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16534 Sobo Packet Materials
DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 1 of 10 Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 Project Name: Sobo Lofts Mixed Use Building Application: 16534 Summary: Site plan application for a mixed use building with commercial on the bottom floor and residential on the top. Parcel size: 0.6499 ac. 23,311 SF) Location: 718 West Babcock Street Bozeman, MT 59718 Legal Description: Lots 1-9, Block 3 of Park Addition, S12, T02 S, R05 E, PMM, Bozeman Zoning: B-2M, Growth Policy: Community Commercial Mixed Use Overlay: Neighborhood Conservation Owner(s): Capanna partners, LLC 510 East Cottonwood Street, Bozeman MT 59715 Applicant(s): Capanna partners, LLC 510 East Cottonwood Street, Bozeman MT 59715 Representative(s): Intrinsik Architecture 111 N Tracy Ave. Bozeman, MT 59715 Noticing: Public Comment Period 12/28/2016 to 1/25/2017 Newspaper Legal Ad NA Site Post 12/28/16 Adjacent Owners Mailed 12/28/16 Advisory Boards: Board Development Review Committee Design Review Board RPAB City Commission (Cash in Lieu - ONLY) DRC (2nd review) Meeting 10am, 1/18/17, 2nd fl. conference rm., 20 E. Olive St. 6pm , 2/8/17, 2nd fl. Commission Room 6pm 2/15/17 6pm, 2/27/17, City Hall Rouse 10am, 3/8/17, 2nd fl. conference rm., 20 E. Olive St. Decision: Authority Director of Community Development Decision 10 days after DRC approval Alternatives 1. Recommend approval of the application with the recommended findings conditions and code provisions provided in the staff report; 2. Recommend approval of the application with modifications to the recommended conditions and findings provided in the staff report; 3. Recommend denial of the application based on the Board’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. With the applicant’s concurrence continue the review of the application with specific direction to staff or the applicant to address specific items. DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 2 of 10 Project Location DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 3 of 10 CONDITIONS OF APPROVAL 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.19.100, BMC In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy (38.01.040 C) Meets Code? Growth Policy Land Use Community Commercial Mixed Yes Zoning B-2M Community Business Yes Comments: The property is within the City’s municipal service area and otherwise complies with the goals and objectives of the growth policy. No conflicts between the proposed zoning and the growth policy have been identified. 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. 2. Conformance to this chapter, including the cessation of any current violations (38.34.160) Meets Code? Current Violations None Yes Comments: No known zoning violations exist on this property. 3. Conformance with all other applicable laws, ordinances, and regulations (38.01.080) Meets Code? Conflicts None Yes Comments: No specific conflicts have been identified. Additional steps will be required including but not limited to final plans and building permits. The Building Division of the Department of Community Development will review the requirements of the International Building Code for compliance at the time of application. 4. Relationship of site plan elements to conditions both on and off the property (38.19.100) Meets Code? Neighborhood Compatibility Yes Design and arrangement of plan to produce an efficient, functionally organized and cohesive development Yes Design and arrangement of plan in harmony with topography, water bodies, vegetation, contributing to the overall aesthetics Yes Conform with local historical or landmark designation requirements, including the Neighborhood Conservation Overlay District (NCOD) Yes DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 4 of 10 Comments: The development, is compatible with and sensitive to the immediate environment of the site and the adjacent neighborhoods and other recently approved