HomeMy WebLinkAboutSOBO Site Plan - Application & Narrative 12.21.2016
SOBO Lofts Mixed-Use Building
718 W Babcock Street
Site Plan Application
December 2016
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
2 Table of Contents
Table of Contents
Table of Contents .......................................................................................................................................................... 2
Site Plan Application & Project Narrative ...................................................................................................................... 3
Executive Summary ................................................................................................................................................... 3
Project Narrative........................................................................................................................................................ 4
Site Location & Existing Conditions ....................................................................................................................... 4
Building Configuration ........................................................................................................................................... 5
Building Height, Mass and Scale ............................................................................................................................ 6
Parking ................................................................................................................................................................... 7
Sustainability ......................................................................................................................................................... 8
Walkability & Neighborhood Amenities ................................................................................................................ 9
Neighborhood Context ........................................................................................................................................ 10
Tree Preservation ................................................................................................................................................ 12
A1 Application.......................................................................................................................................................... 13
SP Site Plan Required Materials ............................................................................................................................... 16
SP 1 Site Plan Checklist & Response ........................................................................................................................ 17
Site Plan Checklist – Application Response ......................................................................................................... 22
N1- Noticing Materials ............................................................................................................................................. 26
DEM Checklist & Response ...................................................................................................................................... 28
Demolition Checklist Reponses ........................................................................................................................... 30
Exhibit A – Historic Property Record Form .......................................................................................................... 31
Exhibit B – Photos ................................................................................................................................................ 33
NCOA Checklist and Response ................................................................................................................................. 35
Concept Review Response Narrative ....................................................................................................................... 37
Design Guidelines Narrative Response ........................................................................................................................ 39
Parkland Credit Request .............................................................................................................................................. 42
Appendixes .................................................................................................................................................................. 45
1. Site Plan Design Report- Water, Sewer, & Storm Drainage Improvements ................................................... 45
2. Traffic Impact Study ........................................................................................................................................ 45
3. Stormwater System Maintenance Plan .......................................................................................................... 45
4. Stormwater Management Permit Application ............................................................................................... 45
5. Deviation Request and Approval Documentation .......................................................................................... 45
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Site Plan Application & Project Narrative
Executive Summary
The SOBO Lofts Mixed Use Building development provides a mix of much needed apartment housing, parking, and
commercial space in a diverse neighborhood close to downtown, the MSU campus, and many amenities in the
Midtown District. With 42 one-bedroom apartments and 3,000 SF of commercial space the SOBO Lofts is one of
the first development projects to utilize the requirements of the newly created B-2M zoning district. While
incorporating many strategies to fit appropriately into its context the project captures the intent of the B-2M
zoning district which is stated in the Bozeman Municipal Code as follows:
The intent of the B-2M community business district—mixed is to function as a vibrant mixed-use district that
accommodates substantial growth and enhances the character of the city. This district provides for a range of
commercial uses that serve both the immediate area and the broader trade area and encourages the integration
of multifamily residential uses as a secondary use. – BMC 38.10.010.A.3
Project Statistics:
718 West Babcock Street
Lot Size: 28,311 SF (0.6499 ACRES)
B-2M Zoning
Mixed-use apartment building
3,000 sf ground floor commercial space
42 one-bedroom apartments
52 required parking spaces (no available reductions taken)
52 parking spaces on site (25 of which are inside parking garage) plus 7 on street (59 Total)
4 stories (50’+/-) tall (partially built into slope to reduce height from the south/alley)
1,200 +/- SF on site common open space plus 3,000 SF open space provided in private balconies
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Project Narrative
Site Location & Existing Conditions
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. The project proposes to demolish
the existing single household and the free-
standing commercial building.
Project is located within the newly created B-2M Community Business District-Mixed. The Midtown area includes
neighborhood shopping, dining, and services. The intent of the B-2M district is to function as a vibrant mixed-use
district that accommodates substantial growth and enhances the character of the city. This district provides for a
range of commercial uses that serve both the immediate area and the broader trade area and encourages the
integration of multifamily residential uses as a secondary use.
The property is located within the Cooper Park Neighborhood Association boundaries, the Neighborhood
Conservation Overlay District, and is outside of an historic district.
