HomeMy WebLinkAbout11-06-17 Public Comment - R. Pertzborn - UDC Article 5, Design Community EditsFrom:Rob Pertzborn
To:Jeff Krauss; I-Ho Pomeroy; Cyndy Andrus; Chris Mehl; Carson Taylor; Agenda; Tom Rogers; Chris Saunders;Martin Matsen
Subject:UDC - Article 5 Building Design - Design Community Edits
Date:Saturday, November 04, 2017 10:03:21 AM
Attachments:UDC Article 38.530 Design Community Proposed Edits.pdf
UDC Article 38.530 Design Community Proposed Edits.docx
Greetings ALL –
In short, after the second design community UDC meeting with Staff (October 4th), it was agreed
that the group would further review Article 5 (Building Design) and suggest specific edits. With
significant analysis and debate, line by line edits were produced and are attached here, both as a
PDF and as a word document. This copy has been shared with 100 members of the design
community, with no negative responses.
Red Strike out - Original code to be edited or omitted
Green - Proposed re-written or added text
Blue - Explanation/rationale for edit
Note: it was determined that images were a potential for confusion and clear diagrams/illustrations
would be better IF necessary.
It is important to understand that members of the design community are not simply looking for
flexibility. We are legitimately concerned with the potential for limited diversity in the built
environment with a narrowly prescribed code, and the potential degradation of Bozeman’s
character that could result.
For reference, the Bozeman Community Plan specifically contains these goals/objectives:
Goal C-4: Design Guidelines – Create illustrated design guidelines to give clear direction in design
and review of residential and non-residential neighborhoods without unduly constraining
architectural style and innovation.
Objective C-4.1: Continue to develop the design guidelines for site planning and buildings to
emphasize creativity, diversity, and individuality. The design guidelines shall be based on the
premise that truly creative design is responsive to its context and contributes to a comfortable,
interesting community.
Thank you for your careful review of the submitted materials and ongoing efforts to make a better
Bozeman. I am happy to facilitate further dialog with the design community as requested.
RJP
Red Strike out - Original code to be edited or omitted
Green - Proposed re-written or added text
Blue - Explanation/rationale for edit
38.530 Building Design (New)
Sec. 38.530.010. – Purpose.
See the individual “intent” statements for each section in this division.
Sec. 38.530.020. – Applicability and compliance.
The provisions of this division apply to all development within Bozeman, except single, two-,
and three-household dwellings on individual lots unless otherwise noted. Specifically:
A. For clarification on the relationship between the provisions in this division and other documents and
codes, see section 38.500.020.A.
B. For the application of building additions and remodels and site improvements, see section
38.500.020.B.
C. For clarification on how the provisions of this division are applied, see section 38.500.030.
D. The review authority may waive or relax these provisions in the industrial zones depending on the
type of use, number of anticipated employees and customers, and the site’s physical context. The
greater number of employees and/or customers and higher visibility levels warrant a greater
application of building design standards.
This needs definition and scope.
E. Alternate Compliance Evaluation Path: Applicants may request evaluation and approval of
compliance via an alternate compliance path based on design merit. If using an alternate compliance
path, the project will be evaluated holistically and is subject to supplemental review processes.
During discussion between the design community and staff it was suggested that the
DRB may be the most appropriate review entity; with the understanding that the DRB
and its processes may need to be re-evaluated. The design community looks forward to
working with city staff on an alternate compliance path and its processes.
Sec. 38.530.030. – Building character.
A. Intent.
1. To promote buildings with an architectural character that reflects the region’s aesthetic
regionally appropriate architecture and that is based on human appropriately scaled design
details, durable high quality materials, sustainable design measures, and that responds uniquely to
the site’s context.
2. To emphasize that high quality design is most critical to Bozeman’s high visibility sites and
corridors.
2. To emphasize high quality design in Bozeman’s built environment.
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This code applies to the entire city, so why does the intent highlight special treatment
of high visibility sites and corridors when the code below does not differentiate/
highlight these areas?
3. To avoid generic, corporate architectural design that lessens the character and identity of
Bozeman.
3. To avoid brand specific, repeated corporate or franchise architectural designs that are non-site
specific.
The “Character and Identity” of Bozeman is subjective and up for interpretation. While
we appreciate the intent of this language, it should be omitted. “corporate
architecture” is too vague and open to interpretation. Be more specific - calling out
brand-specific designs that are replicated throughout the country and non- site specific.
B. Building character standards and guidelines.
1. Developments within the Neighborhood Conservation Overlay District (NCOD) are subject to
compliance with the guidelines for historic preservation & neighborhood conservation overlay
district. Where there is a conflict between the NCOD guidelines and the standards of this
division , the NCOD guidelines prevail.