development relative to architectural design, building mass and height, neighborhood identity, landscaping, orientation of buildings on the site and visual integration. The project is proposing providing the total parking required with no reductions requested. The building is 50 feet, or 22’ shorter than the maximum allowed. The building is incorporated into the slope of the site to lessen the height impact. The commercial is stepped up from the front to the top floor reducing the mass and bulk of the structure. The parking structure is wrapped in residential and commercial uses as required by block frontage standards for B-2M. Pedestrian connectivity will be provided in the form of sidewalks both along the street corridors but also throughout the project connecting to the existing sidewalks. This will allow access from parking spaces, into, through and around the project. Block frontage requirements are met with this proposal. By utilizing the alley the applicant is integrating the project directly into the infrastructure the City has established. This integration will be complete with the paving of the alley, a condition of approval. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions (38.24.010 and 38.25.010) Meets Code? Street vision Yes Yes – with condition Snow storage Yes Traffic Impact Study / LOS Provided Transportation grid adequate to serve site Yes Comments: The City’s engineering department has reviewed the traffic study and found it adequate for approval of this project. The site is served by a two-lane, one-way (west to east) collector street, W. Babcock St, South 7th Ave, and an alley along the southern edge of the project. The project has been conditioned with a requirement to pave the alley along the southern edge of the property between S 7th Ave and S 8th Ave. No other off site improvements to the transportation system are required. Parking Required Provided (total) Yes Total 52 52 ADA 2 2 Reductions Tab.38.25.050-5(5): First 3,000SF of building exempt in B-2M. Bicycle Spaces provided via a rack on the alley intersection with S 7th Ave Yes Comments: The proposal meets parking requirements. 6. Pedestrian and vehicular ingress and egress (38.19.100) Meets Code? Safe and easy movement Yes Pedestrian access location(s) Yes Site vision triangles Yes Fire lanes, curbs, signage and striping Yes Comments: Block frontage requirements include a 12’ sidewalk. While it does not need to be continuous, it is required to provide pedestrian connectivity and outdoor usable space along the block frontage. The project will be required to remove and replace trees or provide an alternative engineering and paving strategy to maintain the current trees. Pedestrian connectivity and vehicular movement is provided on site and adequately integrated into the surrounding pedestrian DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 5 of 10 and vehicular transportation system. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation (38.26.010-100) Meets Code? Submittal requirements for landscape plans (38.41.100) Yes Mandatory landscaping Yes – with departure Yard Yes Parking lot screening No Off-street loading spaces screening Yes Street frontage Yes Acceptable landscape materials Yes Irrigation: plan, water source, system type Municipal water with spray, bubblers, drip Yes Trees for residential adjacency NA Performance points 23 Yes City rights-of-way and parks Yes – with departure Tree plantings for boulevard ROW, drought-resistant seed Yes Public ROW boulevard strips Yes Irrigation and maintenance provisions for ROW Yes State ROW landscaping NA Fencing and walls Yes Yes Comments: A landscape plan was submitted with the site plan application for all proposed landscaping on the site as required by Bozeman Municipal Code (BMC) and meets the baseline landscaping points requirement. The project is currently working with the Forestry Department to create a street tree removal and replacement plan for those trees that will be removed. The code, specifically