Babcock St S 7th Ave S 8th Ave Main St
Project Location Map with Zoning
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Building Configuration
The B-2M zoning district designates the adjacent streets as ‘mixed frontage’ (West Babcock Street) and
‘landscaped frontage (South 7th Avenue). For the ‘mixed frontage’ along Babcock, the design team has utilized the
option for storefront configuration by placing the front building elevation at the property line (12’ from the curb)
and providing covered pedestrian entries to commercial spaces with transparent storefronts. Where possible a full
12’ wide sidewalk is provided which includes the existing bus stop area.
While the code allows the storefront configuration to wrap along a side street that is designated as ‘landscaped
frontage’, the design team feels that stepping the building back from 7th Avenue as suggested in the landscape
frontage guidelines is a more appropriate approach for this residentially oriented face of the building. A 10’ front
yard is provided with an appropriately scaled residential entry. The building is configured to guide residential foot
traffic to this primary pedestrian entry providing a more residential feel and addresses the adjacent residential
zoning on the east side of 7thAvenue.
Northeast Corner Perspective
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Building Height, Mass and Scale
The maximum allowed height for mixed use buildings in the B-2M district is 60’ plus an additional 12’ for a limited
portion of the building. At approximately 50’ tall, the proposed building is 22’ shorter than the maximum allowed
and will serve as a transition between potential future full height buildings on the north side of Babcock and the
residential properties to the south. The building is also incorporated into the slope of the site reducing the
perceived height from the south by approximately 5’ giving the appearance of a 3 ½ story building as viewed from
the southwest. See attached streetscape diagrams illustrating building height with adjacent buildings.
The building incorporates many strategies to reduce scale, break up massing, and to address the immediate
context. The one-story commercial space along Babcock steps back the upper floors to emphasize pedestrian
scale/experience and also to accommodate all efforts to preserve the existing 40+’ tall mature boulevard trees
along the West Babcock Street and South 7th Avenue frontages. Transparent storefront elements enhance the
pedestrian experience along the more active Babcock frontage while buffering the internal parking garage.
Masonry construction has been incorporated into the commercial portions of the building conveying a sense of
permanence and durability. For the multi-story portions of the building, residentially appropriate materials are
utilized to reflect the neighborhood context to the south. Formal articulation breaks the larger scale portion of the
building into smaller components with a more identifiable human scaled composition. Roof edges are articulated
with varying heights and slope transitions which reduces the overall mass of the building.
Southwest Corner Perspective Northeast Corner Perspective
12’ Additional Height Allowed
Allowed Height 60’ plus limited area up to 12’
Higher
Proposed Building is 50’ High
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Parking
All required parking is provided on the site and no parking reductions have been utilized for this development.
Approximately half of the required spaces are located within the parking garage with the remaining spaces
provided in two locations on the site. An additional seven on-street spaces qualify along Babcock Street and 7th
Avenue. The enclosed parking garage is incorporated into the building by setting back from the street fronting
elevation and is buffered by the placement of the commercial space and residential entry/mail/circulation spaces.
The vehicular entry to the parking garage is tucked toward the back of the building out of view from the street
front elevation and is accessed via a private driveway.
Possible parking reductions which are not applied to this project include:
On Street Parking (reduction not utilized) deduction of 7 on street spaces from required spaces
Car Sharing (reduction not utilized) – up to 25 spaces could be replaced with 5 car share vehicles
Transit Availability (reduction not utilized) – up to 5 spaces could be omitted due to proximity of existing
transit stop if a covered shelter is provided
South Parking West Parking
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Sustainability
This proposal prioritizes sustainable development by creating mixed-use higher density housing within an already
developed area. This project utilizes a previously developed site, removes an abandoned commercial structure and
one existing home, and replaces them with 42 housing units and 3,000 SF of commercial space. Existing
infrastructure including utilities, streets, and public transportation will be utilized.
The proposed development is primarily a wood framed building minimizing the use of concrete and steel. The
building code and Bozeman Municipal Code would have allowed an additional story with the use of a concrete
podium at the 2nd level. Utilizing an all wood framed building significantly reduces the amount of embodied energy
contained within the building materials. Furthermore, minimizing the use of concrete and steel reduces the
amount of carbon released in manufacturing processes.