2. The Bozeman design manual provides building design aspirations and guidance. It may be used as
a tool to help determine whether departures to the building design standards in this division
meet the intent of the standards.
3. The building design standards in this division 38.530 must be used to help form the character of
new and remodeled buildings.
OMIT. This should be covered in 38.530.020
C. Architecture that is defined predominately by corporate identity features and is difficult
to adapt to other uses is prohibited. For example, some franchise convenience uses have very
specific architectural features (such as a distinctive roofline design that functions as a sign) that
reinforce their identity. As tenants change in these types of buildings, these corporate identity
features can negatively impact the character of the area and identity of new tenants. These features
can also be very expensive to reconfigure and adapt to new uses.
OMIT. This is already covered in item 3 above.
Sec. 38.530.040. – Building massing & articulation.
A. Intent.
1. To employ façade articulation techniques that reduce the perceived scale of large buildings and
add visual interest from all observable scales.
1. To articulate building elements in order to achieve an appropriate perceived scale and add visual
interest.
The intent is to incorporate articulation at an appropriate scale no matter the size of
the building. “Large Buildings” is subjective and should be omitted from the intent.
“Smaller” buildings can also benefit or suffer from articulation or lack thereof. Back to
the main intent of site specificity: every building is unique and should be treated
accordingly. “All observable scales” is confusing and unclear and therefore should be
omitted from the intent.
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2. To create clear and welcoming building entries.
B. Façade articulation - Storefronts and other buildings with non-residential uses on the
ground level façade must include articulation features every 40 feet (maximum) to create a
human-scaled pattern. At least three of the following features must be employed at intervals no
greater than 40 feet.
B. Façade articulation - Storefronts and other buildings with non-residential uses on the ground
level must include a minimum of 3 of the following articulation features every 60 feet (maximum)
to create an appropriately scaled facade pattern:
Only two articulation features are required on building façade s in the BP district;
Only one articulation feature is required on building façade s in the M-1 district;
Buildings in the M-2 district are exempt from these standards.
Building walls facing alleys, rear or side yards are not subject to the standards herein, except for
zone edge properties, when adjacent to a lower intensity zoning district.
1. Windows patterns
2. Entries.
3. Use of weather protection features.
4. Use of vertical piers/columns. Structural expression
5. Change in roofline per subsection F below.
6. Change in building material or siding style.
7. Articulation of a single building material through varying colors, textures, or incorporating joints
or an integrated trim pattern.
8. Other design techniques that effectively reinforce a human-scaled appropriately scaled pattern
compatible with the building’s surrounding context.
Other features that could be used to meet the standards on block frontages that are not designated
as storefront:
9. Providing vertical elements such as a trellis with plants, green wall, art element.
10. Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline
per subsection F below or a change in building material, siding style, or color.
Departures will be considered provided they meet the intent of the standards and the design criteria
set forth in subsection D below:
Cover all departures consistently at the end of section. See Below.
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The left image uses window patterns, weather protection elements, and roofline modulation. The photo
example to the right also includes window patterns and weather protection along with brick vertical piers to
articulate the façade. The lower example illustrates how a multitenant retail building can successfully be
articulated (windows, weather protection, vertical building modulation, and roofline changes)
Figure 38.530.040.B
Façade articulation examples.
C. Façade articulation - Residential buildings must include articulation features at intervals that
relate to the location/size of individual units within the building (or no more than every 30 feet) to
break up the massing of the building and add visual interest and compatibility to the surrounding
context. At least three of the following features must be employed at intervals no greater than the
unit interval or 30 feet (whichever is less).
C. Façade articulation - Residential buildings must include articulation features at appropriate
intervals relative to the scale of the façade in order reduce the perceived massing of the building and
add visual interest. The following features must be employed at intervals relative to the individual
dwelling units or a maximum of 30 feet. The scale of the façade articulation should be compatible
with the surrounding context.
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The goal is articulation that relates to the scale of the building, but that doesn’t
necessarily mean that the width of the unit should solely inform the articulation. For
example, two narrower units could be combined to form an appropriately scaled façade.
(This list should be the same as above)
1. Windows
2. Entries.
3. Use of weather protection features.
4. Use of vertical piers/columns.
5. Change in roofline per subsection F below.
6. Change in building material or siding style.
7. Articulation of a single building material through varying colors, textures, or incorporating joints
or an integrated trim pattern.
8. Other design techniques that effectively reinforce an appropriately scaled pattern compatible
with the building’s surrounding context.