identifies the requirement for both a 12’ sidewalk and street trees. The applicant is reviewing ways in which they can remove a minimal amount and still accomplish the 12’ sidewalk. The elevation changes here will determine the number of trees allowed to remain. In a review of the block frontage the applicant was notified that the handicapped space along W. Babcock St is shown “in front of the structure”, which is not permitted in storefront block frontage. The applicant is required to submit a request for a “departure” and provide additional screening in both landscaping and a structure. If the departure is approved this will then meet code. 8. Open space (38.27.020) Meets Code? Open space Yes Parkland Cash-in-lieu for max. known density max 12 units/acre Yes – with City Commission approval 0.65 ac. X 12 units/ac. X .03 ac.=0.234 ac. $12,537 Cash donation in-lieu Yes Comments: The required open space has been met. The City requires parkland dedication. If parkland dedication cannot be met onsite the applicant must request approval to provide DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 6 of 10 compensation. City Commission is required to review all Cash in lieu requests and make a decision. Their meeting will take place on February 27, 2107. Planning staff supports cash-in-lieu of parkland for this infill project. 9. Building location and height (38.19.100) Meets Code? Allowed Actual Yes Lot coverage 100% NA Height 60’ plus limited 12’ additional 50’ Comments: B-2M and block frontage zoning requirements are met for building height and location as well as roof form and slope. In addition, the project meets commercial district requirements for a minimum floor-to-ceiling height of 13 ‘ for commercial floor space at the ground floor of the building per the block frontage requirements. 10. Setbacks (38.19.100) Meets Code? Zoning B-2M Yards (feet) Structures Parking Yes – with departure Front Block frontage 0’ Block frontage - not allowed in front of structure Rear 0’ 0’ Side 0’ 0’ Comments: This project is within the B-2M zoning district. The project is using a mix of block frontages, Storefront / Mixed (Babcock), Landscaped (S 7th Ave). In a review of the block frontage the applicant was notified that the handicapped space along W. Babcock St is shown “in front of the structure”, which is not permitted in storefront block frontage. The applicant is required to submit a request for a “departure” and provide additional screening in both landscaping and a structure. If the departure is approved this will then meet code. 11. Lighting (38.23.150) Meets Code? Building-mounted lighting (cutoff and temperature) Yes Site lighting (cutoff and temperature) Yes Minimum light trespass at property line Yes Comments: All light fixtures are full cutoff and the edge of the property shows no light trespass. 12. Provisions for utilities, including efficient public services and facilities (38.21.030, 38.23.050, 38.23.060, 38.23.070) Meets Code? Municipal infrastructure requirements Yes Easements (utility rights-of-way etc.) Yes Water, sewer and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comments: Plans were reviewed by the City Engineer and have been found to adequately provide adequate water, sewer and other needed infrastructure. 13. Site surface drainage (38.23.080) Meets Code? DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 7 of 10 Drainage design Yes Stormwater maintenance plan (38.23.030.A) Yes Stormwater feature: landscaping amenity, native species, curvilinear, 75% live vegetation Yes Comments: Drainage is tentatively approved by City Engineering Division. Minor comments are being resolved through the DRC approval process. 14. Loading and unloading areas (38.23.140) Meets Code? Loading and unloading None Yes Comments: No formal loading and unloading areas are required with this project. 15. Grading (38.23.080) Meets Code? Grading Yes On-site retention/detention Yes Comments: Grading is tentatively approved by City Engineering Division. Minor comments are being resolved through the DRC approval process. 