Other elements of sustainability which are incorporated into the design include:
Preservation of mature trees on-site
Sloped roof forms will allow integration of photovoltaic solar panels.
The majority of stormwater will be captured and treated on site rather than being directly diverted to the
city’s strained stormwater system.
Energy efficient lighting and heating systems will reduce energy consumption over conventional systems.
The design team is committed to utilizing environmentally sustainable building materials where feasible.
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Walkability & Neighborhood Amenities
The site located within a diverse neighborhood close to Downtown, the MSU campus, and the Midtown District.
Activities within a 5-10 minute walk include retail with shops/restaurants, offices, bars, grocery, service station,
residential neighborhoods, park, schools, churches, etc. The project is an ideal location for residential infill within
the City Bozeman as it is a previously developed area within the existing infrastructure and surrounded by existing
services.
Bars
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Neighborhood Context
The project is located within the Cooper Park Neighborhood Association boundaries, the Neighborhood
Conservation Overlay District, and within the Midtown District, which are key areas of the City. The buildings that
provide the character in the area are made up of a mixture of scales, form, and materiality. A streetscape context
diagram has been included with the site plan sheets- Streetscape Diagram A1.4.
Commercial Buildings in the Area
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Residential Buildings in the Area
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Tree Preservation
The existing trees on this site and along the adjacent boulevards are an invaluable asset and are key to the
incorporation of this building within the context of this mixed neighborhood. Focus has been placed on preserving
as many of the existing trees as possible. All existing boulevard trees along Babcock and 7th will be preserved
except for one tree which will be removed for the proposed drive access. Additional efforts have been
incorporated to ensure the 40’+ tall mature tree on the south west corner of the property will be preserved and
incorporated into the landscaping. The design team has been in communication with the City Tree Department
during design development of the project.
Existing Trees On-site
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A1 Application
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SP Site Plan Required Materials
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SP 1 Site Plan Checklist & Response
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Site Plan Checklist – Application Response
DESIGN REVIEW BOARD THRESHOLDS
a. The project is located in the Conservation Overlay District and contains 20 or more dwelling units.
GENERAL INFORMATION
1. SOBO Lofts Mixed Use Building
2. See Development Review Application and A0.1 Cover Sheet.
3. See Development Review Application and Site Plan Drawings.
Civil Engineer:
TD&H Engineering
234 E Babcock Street, Suite 3
Bozeman, MT 59715
406-586-0277
Landscape Architect:
Design.5
4249 Cover Street
Bozeman, MT 59715
Architect & Planning:
Intrinsik Architecture
111 N Tracy Ave
Bozeman, MT 59715
4. 718 W Babcock Street, Lots 1-9, Block 3 of Park Addition, S12, T02 S, R05 E, P.M.M., Bozeman
5. See Sheet C1.1.
6. See Sheet C1.1.
SITE PLAN GENERAL
7. Boundary line of property with dimensions. Provided on Site Plan Drawings
8. Date of plan preparation and changes. Provided on Site Plan Drawings
9. North point indicator. Provided on Site Plan Drawings
10. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Provided on Site Plan
Drawings
11. Parcel size(s) in gross acres and square feet. Provided on Development Review App & Site Plan
Drawings
12. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a
breakdown by land use. Provided on Site Plan Drawings. F.A.R = 1.75
13. Location, percentage of parcel(s) and total site, and square footage of the following:
a. Existing and proposed buildings and structures. Provided on Site Plan Drawings
b. Driveway circulation and parking areas.
c. Landscaped areas.
d. Private open space, provide boundary/ies and dimensions (if residential requirement).
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e. City Parks. N/A
f. Other public lands (school sites, public access greenway corridors, trail corridors). N/A
14. Total number, type and density per type of dwelling units, and total new and gross residential density
and density per residential parcel. Residential Density is 64 units/acre, see A1.0.
SITE PLAN DETAILS
15. Topographic contours at a minimum interval of 2 feet, or as determined by the Director.
See Civil Plans.
16. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning
Jurisdiction, within or near the development.
See Civil Plans.