9. Providing vertical elements such as a trellis with plants, green wall, art element.
10. Providing vertical building modulation if tied to a change in roofline per subsection F below or a
change in building material, siding style, or color.
For consistency, use the same list of articulation features as above. This list need only
occur once?
Departures will be considered provided they meet the intent of the standards and the design criteria
set forth in subsection D below.
Cover all departures consistently at the end of section. See Below.
Below examples use a combination of vertical building modulation, window patterns, material changes, and
roofline modulation.
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Figure 38.530.040.C
Residential façade articulation examples
This building is a good departure example. Its two clear articulation features are the
window patterns and the entry/building modulation feature (3 minimum are
required). However, the overall effectiveness of these articulation features combined
with the high quality of materials and detailing and the relatively small width of the
building help it meet the intent of the standards.
Figure 38.530.040.D
Façade articulation departure examples
D. Maximum façade width. For most buildings, small scale articulation techniques (see subsections B
and C above) are sufficient to reduce the perceived scale of buildings, add visual interest, and
contribute to the pedestrian environment. Larger buildings may require more substantial
articulated/modulated features to break up the massing and add visual interest.
This is only rationale and should be omitted. The requirements are below.
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Building façades wider than 100 150 feet must include at least one of the following features to break
up the massing of the building and add visual interest. Building walls facing alleys, rear or side yards
are not subject to the standards herein, except for zone edge properties, when adjacent to a lower
intensity zoning district. Existing buildings are exempt from subsection D.
1. Provide vertical building modulation at least 20 six feet deep and 30 ten feet wide. For multi-
story buildings, the modulation must extend through more than one-half of the building floors.
A 20x30’ area is excessive. This represents an area of 600 square feet lost from a
building. Figure 38.530.040.E left building is an example of how a significantly smaller
modulation can achieve the intent. This requirements will reduce the owners potential
to full realize the value a property, adding unnecessary development costs.
2. Use a contrasting vertical modulated design component that:
a. Extends through all floors above the first floor fronting on the street. Exception: upper floors
that are set back more than ten feet horizontally from the façade are exempt;
b. Utilizes a change in building materials that effectively contrast from the rest of the façade;
c. Is modulated vertically from the rest of the façade by an average of six inches;
d. Is designed to provide roofline modulation per subsection F below;
3. Façade employs building walls with contrasting articulation that make it appear like two multiple
distinct buildings. To qualify for this option, these contrasting façades must employ all of the
following:
a. Different building materials and/or configuration of building materials;
b. Contrasting window design (sizes or configurations).
Departures will be considered provided the design meets the intent of the standards. Supplemental
consideration for approving alternative designs:
Cover all departures consistently at the end of section. See Below.
Less than 160’ wide: Meets standard More than 160’ wide: Does not meet standard
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Building incorporates a
6’x10’ courtyard along the
façade to effectively break
it up into smaller
components:
Meets standard.
This diagram is confusing because it only shows an inset building modulation
Both buildings use modulated entry feature to help break up the perceived massing and add visual interest.
Figure 38.530.040.E
Illustrating maximum façade width standards and good and bad examples.
The left building on East Main (about 110’ wide) uses an articulated partial third floor
along with smaller articulation treatments on the main floors to effectively break up
the perceived scale and add visual interest (this would be a good departure example).
The building to the right would not be an acceptable example. While the articulated
features on the lower floors help, the monotony of the very long upper floor and
roofline would not be acceptable.
Figure 38.530.040.E
Illustrating maximum façade width standards and good and bad examples.
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E. Roofline modulation. In order to qualify as a façade articulation feature in subsections B, C, and
D above, rooflines must employ one or more of the following:
1. For flat roofs, or façades with horizontal eave, fascia, or parapet, the minimum vertical
dimension of roofline modulation is the greater of two feet or 0.1 multiplied by the wall height
(finish grade to top of the wall) when combined with vertical building modulation techniques
described in subsections above. Otherwise, the minimum vertical dimension of roofline
modulation is the greater of four feet or 0.2 multiplied by the wall height an extension of the
parapet or a break in the parapet of at least one foot measured from the adjacent roof or
adjacent parapet. If no parapet is present a horizontal roof edge/eave extension of at least two
feet.
2. A pitched roofline or gabled roofline segment(s) scaled appropriately to the façade at least 20
feet in width. Buildings with pitched roofs must include a minimum slope of 5:12 and feature
modulated roofline components at the interval required per the applicable standard above.
A minimum 20 foot width and 5:12 roof pitch are arbitrary dimensional requirements and
prescribes a specific stylistic approach and therefore should be omitted.