16. Signage (38.28.010) Meets Code? Proposed (sq. ft) NA NA Comments: Not required for site plan approval. A master site plan will be required for a building with multiple tenants. One comment from engineering involved a site plan correction. 17. Screening (38.21.050 and 38.26.050) Meets Code? Mechanical equipment screening Yes Additional screening Yes Comments: Adequate screening of utility installations will be reviewed with the building permit. The application indicated that rooftop mechanical equipment will be screened by the parapet. Upon a request for a departure additional screening will be completed for the handicapped space in the front of the structure. 18. Overlay district provisions (38.16.010, 38.17.010, 38.18.010) Meets Code? Neighborhood Conservation Yes Entryway NA Casino NA Comments: This project is located within the Neighborhood Conservation Overlay District (NOCD) and requires a certificate of appropriateness (CCOA). Staff completed Administrative Design Review to analyze the proposed design’s compliance with the NCOD guidelines. A separate Demolition COA application is required, if the demolition is done prior to building permit approval, to ensure that the process can proceed independent of site plan approval. 19. Other related matters, including relevant comment from affected parties (38.40.010) Meets Code? Public Comment 6 Yes Comments: Public notification was completed in accordance with UDC Chapter 38, Article 40. Refer to noticing dates on page 1 of this report. Planning staff met with 3 individuals to discuss the project. Planning staff received 4 emails/letters regarding the project. Engineering had one meeting with neighborhood residents and one follow up email. Topics included in concerns: Density DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 8 of 10 Traffic increase and new patterns One way streets Character of the neighborhood Lighting (on site) Shadows Rooftop green space Privacy Please see the attached comments. Staff reviews each of the comments against the growth policy, the unified development code and the design standards. This project is meeting the requirements of the policies and regulations. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming OR Are the subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. (38.23.060) Meets Code? Yes – with aggregation of the lots Required Easements None Yes Shared access easement No # of lots served NA Yes Comments: A parcel aggregation application is required to combine the lots within the project. Buildings cannot be built across property boundaries. The approval of this will be required prior to final plan approval. 21. Compliance with article 43 of chapter 38 of the BMC (38.43.010) Meets Code? Affordable Housing NA Yes Comments: This requirement is not applicable to the subject application because this is not a single household detached or townhouse project. Article 43 only applies to these type at this time. 22. Phasing of development (38.41.080) Meets Code? Phasing No # of phases 1 Yes Comments: This is an individual site plan. NEIGHBORHOOD CONSERVATION OVERLAY DISTRICT REVIEW CRITERIA Article 16 of the Bozeman Municipal Code (BMC) sanctions the Neighborhood Conservation Overlay District (NCOD) and specifies the standards for granting Certificate of Appropriateness (COA) approval for new construction within a historic neighborhood. All new construction, alterations to existing structures, movement of structures into or out of the neighborhood conservation overlay district, hereinafter referred to as the conservation district or NCOD, or demolition of structures by any means or process are subject to administrative design review unless specifically exempted. The recommendations of the design review board or administrative design review staff shall be given careful consideration in the final action of the review authority. According to COA standards, criteria from the 2006 City