17. Existing zoning within 200 feet of the site.
See Site Plan – A1.0 & A1.1
18. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major
arterial streets where the distances shall be 200 feet.
See Site Plan – A1.0.
19. On site streets and rights of way.
See Site Plan, Landscape Plan, & Civil Plans.
20. Ingress and egress points.
See Site Plan, Landscape Plan, & Civil Plans.
21. Traffic flow on site.
See Site Plan, Landscape Plan, & Civil Plans.
22. Traffic flow off site.
See Site Plan, Landscape Plan, & Civil Plans.
23. All parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking,
compact spaces, ADA accessible spaces and motorcycle parking, on-street parking, number of employee
and non-employee parking spaces, existing and proposed, and total square footage of each.
See Site Plan – A1.1.
24. Utilities and utility rights of way and easements
See Civil Plans – C5.1 & Site Plan – A1.1
25. Surface water, including:
a. No Ponds, Streams, and irrigation ditches exist on the project site; b. no watercourses exist on-
site; c. project is not within a 100 year floodplain; d. no floodplain analysis is required.
26. Grading and drainage plan, including provisions for on-site retention/detention and water quality
improvement facilities as required by the Engineering Department, or in compliance with B.M.C. Section
14 storm drainage ordinance and best management practices manual adopted by the City.
See Civil Plans & Design Report – Appendix 1.
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27. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may
be incorporated into the storm drainage system for the property shall be designated.
See Civil Plans & Design Report – Appendix 1.
28. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic
features.
N/A- See Civil Plans.
29. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and
interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict.
See Site Plan, Landscape Plan, & Civil Plans. – Details on C7.1-C7.2
30. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces,
handrails and curb cuts, including construction details and the applicant’s certification of ADA compliance.
See Site Plan A1.1.
31. Fences and walls, including typical details.
See Site Plan A1.2.
32. Permanent and construction period exterior refuse collection areas, including typical details.
See Site Plan A1.1 for refuse collection area. Due to the location of the dumpster within the alley, the
Solid Waste Department waived the trash enclosure requirement.
33. Curb, asphalt section and drive approach construction details.
See Civil Plans – C7.1-7.2
34. Location and extent of snow storage areas.
Due to the limited snow storage area, the property owner will contract with a local snow removal
service to remove all snow from the site. No snow storage is proposed.
35. Location and extent of street vision triangles.
Provided. Additionally, on October 17, 2016, City Engineering Division approved a deviation from
38.24.100 (Vision Triangle) to allow building encroachment into the street vision triangle at the
intersection of W Babcock St and S 7th Ave.
36. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and
shrubs having a diameter greater than 2.5 inches, by species.
See Site Plan, Landscaping Plan & Civil Plans.
37. Historic, cultural and archeological resources, describe and map any designated historic structures or
districts, and archeological or cultural sites.
See Civil Sheet C3.1- Existing Conditions.
38. Major public facilities, including schools, parks, trails, etc.
None located on-site.
PARKLAND AND AFFORDABLE HOUSING
39. The project proposes cash-in-lieu of parkland dedication. 42 units equates to 1.26 acres of required
parkland; however the density cap of 12 units per acre reduces this requirement to 0.234 acres. Due
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to the infill nature of this project, the parkland requirement will be proposed to be met with the
City’s cash-in lieu program. One dwelling credit is being requested for the existing single-household
residence. The formal request can be found within this application. Private open space is proposed
as a combination of private balconies and ground level open space.
40. The project is not seeking to utilize Section 43– Affordable Housing since it is an apartment building
and does not qualify for the program.
LIGHTING DETAILS
41.– 43 See E1.1 Photometric Site Plan.
BUILDING DESIGN AND SIGNAGE
44. See A3.1-3.3 of the Site Plan.
45. Rooftop mechanical equipment are proposed and screened by the parapet.
46. No additional signage is being proposed at this time besides addressing. It is acknowledged that any
commercial signage will need further review by the City. Signage shown on the plans are for reference
only.
LANDSCAPE PLAN
47.-66. Please see Landscape Plan
STREET AND TRAFFIC
67. A Traffic Impact Study has been submitted, see Appendix 2
OTHER PERMITS
68. Stormwater management permit, see Appendix 4.
DEVIATIONS
69-72. No NCOD deviations are proposed.