3. A combination of the above.
Departures will be considered provided the roofline modulation design effectively reduces the
perceived scale of the building and adds visual interest. they meet the intent of subsection
38.050.040.
Roofline modulation examples for flat roofs.
Figure 38.530.040.1
Acceptable examples of roofline modulation.
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The left building illustrates a pitched roof example and the right building includes a combination of flat and
gabled rooflines.
Figure 38.530.040.1
Acceptable examples of roofline modulation.
F. Departure criteria associated with articulation standards. Proposals must meet the intent
of the standards. The following criteria will be considered in determining whether the proposed
articulation treatment meets the “intent.”
1. The type and width of the proposed articulation treatment and how effective it is in meeting the
intent given the building’s current and desired context (per Bozeman’s growth policy or
applicable adopted subarea plan).
The type and width of the proposed articulation treatment relative to the building’s current
context and desired future land use goals (per Bozeman’s growth policy or applicable adopted
subarea plan).
2. The applicable block frontage designation. Undesignated block frontages warrant more flexibility
than block frontages designated as mixed or landscaped.
3. The size and width of the building. Smaller buildings warrant greater flexibility than larger
buildings.
3. The quality of façade materials in concert with articulation relative to doors, windows, and other
façade features and their ability to add visual interest to the street from a pedestrian scale and
more distant observable scales. to the building.
Cover all departures consistently at the end of section. See Below.
F. Departures to building massing and articulation standards will be considered if they are
determined to meet the intent of 38.530.040 – Building Massing and Articulation
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Sec. 38.530.050. – Building details.
A. Intent:
1. To encourage the incorporation of design details and small-scale elements into building façades
that are attractive at a pedestrian scale.
1. To encourage building facades with attractive design details at an appropriate scale relative to
the overall composition of the building.
The intent should be to utilize thoughtful detailing on an appropriate scale specific to
the particular building and site.
2. To integrate window design that adds depth, richness, and visual interest to the façade.
Windows are part of the building details of the façade. Intent item 1. above covers all
composition including windows.
B. Façade details – non-residential and mixed-use buildings. All commercial and mixed-use
buildings must be enhanced with appropriate details. All new buildings, additions and buildings
associated with Level II and III Improvements (see section 38.500.020.B) must employ at least one
detail element from each of one of the three categories below for each façade facing a street or
public space for each required façade articulation interval (see section 38.530.040). For example, a
building with 120 feet of street frontage with a façade articulated at 40-foot intervals will need to
meet the standards for each of the three façade segments below.
Remove the entire subsection E. Adding features to break up the massing and
scale of building facades is covered in building articulation above. This section
prescribes further “applied” decorative elements. This way of adding applied”
details” is a specific stylistic approach and therefore should be omitted.
1. Window and/or entry treatment, such as but not limited to:
a. Display windows divided into a grid of multiple panes;
b. Transom windows;
c. Roll-up windows/doors;
d. Other distinctive window treatment that meets the purpose of the standards;
e. Recessed entry; Modulated (recessed or protruding) Entry
f. Decorative door;
g. Other decorative or specially designed entry treatment that meets the intent of the
standards.
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Examples of decorative or specially designed windows and entries. A = Openable storefront window. B =
Transom windows. C = Openable window with decorative details. D = Decorative window shades. E = Decorative
door. F = Recessed entry.
Figure 38.530.050.B.1
Examples of decorative or specially designed windows and entries
2. Building elements and façade details, such as:
a. Custom-designed weather protection element such as a steel canopy, cloth awning, or
retractable awning;
b. Decorative building-mounted light fixtures; Decorative is subjective and confusing.
c. Bay windows, trellises, towers, and similar elements;
d. Decorative, custom hanging sign(s) (option only available for building remodels);
e. Other details or elements that meet the purpose of these standards.
C
B A
D E F
C
B
A
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Examples of elements attached to façades that enhance the visual intrigue of the building. A = Retractable
awning. B = Custom hanging bike rack and repair station integrated as a storefront design element. C =
Decorative façade/sign lighting. D and E = Custom decorative canopy. F = Decorative tower.
Figure 38.530.050.B.2
Examples of attached elements that enhance the visual intrigue of the building.
3. Building materials and other façade elements, such as:
a. Use of decorative building materials/use of building materials. Examples include decorative
use of brick, tile, or stonework;
b. Artwork on building (such as a mural) or bas-relief sculpture;
c. Decorative kick-plate, pilaster, base panel, or other similar feature;
d. Hand-crafted material, such as special wrought iron or carved wood;
e. Other details that meet the purpose of the standards.