of Bozeman Design Guidelines for Historic Preservation and the Neighborhood DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 9 of 10 Conservation Overlay have been applied to the subject proposal based upon the character of the proposed activities. Project Address 718 West Babcock Street Bozeman, MT 59718 Application 16534 Existing Site Conditions The subject lot(s) are currently developed with a non-contributing house and a vacant commercial building. The project is within the Cooper Park Neighborhood boundaries. The project is not within an historic district. The existing structures on site are not considered contributing. Alterations Site plan with CCOA application for demolition of and redevelopment of the project to meet the current B-2M standards. Historic District No NCOD Guidelines Ch. 2 Comments: This project has provided a number of innovative design characteristics to provide assurance to the appropriateness and compatibility including: The project is working with the slope of the property to sit the building at a lower elevation The street patterns have been set. This site originally had a “commercial” building in the center of the lot. This structure will be more in line with the historical nature of the area, with the building pushed to the street edge. The code indicates that alleys should remain unpaved if feasible. With the parking, as identified in this project, backing into the alley, the applicants have been asked to pave the alley. The block frontage standards require a 12’ sidewalk. There is a balance between removing or having the older trees remain in place and creating the streetscape that the block frontage standards require. The applicant is removing a minimal amount to be replaced with new street trees. The project is maintaining and enhancing the landscaping to meet the new block frontage requirements. This project is required to provide 52 spaces and is ensuring that parking and traffic standards have been met. The parking areas are either interior to the structure or are screened according to the storefront and mixed block frontage standards. The lighting proposed is downward facing and full cutoff to ensure the project is not providing light trespass to the surrounding properties. Standards for certificates of appropriateness in NCOD (Section, 38.16.050, BMC) Conforms to NCOD guidelines and 38.16.050. Yes Conforms to demolition guidelines and 38.16.080 Yes Comments: Demolitions applications are accepted when a subsequent development is accompanying the request. The demolition is processed through the site plan review. This project is looking to remove an existing single household structure and a free-standing commercial building located on Lots 1-9, Block 3, Park Subdivision on W Babcock Street. The commercial structure was built in 1989 and has no historic record. The single household structure (716 W Babcock) record indicates it is a non-contributing neutral structure. Sec. DESIGN REVIEW BOARD SITE PLAN STAFF REPORT 16534 Staff Report for Sobo Lofts Site Plan Page 10 of 10 38.16.080 supports the removal of neutral structures. Conditions No. Standard Condition None NA NA CODE PROVISIONS Per Section 38.01.080 & 38.34.110, the proposed project shall be completed as approved and conditioned in the Certificate of Appropriateness application. Any modifications to the submitted and approved application materials shall invalidate the project's legitimacy, unless the applicant submits the proposed modifications for review and approval by the Department of Community Development prior to undertaking said modifications. The only exception to this law is repair. Per Section 38.34.100.6, the applicant shall obtain a building permit within one year of Certificate of Appropriateness approval, or said approval shall become null and void. Please call the Building Division at 406-582-2375 for more information on the building permit process. 