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N1- Noticing Materials
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Keith Flanigan
720 W Babcock ST Bozeman, MT 59715
GEOFFREY C & CARRIE A
ANGEL
622 W BABCOCK ST BOZEMAN, MT 597154449
BOLTON ROBERT D & ANN L
PO BOX 15
ROSCOE, MT 59071-0015
Roger Bennett
116 S 8th Ave Bozeman MT 59715
SHYNE MARCELLE M
PO BOX 1142 BOZEMAN, MT 59771-1142
RUSSELL JAMES O &
RONDA L
906 ALPINE WAY
BOZEMAN, MT 597159275
William Sharpe
11465 Axtell Gateway Rd Bozeman, MT 59718
PURNEL WENDY
612 W BABCOCK ST BOZEMAN, MT 597154449
MYERS SCOTT M & CARRIE B
113 S 8TH AVE
BOZEMAN, MT 597154460.
MARY ELAINE WESTFALL
126 S 8TH AVE
BOZEMAN, MT 59715-4461
AFKHAM LLC
619 W BABCOCK ST
BOZEMAN, MT 597154448
RUNYON, JUSTIN BLAKE
119 S 8TH AVE
BOZEMAN, MT 597154460
Renee Irish
123 S 7th Ave
Bozeman, MT 59715
MATTHEWS ERIC
613 W BABCOCK ST
BOZEMAN, MT 597154448
WELCH PATRICK E &
MOORE JESSIE
123 S 8TH AVE
BOZEMAN, MT 597154460
Small House LLC
225 N Broadway Ave
Bozeman, MT 59715
NORMAN HOLDINGS LLC
PO BOX 3086
BOZEMAN, MT 59772-3086
THOMPSON JEFFREY P.
809 W OLIVE ST
BOZEMAN, MT 597154440
113 LLC
303 S Tracy Ave
Bozeman, MT 59715
HAUF LLC 204 SUNSET BLVD
BOZEMAN, MT 59715-6695.
BROCK ALBIN
1301 S CHURCH AVE
BOZEMAN, MT 59715-5803
MOORE MICHAEL P
703 S 5TH AVE
BOZEMAN, MT 59715-4524
BIG BROTHERS & SISTERS OF
GALLATIN COUNTY, INC 15 S 8TH AVE
BOZEMAN, MT 597154444.
JOHNNY P & SUSAN R
KIRKLAND
14 SOUTHGATE
SHOREHAM, NY 11786-1625
MURPHY KINGSLEY H III
TRUSTEE
PO BOX 6570
KETCHUM, ID 833406570
ANGEL GEOFFREY C & CARRIE
803 W BABCOCK ST
BOZEMAN, MT 597154452
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DEM Checklist & Response
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Demolition Checklist Reponses
We are submitting a request for demolition of the existing non-conforming residence and free-standing
commercial building located on Lots 1-9, Block 3, Park Subdivision on W Babcock Street with our subsequent
development application, SOBO Lofts Mix-Use Building. The subject property is located within the Neighborhood
Conservation Overlay District, outside of a historic district and zoned B-2M (Community Business District-Mixed).
The existing project site contains one single-household residence and a free-standing commercial building,
previously operated as a Pizza Hut.
According to the attached historic property record form prepared in 1984 and supplied by the City of Bozeman, the
existing single-household residence “is a neutral element within a potential historic district”.
No historic property record form exists for the free-standing commercial building built in 1989. The building is 27
years old.
NEIGHBORHOOD CONSERVATION OVERLAY DEMOLITION CHECKLIST
1. See Project Executive Summary.
2. See Exhibit A- Montana Property Record Form.
3. See Exhibit B - Photos.
4. See Civil and Site Plan.
5. Not applicable due to the demolition of all existing structures on-site.
6. Not applicable due to the demolition of all existing structures on-site.
7. The property is not classified as historic because it is not listed on the National Register of Historic Places,
identified as “eligible” or “contributing”, identified as a Landmark or in a local district.
ENTRYWAY CORRIDOR OVERLAY DEMOLITION CHECKLIST
1-7. The project is located outside of an entryway corridor overlay.