“Custom,” “decorative,” or “hand-crafted” elements referenced above must be distinctive or “one-
of-a-kind” elements or unusual designs that require a high level of craftsmanship.
Examples of decorative surface materials. A = Decorative brick/design.?? B = Decorative tile-work and column
pattern. C = Decorative medallion.
Figure 38.530.050.B.3
Examples of decorative surface materials
D F E
A
B
C
E
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D = Decorative mosaic tile work. E = Decorative bulkhead. F = Decorative materials and design.
Figure 38.530.050.B.3
Examples of decorative surface materials
Departures will be considered provided the façade (at the overall scale and at the individual
articulation scale) meets the intent of the standards above.
B. Window design standards.
1 All windows (except storefront display windows) must be recessed at least two inches from the
façade or incorporate other design treatments that add depth, richness, and visual interest to
the façade.
All windows (except storefront windows and curtain walls) must include trim or other design
treatment, or alternately be recessed at least two inches from the façade. Understated or trim-
less windows without additional design treatment are permitted provided the placement and
design is integrated into the overall composition of the building.
Most modern window installation techniques makes recessing the window problematic,
and will conflict with many manufacture’s Installation instructions, so this option should
not be listed first.
Furthermore, trim-less windows can be successful in adding visual interest to a building
when integrated into the concept/ composition of the facade. Thus, this option should
not be prohibited. Furthermore, this requirement could add unnecessary cost.
2. Prohibited windows:
a. Mirrored glass is prohibited
b. Continuous ribbon windows are prohibited.
What is a “continuous ribbon window”? This is open for interpretation and should be
omitted.
Departures to the window standards above will be considered provided the design meets the intent
of the standards.
Cover all departures consistently at the end of section. See Below
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Recessed and/or trimmed windows.
The window in the left image lacks any other detail that adds visual interest.
Figure 38.530.050.C
Acceptable and unacceptable window design examples
C. High visibility street corner and gateway sites. All development proposals located at
designated high visibility street corners and gateway sites must locate a building or structure within
20 feet of the street corner and include special design features that accentuate the street corner.
Alternatively, the building could be configured with a corner plaza. Corner design features could
include a cropped building corner with an special entry feature, decorative use of building materials
at the corner, distinctive façade articulation, a sculptural architectural element, or other decorative
elements that meet the intent of the standards. Figure 38.530.050.D below illustrates acceptable
examples.
Is the 20’ requirement this in conflict with street vision triangles? Should this entire
subsection be in the block frontage standards?
2
1
3
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Building 1 includes a corner tower. Building 2 features cropped building corners with decorative elements.
Building 3 uses a decorative functional canopy. Building 4 uses a change in building materials and façade
articulation at the corner. Building 5 incorporates a plaza at the corner.
Figure 38.530.050.D
Acceptable high visibility street corner /gateway site examples.
This is not a very good example….
Figure 38.530.050.D
Acceptable high visibility street corner /gateway site examples.
E. Cornice/roofline design. Buildings employing a flat roof must feature a distinctive roofline that
effectively provides an identifiable “top” to the building. This could include a traditional cornice line or a
contemporary interpretation of a traditional cornice line. Such rooflines must be proportional to the
size and scale of the building. Understated cornice lines are permitted depending on the materials and
design of the base and middle elements used to reinforce the base/middle/top configuration. Figure
38.530.050.E below illustrate acceptable and unacceptable examples.
OMIT. A cornice that acts ad identifiable “top” prescribes a specific stylistic approach,
and as written discriminates against other design methods of composing the top of the
building. Furthermore evaluating the “base and middle elements” assumes a specific
stylistic approach to the façade composition.
5 4
6
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Building 1 uses a dramatic overhanging cornice at the corner. The left portion of Building 1 uses
a very simple cornice line – to complement the upper level setback. Building 2 uses a
traditional cornice line.
Figure 38.530.050.E
Examples of buildings employing confident and distinctive rooflines.
Building 3 uses capped projecting columns along with an understated cornice line. Building 4
uses a very simple roofline – which is acceptable in this case due to the prominence of the
wooden canopy.
Figure 38.530.050.E
Examples of buildings employing confident and distinctive rooflines.
D. Rooftop Active Solar Collection Units (electric and hydronic)are permitted, provided the
placement and design of units visible from the surrounding streetscape is carefully integrated into
the overall design concept of the building.
Active solar applications for walls are already in use and countless more are in
development. This document should be encouraging use of all future solar technology.
