specifying with the EDGE option, the diffused glass becomes thicker adding a visible line of light around the edge accentuating the luminaries’
aesthetics and styling.
5. If Luminaire will not be dimmed, the Luminaire must be ordered with DIMELV option, but does not have to be dimmed.
6. Driver Dimensions:
Edge
When specifying with the EDGE option, the diffuse glass lens is
replaced with a thicker diffuse glass lens adding a visible line of light
around the edge accentuating the luminaries’ aesthetics and styling.
OPTIONS
Edge Glow
NOTES: 1 When the LCF option is selected use a lumen multiplier of .85