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 3 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 4 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 5 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 6 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 7 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 8 Site Plan Application & Project Narrative 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. Sobo Lofts Mixed-Use Building Site Plan Application December 2016 9 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 10 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 11 Site Plan Application & Project Narrative Residential Buildings in the Area Sobo Lofts Mixed-Use Building Site Plan Application December 2016 12 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 13 Site Plan Application & Project Narrative A1 Application Sobo Lofts Mixed-Use Building Site Plan Application December 2016 14 Site Plan Application & Project Narrative Sobo Lofts Mixed-Use Building Site Plan Application December 2016 15 Site Plan Application & Project Narrative Sobo Lofts Mixed-Use Building Site Plan Application December 2016 16 Site Plan Application & Project Narrative SP Site Plan Required Materials Sobo Lofts Mixed-Use Building Site Plan Application December 2016 17 Site Plan Application & Project Narrative SP 1 Site Plan Checklist & Response Sobo Lofts Mixed-Use Building Site Plan Application December 2016 18 Site Plan Application & Project Narrative Sobo Lofts Mixed-Use Building Site Plan Application December 2016 19 Site Plan Application & Project Narrative Sobo Lofts Mixed-Use Building Site Plan Application December 2016 20 Site Plan Application & Project Narrative Sobo Lofts Mixed-Use Building Site Plan Application December 2016 21 Site Plan Application & Project Narrative Sobo Lofts Mixed-Use Building Site Plan Application December 2016 22 Site Plan Application & Project Narrative 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). Sobo Lofts Mixed-Use Building Site Plan Application December 2016 23 Site Plan Application & Project Narrative 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. Sobo Lofts Mixed-Use Building Site Plan Application December 2016 24 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 25 Site Plan Application & Project Narrative 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. Sobo Lofts Mixed-Use Building Site Plan Application December 2016 26 Site Plan Application & Project Narrative N1- Noticing Materials Sobo Lofts Mixed-Use Building Site Plan Application December 2016 27 Site Plan Application & Project Narrative 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 Sobo Lofts Mixed-Use Building Site Plan Application December 2016 28 Site Plan Application & Project Narrative DEM Checklist & Response Sobo Lofts Mixed-Use Building Site Plan Application December 2016 29 Site Plan Application & Project Narrative Sobo Lofts Mixed-Use Building Site Plan Application December 2016 30 Site Plan Application & Project Narrative 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. Sobo Lofts Mixed-Use Building Site Plan Application December 2016 31 Site Plan Application & Project Narrative Exhibit A – Historic Property Record Form Sobo Lofts Mixed-Use Building Site Plan Application December 2016 32 Site Plan Application & Project Narrative Sobo Lofts Mixed-Use Building Site Plan Application December 2016 33 Site Plan Application & Project Narrative Exhibit B – Photos View from W Babcock St looking south Existing Residential Building View from Alley looking north Existing Residential Building Sobo Lofts Mixed-Use Building Site Plan Application December 2016 34 Site Plan Application & Project Narrative View from Alley looking north Existing Commercial Building View from W Babcock looking southwest Existing Commercial Building Sobo Lofts Mixed-Use Building Site Plan Application December 2016 35 Site Plan Application & Project Narrative 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. Sobo Lofts Mixed-Use Building Site Plan Application December 2016 36 Site Plan Application & Project Narrative 13. See Site Plan Application and Demo Plan. 14. No specific outreach was made. 15.