E. Articulated building entries. The Primary building entrance(s) for an office building, hotel,
apartment building, public or community-based facility or other multi-story commercial building
2 1
4
3
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must be designed as a must be clearly defined and demarcated standout architectural feature of the
building. Such entrances must be easily distinguishable from regular storefront entrances on the
building. Such entries must be scaled proportionally to the building. See Figure 38.530.050.F below
and the Bozeman design manual for good examples.
The type of building should not matter, all primary entrances should be clearly defined
for a safety and ease of use perspective.
“Easily distinguishable from other storefront entrances” is confusing and up for
interpretation and this language should be omitted.
Figure 38.530.050.F
Acceptable building entry examples.
F. Departures to building details standards will be considered if they are determined to meet the
intent of 38.530.050 – Building Details.
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Sec. 38.530.060. – Building materials.
A. Intent.
1. To encourage the use of durable, high quality, and urban building materials that minimize
maintenance costs and provide visual interest from all observable vantage points.
To encourage the use of durable materials in appropriate locations; with the highest priority at
locations susceptible to damage from pedestrian and vehicular use.
“Urban” and “high quality” building materials is subjective and therefore should be
omitted. Furthermore, because these guidelines apply to the entire city, and a main
intent of the article is to “respond uniquely to the site’s context”: “Urban” materials
may not be appropriate everywhere even if they can be objectified.
“All observable vantage points” is not clear and open for interpretation of what is
observable and should be omitted. Omitting this statement removes any potential
ambiguity in interpretation.
3. To promote the use of a distinctive mix of materials that helps to articulate façades and lends a
sense of depth and richness to the buildings.
OMIT. Utilizing “a distinctive mix of materials” to help articulate facades references a
specific stylistic approach, and as written discriminates against other design methods of
achieving articulation such as: manipulation and variation of the same material on a
single façade, formal variation of the façade, etc… For example, most historic main
street buildings do not contain a “mix” of materials.
Furthermore, the requirements below limit the quantity of certain materials, which will
result in a mix of materials where appropriate.
4. To place the highest priority on the first floor in the quality and detailing of materials at the
pedestrian scale.
OMIT. The intent is to emphasize quality and durability at locations directly adjacent
to pedestrian and vehicular use. These are specifically covered below. “appropriate
locations; with the highest priority at locations susceptible to damage from pedestrian
and vehicular use.” has been added to intent item 1 to cover this.
B. Quality building materials. Applicants must use high quality durable materials. This is most
important for the base of buildings, particularly for commercial and mixed-use buildings where the
façade is sited close to sidewalks. At a minimum, stone, brick or tile masonry, or architectural
concrete (first two feet only) must be used (excluding window and door areas) for the first floor of
cladding on non-residential or mixed-use buildings and the first two feet of residential buildings.
Durable building materials. Applicants must use durable materials. Where facades are located
directly adjacent to a city sidewalk, impact resistant materials must be must be used (excluding
window and door areas) for the first 18” minimum above the walking surface.
“Traditional” and “high quality” building materials is subjective and open to
interpretation. For example: Wood is a quality traditional building material. This
wording should be omitted.
We believe the intent of this section should be about durability of materials in high
traffic areas where there is the potential pedestrian abuse. “close to the sidewalk” is
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subjective and such material is not necessary unless directly adjacent to a pedestrian
path.
Calling for specific materials does not allow for the use innovative durable materials
and prescribes a specific style. The material’s impact resistance is a more objective
quality to evaluate rather than subjective “ traditional-ness, or quality”. There is a
variety of options for impact resistant materials outside of stone, masonry, or concrete
and we should encourage a variety of progressive approaches.
18” is a dimension set forth by the International building code to distinguish “hazard
areas” next to walking surfaces. This seems like an appropriate precedent to achieve
the intent of this section.
C. Special conditions and limitations for the use of certain cladding materials.
1. Concrete block (a.k.a. CMU) may be used as a secondary cladding material if it is incorporated
with other permitted materials. Alternative designs that use concrete block as the primary, but
not the only, cladding material will be considered via departure provided the design
incorporates a combination of textures and/or colors to add visual interest. For example,
combining split or rock-façade units with smooth blocks can create distinctive patterns. The
figures below illustrate acceptable concrete block use/designs.
Concrete block (a.k.a. CMU) when used as a primary cladding material, must be treated or
articulated to provide visual interest above and beyond natural (uncolored, untreated) block
with (matching) natural colored grout. Examples of such treatments include using ground,
polished or split face units; creating patterns/texture with different block sizes, face treatments,
or colors; creating patterns/ textures by modulating the finish plane of units; utilizing
contrasting grout color; or utilizing sealers or painted treatments that enhance the finish of
natural concrete block. Industrial zoning districts are exempt from subsection C.