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Exhibit A – Historic Property Record Form
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Exhibit B – Photos
View from W Babcock St looking south
Existing Residential Building
View from Alley looking north
Existing Residential Building
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View from Alley looking north
Existing Commercial Building
View from W Babcock looking southwest
Existing Commercial Building
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NCOA Checklist and Response
HISTORIC PROPERTY INFORMATION
Date of construction, if known: Pre-1902 & 1989
Existing property record form. See DEM Checklist & Response, Exhibit A.
1. Project narrative providing a thorough description of what is being proposed including a list of all
alterations/changes proposed on the property.
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. The project is proposed to demolish the existing single household and the free-
standing commercial building.
The SOBO Lofts Mixed Use development proposes an appropriately scaled and thoughtfully designed mixed use
building with a meaningful number of residential apartments. The building is integrated into the newly created B-2M
zoning district and serves as a transitional element between the potential future development of commercial
properties to the north and the residential properties to the south and east. Required parking is provided on site
with an additional 7 spaces on the two adjacent streets. Open space is provide through private balconies and a
ground level landscaped open yard. Redevelopment of this long vacant site will provide a buffer between the more
active bars to the north and the residential neighborhoods to the south.
The building design incorporates many strategies to reduce scale and address the immediate neighborhood context.
The upper floors step back from the one story commercial space along Babcock to ease the vertical scale and
enhance the pedestrian experience. This also allows the integration and preservation of the existing 40+’ tall mature
boulevard trees along the Babcock frontage; which are vital to the streetscape’s feel and scale. At the commercial
frontage along Babcock, a transparent storefront connects the street and commercial spaces, activating the
pedestrian experience. Masonry construction has been chosen for the commercial frontage to create a durable,
lasting aesthetic; anchoring the building. More residentially appropriate materials are utilized for the multi-story
portions of the building that face existing homes. Formally, this portion of the building is broken into smaller
volumes to establish a scale and rhythm relative to the existing residential context. Roof edges are articulated with
varying heights and slope transitions to further reinforce the variation of building massing and articulation.
2. See Demo Exhibits for Historic Property Record Forms.
3. See Site Plan Application.
4. See Site Plan Application.
5. See Site Plan Application.
6. See Site Plan Application.
7. See Site Plan Application.
8. See Streetscape Diagram A1.4 within Site Plan Application.
9. N/A
10. See Site Plan Application.
11. See Site Plan Application.
12. See Site Plan Application.
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13. See Site Plan Application and Demo Plan.
14. No specific outreach was made.
15.-17. No NCOD deviations are proposed
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Concept Review Response Narrative
Planning Division Comments
1. Residential accessory storage is being provided within the enclosed parking area on the ground level.
2. The project is not pursuing use of Chapter 38, Article 43 of the City’s Affordable Housing Program due to
the fact this is an apartment building and does not qualify.
3. Pursuant to article 17 of Chapter 38 of the UDC, this project is outside of the Entryway Overlay and
therefore is not reviewed under the Design Objectives Plan. The project is within the NCOD and a
response to the NCOD Guidelines is a part of this application.
4. 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.
5. The alley is proposed to be re-graded but no other improvements are proposed.
6. Pedestrian access from the proposed alley to the structure has been added with a concrete sidewalk
between the parking and the building.
7. Sufficient pedestrian access is provided between the parking and the building entrances.
8. Addition backing for the parking was added to assist in movement of cars.
9. Parkland CIL is being requested with this application.
10. The proposal for tree removal has been changed. Only one tree is being proposed to be removed with this
application. See landscaping plan.
11. Noted.
Engineering Division Comments
1. A traffic impact study is provided in the application, see attachment X.
Figure 1: B-2M Block Frontage Designations
Source: City of Bozeman GIS
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
38 Site Plan Application & Project Narrative
Building Division Comments
1. Noted
2. Noted
3. Provided, see site plan drawings.
4. Provided, see site plan drawings.
5. Provided, see site plan drawings.
6. The rooftop patio has been removed.
Sustainability Division Comments
1. Interior storage units are proposed in the garage for tenets. They are large enough for bike storage.
2. See Sustainability summary within the project narrative.
Fire Department Comments
1. Code requirements have been incorporated into the design of the site.
Forestry Division Comments
1. The plan for tree removal has changed substantially since the concept review application. Only one
existing street tree is proposed for removal, specifically F6 along W Babcock Street, to allow for parking
access. The property owner understands full compensation for the cost of removal and the value of the
tree will be paid by the person requesting removal. Please see landscape plan for the additional detail on
proposed street trees, irrigation, and protection plan for existing trees during construction.