-17. No NCOD deviations are proposed Sobo Lofts Mixed-Use Building Site Plan Application December 2016 37 Site Plan Application & Project Narrative 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 S SSSS E EEEE G GGGG SD SDSDSDSD W WWWW C CCCC X XXXX UPUPWWWWWWWWWWWWWSSSSSSSSSSSS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S WWWWWWWWWWWWWWWWWWWWWWWWWW WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWG G GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG S SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS EEEEEEEEEEEEEEEEEEEEEEEE S SSSSSSSSSSSSSSSSSSSSSS SSSSSSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD WWWWWWWWWWWWWWWWWWWWWWWWWWWWWW WWWWWWWWWWWWSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSS D S D SS SDSDSDSDSDSDSDSDSDSD SSSSSSS SDSDSDSDEEEEEEEEEEEEEEEEEEEEEEEEEEEE WWWWWWWWW WWWWWWWWW SDSDX XXXXXXXXXXXXXXXXXXXXGGGGGGGE E E E E E E C C C CCCCCEEEEE LINE TYPE LEGEND PROPERTY LINE SETBACK LINE FENCE COMMUNICATION LINE WATER LINE STORM DRAIN LINE GAS LINE ELECTRICAL LINE SEWER LINE0" SETBACKPRIVATE STORAGE LANDSCAPE SETBACK 10' - 0" COMMERCIAL SHELL SPACE PARKING GARAGE (25 SPACES) SOUTH PARKING (19 SPACES) WEST PARKING (8 SPACES) FIRE RISER/ MECHANICAL FENCE BIKE RACK RETAINING WALL ELECTRICAL TRANSFORMER ( LOCAL, 60'-0" R.O.W.)(MINOR ARTERIAL, 60'-0" R.O.W.) PROPERTY LINE 219.75' PROPERTY LINE 219.74'PROPERTY LINE 128.71'ALLEY (20'-0" R.O.W.) ON STREET PARKING (4 SPACES)PROPERTY LINE 128.97'6" WATER 10" STORMWATER 18" SEWER 6" WATER WEST BABCOCK STREET SOUTH SEVENTH AVENUEREMOVE TREE RELOCATED POWER POLE 8" SEWER VI SI ON TRI ANGLEFENCE DRIVE ACCESS DRIVE ACCESSDRIVE ACCESS WATER LINE TO BE REMOVED EXISTING STOP SIGN AWNING ABOVE NEW UTILITY LINES, SEE CIVIL AJACENT OFFICE STRUCTUREALLEY ACCESS VISION TRIANGLE DRAINAGE, SEE CVIILRELOCATED POWER POLE R-4 ZONINGB-2M ZONING KNOX BOX PRIVATE STORAGE BUS STOP BALCONIES ABOVE AWNING ABOVE SIDE YARD SETBACK 5' - 0"ON STREET PARKING (3 SPACES)MASONRY SCREEN WALL R PL PL PL PL PL PL R PL PL PL PL R PL SM BALCONIES ABOVESETBACK0"R-4 ZONING R-2 ZONINGB-2M ZONINGSTOREFRONT GLAZING BENCH BENCHES C C C C C C C V A COMMERCIAL ENTRY COMMERCIAL ENTRY RESIDENTIAL ENTRY RESIDENTIAL ENTRYRESIDENTIAL ENTRY STREET CORNERVISION TRANGLE (SEE APROVED DEVIATION) HANDRAILS HANDRAILS PL SM R SSSS R R ELECTRICAL METERS GAS METERS CONSTRUCTION DUMPSTER LOCATION CONSTRUCTION STAGING LOCATION 9,172 SF Room 7' - 9 19/32" 23' - 11 31/32"6' - 0 13/32"NEW CANOPY TREE & TREE GRATE PLANTING LEGEND EXISTING TREE TO REMAIN EXISTING TREE TO BE REMOVED PROPOSED NEW TREE SYMBOL LEGEND PATH LIGHTING FIXTURE RECESSED FIXTURE COMPACT PARKING SPACE SIGN SURFACE MOUNTED FIXTURE ACCESIBLE PARKING SPACE SIGN VAN ACCESIBLE PARKING SPACE SIGN C V A STREET SIGN - SEE CIVIL S sheetproject codeaddress© 2016 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988\\BIGGRAY\FolderRedirection\sfreimuth\Documents\DHH CENTRAL_sfreimuth_ tree study.rvtA1.1 DHH SOBO LOFTS MIXED USE BUILDING SITE PLAN 718 WEST BABCOCK BOZEMAN 2017-01-20 1" = 10'-0"A1.1 1 SITE PLAN N No.DescriptionDate LEVEL 1 100' - 0" LEVEL 1 100' - 0" LEVEL 3 123' - 3 1/8" LEVEL 2 112' - 6" LEVEL 4 134' - 10 1/4" 63 8 T.O. PARRAPET 150' - 0" T.O. PLATE (GARAGE) 110' - 6" T.O. PLATE (LEVEL 2) 121' - 7 1/8" T.O. PLATE (LEVEL 3) 133' - 2 1/4" T.O. PLATE (LEVEL 4) 143' - 11 3/8" 1 7 STOREFRONT GLAZING SYSTEM HARDIE LAP SIDING (8" EXPOSURE) 2 1054 HARDIE PANEL SIDING NATURAL WOOD SIDING STEEL RAILING STOREFRONT GLAZING SYSTEMPOLISHED CONCRETE BLOCK POLISHED CONCRETE BLOCK SCREEN WALL AWNING AWNING T.O. PARAPET COMMERCIAL 116' - 0" 9 MAX.HARDIE LAP SIDING (6" EXPOSURE) CONCRETE BASE47' - 8" (+/-)8 6 3 412431 9 7 6 38 172 HARDIE LAP SIDING (8" EXPOSURE) HARDIE LAP SIDING (5" EXPOSURE) OVERHEAD GARAGE DOOR NATURAL WOOD SIDING 10 5 4 CONCRETE NATURAL WOOD SIDING STEEL RAILING POLISHED CONCRETE BLOCK 9 COMPOSITE DOORS & WINDOWS FUTURE SOLAR POWER CAPABILITY