Concrete Masonry is an excellent cladding material that should not be prohibited.
Finish grade CMU often has the feel of brick or stone, and thus cannot and should not
be valued similarly to a “bare” natural concrete block used strictly as structure. We
believe the intent is to eliminate large expanses of structural CMU walls that are left
exposed as the exterior finish of the building (often seen in big box construction.) If
sufficient articulation and visual interest is achieved through varying the concrete block,
there is no reason that it cannot be the only cladding material. (Comma-Q building on
Rouse Ave is a great example of this).
Prohibiting CMU without the use of other materials prescribes a specific stylistic
approach and should be omitted.
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CMU is the primary cladding for the corner element
above, but secondary to brick on the main façades.
The corner element uses a combination of
decorative split faced CMU closer to the sidewalk
and smooth-faced CMU that is colored to look more
like traditional white terra cotta tiles.
The above façade illustrates an acceptable alternative
example, as CMU is used as the primary cladding
material. Note the use of split-façade CMU’s above
each of the awnings and coupled with the use of
smooth-façade CMU’s on the vertical columns (which
employ black accent tiles for added interest).
Figure 38.530.060.C.1
Acceptable concrete block use/design
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2. Metal siding may be used as a secondary cladding material if it is incorporated with other
permitted materials and complies with the following standards:
Metal siding
a. Metal siding must be a minimum 24 gauge. Thickness. Re-purposed metal siding is exempt
from minimum thickness requirements providing its material integrity is intact.
As discussed above in quality building materials, the intent is durability. There is no
reason why metal should be prohibited as a primary cladding material provided it is
articulated to add visual interest. Metal cladding is essential to the regional historic
vernacular, and the material provides an excellent value as far as durability and
maintenance is concerned. Furthermore, Prohibiting metal without the use of other
materials prescribes a specific stylistic approach and should be omitted. What should
be avoided is flimsy metal that is easily damaged rendering it unsightly.
It must feature visible corner molding and trim and must not extend to the ground level of
non-residential and mixed-use buildings, and extend no lower than two feet above grade for
residential buildings. Masonry, concrete or other durable material must be incorporated
between the metal siding and the ground plane;
b. Metal siding must feature appropriate molding, trim, or hemming at all exposed edges and
corners.
As discussed above in quality building materials, the intent is durability. Protecting
exposed panel edges ensures the durability of the metal siding system. Furthermore it
eliminates sharp, exposed edges that could be a public safety hazard.
The wording “visible” is confusing and subjective and should be omitted.
Metal siding must be factory finished, with a matte, non-reflective surface.
Highly reflective metal siding is prohibited
c. Metal siding must be factory finished, or alternately purposefully designed to naturally patina.
Highly reflective galvanized finished are prohibited. Re-purposed or re-claimed metal siding
is permitted.
Departures will be considered provided the material’s integration and overall façade
composition meets the intent of the standards.
Departures covered at the end of the sub-section.
Metals left bare to naturally patina are an essential part of the region’s architectural
historical vernacular and can be beautiful- often much more rich and interesting than
monochrome factory paint. Bozeman is a semi-rural community and banning natural
patina of metals directly contradicts the intent “To promote buildings with an
architectural character that reflects the region’s aesthetic” (Sec. 38.530.030 A.)
Metals for the most part are naturally reflective. This is essential to the materials visual
interest. While highly reflective galvanized surfaces that create glare should be avoided,
it seems an overreach to prohibit reflective metals and prescribe only matte finishes.
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Departures will be considered provided the material’s integration and overall façade
composition meets the intent of the standards.
The use of metal siding in each example above is secondary to masonry. The left and right images are more
contemporary in character, whereas the middle image is more rustic and industrial, with more refined
windows.
Figure 38.530.060.C.2
Acceptable metal siding examples
3. Standards for the use of Exterior Insulation and Finish System (EIFS). Such material/finishes may
be used as a decorative accent cladding material if it is incorporated with other permitted
materials and it complies with the following:
a. On buildings 3 or more stories or greater than 5,000 square feet in footprint EIFS is limited
to no more than 25 percent of the total façade area and is not the primary cladding material;
On buildings 2 stories or less and less than 5,000 square feet in footprint, EIFS is limited to
60 percent of the total façade area.
b. EIFS must feature a smooth or sand finish; Highly textured EIFS finishes are prohibited.
“Smooth or sand” finishes are proprietary names and leaves this open to
interpretation.