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
39 Design Guidelines Narrative Response
Design Guidelines Narrative Response
Bozeman Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District
The proposed site plan layout and architecture were very carefully designed to fit the goals and objectives of the
B-2M Community Business District-Mixed in addition to the Neighborhood Conservation Overlay District Design
Guidelines.
New infill and construction in the Neighborhood Conservation Overlay District but outside of a Historic District
within the B-2M Zoning. The following Chapters apply: Introduction, Chapter 2. Design Guidelines for all
Properties, and Chapter 4. Guidelines for Commercial Areas.
The site plan project narrative should be included as part of the Design Guidelines Narrative Response. To make
sure the narrative did not omit any specific guidelines, we’ve included summaries of the narrative under each
guideline.
Chapter 2 – Design Guidelines for All Properties
A. Topography
Response: To minimize cut and fill, the building and site are designed to conform to the existing topography. The
building is incorporated into the slope of the site reducing the perceived height from the south by approximately 5’
giving the appearance of a 3 ½ story building as viewed from the south. By maintaining the grade along Babcock
Street, five of the six existing mature street trees will remain.
B. Street Patterns
Response: No new streets or changes to the existing street patterns are proposed with this project thereby
maintaining the historic street and alley plans.
C. Alleys
Response: An existing alley along the south property line will be maintained and utilized by the development. The
alley is not proposed to be paved with this application to maintain the character of the area.
D. Streetscape
Response: The B-2M zoning district designates the adjacent streets as “mixed frontage” (Babcock) and “landscaped
frontage” (7th). The design team has utilized the option for storefront configuration for the Babcock frontage
placing the front building elevation at the property line (12’ from the curb) and providing covered pedestrian
entries to transparent storefront commercial spaces. Where possible a full 12’ wide sidewalk is provided which
includes the area adjacent to an existing bus stop and to provide for an activated street corner and pedestrian.
The building is configured to focus residential foot traffic to the primary residential entry facing 7th street. This
provides a more residential feel and addresses the adjacent residential zoning on the east side of 7th. Vehicular
traffic is limited to a single drive entry positioned along Babcock as far from the intersection of 7th and Babcock as
possible.
E. Landscape Design
Response: The existing trees on this site and along the adjacent boulevards are an invaluable asset to the site and
are critical to the incorporation of this building within the context of this mixed neighborhood. It is imperative that
every effort be made to ensure their preservation. With this proposal all existing boulevard trees along Babcock
and 7th will be preserved accept for one tree which will be removed for the proposed drive access. Additional
efforts have been incorporated to ensure the 40’+ tall mature tree on the south west corner of the property will be
preserved and incorporated into the landscaping. The design team has been in communication with the City Tree
Department during design development of the project.
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
40 Design Guidelines Narrative Response
F. Building Form
Response: The building incorporates many strategies to reduce perceived scale and to address the immediate
context. The one story commercial space along Babcock steps back the upper floors to emphasize pedestrian
scale/experience and also to accommodate all efforts to preserve the existing 40+’ tall mature boulevard trees
along the Babcock frontage. The one story commercial space is built with a flat roof which is a traditional
commercial form in the area. Transparent storefront elements enhance the pedestrian experience along the more
active Babcock frontage while buffering the incorporated parking garage. Masonry construction has been
incorporated into the commercial portions of the building conveying a sense of permanence and durability. The
multi-story portions of the building are more residentially appropriate materials. Formal articulation breaks the
larger scale portion of the building into smaller modules with an understandable human scaled rhythm. Roof
edges are articulated with varying heights and slope transitions in an effort to reinforce this varied approach to
building massing and articulation. See Building Height, Mass, and Scale Narrative.
G. Solid-to-Void Ratio
Response: The project is meeting the B-2M transparency requirements for street facing facades. The building
proposed is rectangular solid form with punched openings for windows.