STOREFRONT GLAZING SYSTEM 43' - 5" (+/-)5 810 6 3 6 1 4 2 sheetproject codeaddress© 2016 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988\\BIGGRAY\FolderRedirection\sfreimuth\Documents\DHH CENTRAL_sfreimuth.rvtA3.2 DHH SOBO LOFTS MIXED USE BUILDING ELEVATIONS 718 WEST BABCOCK BOZEMAN 2016-12-20 1/8" = 1'-0"A3.2 1 EAST ELEVATION 1/8" = 1'-0"A3.2 2 WEST ELEVATION No.DescriptionDateTOTAL FACADE AREA: 3,970 SQ. FT. TRANSPARENT AREA: 780 SQ. FT. TRANSPARENCY PERCENTAGE: 19% AWNING HARDIE PANEL SIDING L POLISHED CONCRETE BLOCK I H G F E D BCJK A CONCRETE RETAINING WALLSTOREFRONT GLAZING SYSTEM 1 HR RATED STEEL WRAPPED STRUCTURE STEEL ARTWORK /SIGNAGE HARDIE LAP SIDING (5" EXPOSURE)18" STEEL RAILINGHARDIE LAP SIDING (5" EXPOSURE) COMPOSITE DOORS & WINDOWS HARDIE PANEL SIDINGHARDIE LAP SIDING (8" EXPOSURE)47' - 8" (+/-)8 5 3 9 7 10 273143 3 HARDIE PANEL SIDING HARDI PANEL SIDING CONCRETE WALL CONCRETE RETAINING WALL WITH C.I.P. PATTERN LIHGFEDBCJKA HARDIE LAP SIDING (8" EXPOSURE) HARDIE LAP SIDING (5" EXPOSURE) 18" STEEL RAILING HARDIE LAP SIDING (5" EXPOSURE) CCL 1213 HARDIE PANEL SIDINGEPDM ROOFING 43' - 5" (+/-)3 7 8 9 7 2 2 8 sheetproject codeaddress© 2016 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988\\BIGGRAY\FolderRedirection\sfreimuth\Documents\DHH CENTRAL_sfreimuth.rvtA3.1 DHH SOBO LOFTS MIXED USE BUILDING ELEVATIONS 718 WEST BABCOCK BOZEMAN 2016-12-20 1/8" = 1'-0"A3.1 2 NORTH ELEVATION 1/8" = 1'-0"A3.1 1 SOUTH ELEVATION No.DescriptionDateTOTAL FACADE AREA: 2,170 SQ. FT. TRANSPARENT AREA: 1,060 SQ. FT. TRANSPARENCY PERCENTAGE: 48% TRANSPARENCY FROM 2'-6"- 10'-0": 66% sheetproject codeaddress© 2016 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988\\BIGGRAY\FolderRedirection\sfreimuth\Documents\DHH CENTRAL_sfreimuth.rvtA3.3 DHH SOBO LOFTS MIXED USE BUILDING BUILDING RENDERINGS 718 WEST BABCOCK BOZEMAN 2016-12-20No.DescriptionDateNORTHEAST PERSPECTIVESOUTHEAST PERSPECTIVE NORTHWEST PERSPECTIVESOUTHWEST PERSPECTIVE sheetproject codeaddress© 2016 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988\\BIGGRAY\FolderRedirection\sfreimuth\Documents\DHH CENTRAL_sfreimuth.rvtA3.4 DHH SOBO LOFTS MIXED USE BUILDING EXTERIOR MATERIALS 718 WEST BABCOCK BOZEMAN 2016-12-20No.DescriptionDateHARDIE LAP SIDING 5" EXPOSURE COLOR: SHERWIN WILLIAMS SNOWBOUND 7004 OR SIMILAR HARDIE LAP SIDING 8" EXPOSURE COLOR: SHERWIN WILLIAMS MINDFUL GRAY 7016 OR SIMILAR HARDIE LAP SIDING 5" EXPOSURE COLOR: SHERWIN WILLIAMS URBANE BRONZE 7048 OR SIMILAR NATURAL WOOD T & G SIDING 8 9 10 6 CONCRETE BLOCK POLISHED FACE YORK GEMSTONE COLOR: CHARCOAL OR SIMILAR 1 4 STOREFRONT GLAZING SYSTEM FRAME: ALUMINUM COLOR: DARK BRONZE GLASS: CLEAR 7 HARDIE PANEL REVEAL COLOR: SHERWIN WILLIAMS BLACK MAGIC 6991 OR SIMILAR 5 COMPOSITE WINDOWS AND DOORS FRAME: WHITE 3 STEEL (HOT ROLLED) FINISH: BLACK PAINT OR BLACKENED LIGHT SHEEN 2 CAST IN PLACE CONCRETE NATURAL COLOR SMOOTH FINISH CLEAR FINISH (WILL NOT GREY) 9 86 1 4 5 3 6 10 2 3 6 1 4 2 9 9 1 2 9 3 8 6 4 3 7 857 7 3 GLASS: CLEAR 8 ALL ROOFTOP MECHANICAL EQUIPMENT WILL BE SCREENED BY PARAPET WALLS. IF ADDITIONAL SCREENING HEIGHT IS REQUIRED, MATERIAL OF SCREENS WILL MATCH HARDIE LAP SIDING AND WILL BE COMPOSED WITH THE FACADE R PL PL PL PL PL PL R PL PL PL PL R PL SM R PL SM R R W FIXTURE LEGEND (SEE APPENDIX FOR FIXTURE CUT SHEETS) PATH LIGHTING FIXTURE SURFACE MOUNTED FIXTURERECESSED FIXTURE *TYPE W FIXTURES EXIST AT UNIT BALCONIES ON FLOORS 2-4 AND ARE NOT SHOWN ON THE SITE PHOTMETRIC PLAN WAC 4011 RECTANGLE STEP LIGHT 12V SURFACE MOUNTED FIXTURE WAC HR-3LED-T618 TESLA LED 0-30 DEGREE ADJ. PIN HOLE TRIM RAB VANLED10YF CANOPY LIGHT QUORUM 377-3 ION LIGHT 5" CEILING LANTERN CEILING LIGHT sheetproject codeaddress© 2016 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988\\BIGGRAY\FolderRedirection\sfreimuth\Desktop\DHH CENTRAL_sfreimuth photo.rvtE1.1 DHH SOBO MIXED USE BUILDING SITE LIGHTING & PHOTOMETRIC PLAN 718 WEST BABCOCK BOZEMAN 2016-12-20No.DescriptionDate 1" = 10'-0"E1.1 1 SITE LIGHTING AND PHOTOMETRIC PLAN N