EIFS must be trimmed in wood, masonry, or other material and must be sheltered from
weather by roof overhangs or other methods;
OMIT. This prescribes a specific stylistic approach, and as written discriminates
against other design methods of composing EIFS within the façade.
c. EIFS must include an integrated joint or trim pattern.
Foam joints will “telegraph” through the finish producing unsightly lines and eventually
lead to cracking. To avoid this, control joints or trim breaks should be required.
d. EIFS must not be used on the ground floor when facing a street, internal access road or
pathway. Concrete, masonry, or other durable material must be used for ground level wall
surfaces to provide a durable surface where damage is most likely.
EIFS must not be used on the ground floor when directly adjacent to a sidewalk, pedestrian
or vehicular pathway.
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As discussed above in quality building materials, the intent is durability. There is no
reason (from a durability standpoint) that EIFS cannot exist on the first floor away
from high impact areas.. This requirement should be limited to areas directly adjacent
to sidewalks and drives where there is the potential for repeated physical impact. The
requirement or masonry or concrete at the first floor away from high impact areas
adds unnecessary additional cost.
Departures will be considered provided the material’s integration and overall façade
composition meets the intent of the standards.
Note the use of brick and decorative concrete block on the ground level and EIFS on the second floor of the
left image. The window treatments visible on the second floor add depth and interest to the façade. The
right image employs EIFS between the window and sidewalk – this design is prohibited.
Figure 38.530.060.C.3
Acceptable and unacceptable EIFS examples.
4. Cementitious wall board paneling/siding may be used provided it meets the following provisions:
a. Cement board paneling/siding may not be used on the ground floor of non-residential or
mixed-use buildings where adjacent to a sidewalk or other pedestrian path;
OMIT. As discussed above in quality building materials, the intent is durability. There is
no reason (from a durability standpoint) that cementitious siding should not be
considered a durable material. It is the most widely used material in the region, likely
because of is cost to quality ratio. It is easily maintained and comes in a variety of sizes
and textures.
The requirement or masonry or concrete at the first floor away from high impact areas
adds unnecessary additional cost.
b. Where cement board paneling/siding is the dominant siding material, the design must
integrate a mix of colors and/or textures that are articulated consistent with windows,
balconies, and modulated building surfaces and are balanced with façade details that add visual
interest from the ground level and adjacent buildings.
This is already covered in articulation standards above and is redundant.
D. Departures to building materials standards will be considered if they are determined to meet
the intent of 38.530.060 – Building Materials.
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Sec. 38.530.070. – Blank wall treatments.
A. Intent.
1. To avoid untreated large blank walls.
2. To retain and enhance the character of Bozeman’s streetscapes.
B. Blank wall definition. A wall (including building façades and retaining walls) is considered a blank
wall if it is over 15 feet in height, has a horizontal length greater than 30 feet, and does not
include a transparent window or door.
A 10’X15’ area is small portion of wall. Creating additional requirements for such spaces will add
unnecessary cost. 15’x30’ is a more reasonable large wall, but is still arbitrary. The appropriateness
of the size of blank wall will vary by project, and departure criteria should evaluate on a project
specific basis.
Figure 38.530.070.B
Blank wall definition
C. Untreated blank walls visible from a public street, pedestrian-oriented space, common usable
open space, or pedestrian pathway are prohibited. Methods to treat blank walls may include:
1. Display windows with at least 16 inches of depth to allow for changeable displays. Tack on
display cases do not qualify as a blank wall treatment.
2. Landscape planting bed at least five feet wide or a raised planter bed at least two feet high and
three feet wide in front of the wall with planting materials that are sufficient to obscure or
screen at least 60 percent of the wall’s surface within three years.
3. Installing a vertical trellis in front of the wall with climbing vines or plant materials.
4. Installing a mural as approved by the review authority.
5. Special building detailing that adds visual interest at a pedestrian scale. Such detailing must use a
variety of surfaces; monotonous designs will not meet the purpose of the standards.
Façade articulation or special detailing that adds visual interest at a pedestrian scale such as using
a variety of surfaces, varying material colors, textures, or incorporating joints or a trim pattern.
For large visible blank walls, a variety of treatments may be required needed to meet the intent of
the standards. Needs Clarification- how is an applicant to know if more treatments are required?
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Figure 38.530.070.C
Acceptable and unacceptable blank wall treatments. Note in the far right example, the display cases don’t meet
the 16” depth requirement, nor does the design meet the intent of the standards.
This section is largely redundant because of the façade articulation requirements in
Sec. 38.530.040. Furthermore, the appropriate scale of a blank wall varies wildly
depending on building size, program, composition, and material treatment.
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