H. Materials
Response: Masonry construction has been incorporated into the commercial portions of the building conveying a
sense of permanence and durability while more residentially appropriate materials are utilized for the multi-story
portions of the building. Similar residential materials proposed are found throughout the surrounding
neighborhood. Additional detailing to the traditional materials are incorporated to create a high quality exterior on
the building.
I. Architectural Character
Response: The project distinguishes itself from historic structures and does not attempt to imitate older historic
styles.
J. Parking
Response: The visual impact of surface parking has been minimized. On-site parking is be subordinate to other
uses. The enclosed parking garage is incorporated into the building by setting back from the street fronting
elevation and is buffered by the placement of the commercial space and residential entry/mail/circulation spaces.
The vehicular entry to the parking garage is tucked toward the back of the building out of view from the front
elevation and is accessed via a private driveway.
K. Buffer
Response: Additional landscaping to buffer abutting properties and public ways has been incorporated into the
project’s landscaping plan.
L. Site lighting
Response: As proposed, site lighting meets the lighting requirements of the UDC by providing full cut-off fixtures
which shield light downward. See Fixture cut sheets and Photometric Plan.
Chapter 4- Guidelines for the Commercial Character Area
A. Mass and Size & B. Building and Roof Form
See Building Height, Mass and scale in the project narrative.
C. Building Setback
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
41 Design Guidelines Narrative Response
Response: The building setback meet the requirements of the B-2M zoning district. The B-2M’s intent with the
storefront frontage requirement is for buildings to create a strong edge to the street. The building is situated 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. The east façade facing S 7th is designated as Landscape Frontage to provide a transition
to the existing residential neighborhood to the south and east by stepping the building 10’ from the eastern
property line. 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.
D. Horizontal Alignment
Response: A strong alignment of horizontal elements exists along the street such as the one-story commercial
space with awnings.
E. New Storefront Character
Response: The project meets the requirements of the B-2M zoning which requires a high level of façade
transparency so that street level floors of commercial buildings are clearly distinguishable from the upper floors.
The commercial space includes recessed entries, floor to ceiling height of 13’, retail space depth min of 20’, and
covered awnings. Upper floors are the reverse—opaque materials dominate, and windows appear as smaller
openings puncturing the solid walls.
F. Parking Facilities
Response: The proposed parking facility is tucked behind and within the proposed building. The parking area is
wrapped with commercial residential uses, separating the facility from the street. See parking in the project
narrative.
G. Site Furniture
Response: Bicycle racks are proposed off the alley along S 7th Ave. Benches are proposed in the common open
space for people to be able to relax and use the outdoor area away from the busy streets. An additional bench is
proposed at the residential entrance.
H. Awnings and Canopies
Response: The proposed design meets the intent of the B2M 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’
average cover along a highly transparent storefront with residential apartments above.
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
42 Parkland Credit Request
Parkland Credit Request
On behalf of Capanna Partners, LLC, we are requesting an existing dwelling unit be credited towards parkland
dedication requirements and to be applied toward the development of the Sobo Lofts Mixed Use Building. There is
one residential unit on-site, which are currently being rented. The property owner is requesting one dwelling unit
credit be applied toward the parkland requirement for the Sobo Lofts.
Single-Household Dwelling #1
716 W Babcock Street
Total Finished Area = 761 SF
Lot Area = 6,450 SF
Attached: Property Record Card
Total Parkland Area or its equivalent dedication required by Code:
Max Density Cap – 12 units/acre (B-2M)
Park Dedication Factor = .03 acres
12 Units/Acre X .03 Acres = 0.234 Total Acres
Total Parkland Credit:
1 Single Household Dwellings x .03 Acres = 0.03 Acres
Total Credit = 0.03 Acres
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
43 Parkland Credit Request
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
44 Parkland Credit Request
Sobo Lofts Mixed-Use Building Site Plan Application
December 2016
45 Appendixes
Appendixes
1. Site Plan Design Report- Water, Sewer, & Storm Drainage Improvements
2. Traffic Impact Study
3. Stormwater System Maintenance Plan
4. Stormwater Management Permit Application
5. Deviation Request and Approval Documentation