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HomeMy WebLinkAboutC & I PUD Concept plan Section 2 11-20-17COTTONWOOD + IDA PUD CONCEPT SUBMITTAL || NOVEMBER, 2017 page 6 37’ 37’ 37’ 39’ 37’ 48’ SECTION 2 - ZONING COMPLIANCE AFFORDABLE HOUSING 20 POINTS ONE POINT FOR EACH PERCENT OF DWELLINGS TO BE CONSTRUCTED IN THE RESIDENTIAL DEVELOPMENT WHICH ARE PROVIDED BY LONG TERM CONTRACTUAL OBLIGATION TO AN AFFORDABLE HOUSING AGENCY, FOR A PERIOD NOT LESS THAN 20 YEARS, WITH A WRITTEN PLAN ASSURING ONGOING AFFORDABILITY PRICING AND ELIGIBILITY MONITORING, AND ANNUAL RE-CERTIFICATION. POINTS ACHIEVED = 20 (20% OF THE DWELLING UNITS WILL BE PROVIDED AT RENTAL RATES ESTABLISHED FOR A MAXIMUM OF 85% AMI) ADDITIONAL OPEN SPACE 13 POINTS ONE AND ¼ POINT FOR EACH PERCENTAGE OF THE PROJECT AREA THAT IS PROVIDED AS PUBLICLY ACCESSIBLE OPEN SPACE. PROJECT LAND AREA = 89,250 SF PUBLICLY ACCESSIBLE PLAZA AREA = 10,000 SF / 11% OF THE PROJECT TOTAL. ADAPTIVE REUSE OF HISTORIC BUILDINGS NOT USED THE HISTORIC GRAIN DEPOT BUILDING WILL BE ADAPTIVELY REUSED FOR A COMMUNITY SPACE, HOWEVER WE ARE NOT ASSIGNING PERFORMANCE POINTS TO THIS ITEM. UNDERUTILIZED AND BROWNFIELD SITES 1 POINTS THE SITE IS 2 ACRES. THE SOUTH ACRE PREVIOUSLY HAD A SCALE HOBBY TRAIN LOCATED ON THE SITE. THE NORTH HALF OF THE SITE HAS BEEN OCCUPIED BY AN INDUSTRIAL WAREHOUSE. ACCOUNTING FOR THE UNDERUTILIZED SOUTH PORTION, A MINIMUM OF ONE POINT WILL BE ACHIEVED. DESIGNED TO MEET LEED-ND 0-15 POINTS THE PROJECT DESIGN IS BASED ON LEED-ND CRITERIA. WE INTEND ON KEEPING THE DESIGN TO THIS STANDARD AND HOPE TO ACHIEVE THESE POINTS. LOW-IMPACT DEVELOPMENT PLAN 2-6 POINTS THE USE OF LOW IMPACT DEVELOPMENT STANDARDS IS A PROJECT GOAL AND WE HOPE TO ACHIEVE THESE POINTS BY TREATING ON-SITE STORM WATER EXCEEDING CHAPTER 40 REQUIREMENTS, INCORPORATING A INTEGRATED SNOW STORAGE MANAGEMENT PLAN, SELECT PLANT SPECIES THAT MEET DROUGHT TOLERANT STANDARDS, INCLUSION OF WEATHER BASED IRRIGATION SYSTEMS AND LIMIT THE AMOUNT AND TYPE OF SOD. SUSTAINABLE DESIGN AND CONSTRUCTION 6 POINTS WE ARE PLANNING TO CONSTRUCT ALL THE BUILDINGS WITHIN THE PROJECT AND ARE PLANNING ON USING SUSTAINABLE DESIGN AND CONSTRUCTION TECHNIQUES TO REDUCE OVERALL ENERGY CONSUMPTION IN AN EFFORT TO MAINTAIN AFFORDABILITY. INTEGRATED & COORDINATED WAY-FINDING 4 POINTS THE UNIQUE COMPACT DEVELOPMENT WILL NECESSITATE THE USE OF COORDINATED WAY-FINDING MEASURES TO MEET THIS STANDARD. ON-SITE RECYCLING TRANSFER STATION 4 POINTS WE ARE PLANNING ON PROVIDING AN INTEGRATED ON-SITE RECYCLING STATION FOR USE BY RESIDENTS AND COMMERCIAL TENANTS ALIKE STREETSCAPE IMPROVEMENTS 4 POINTS WE ARE PLANNING TO PROVIDE ENHANCED STREETSCAPE IMPROVEMENTS THAT WILL INCLUDE STREET FURNITURE, PUBLIC ART OPPORTUNITIES, PEDESTRIAN LIGHTING, AND OTHER MEASURES. PUBLIC PLAZA ENHANCED STREETSCAPE WAYFINDING FEATURES RECYCLING STATION BUILDING HEIGHTS PROVIDED ARE AVERAGE ROOF HEIGHT ABOVE THE PARKING GARAGE ITEM NOTES POINT ESTIMATE AFFORDABLE HOUSING 20% OF THE UNITS OFFERED AT 70% AMI 20 ADDITIONAL OPEN SPACE PROJECT PROVIDES ADDITIONAL PUBLIC OPEN SPACE OF 10,000 SF OR 11% OF THE PROJECT TOTAL 13 ADAPTIVE REUSE NOT USED, THOUGH WE ANTICIPATE RE-USING THE GRAIN DEPOT BUILDING AS A COMMUNITY CENTER 0 BROWNFIELD SITE SOUTH 1 ACRE IS CURRENTLY UNDERUTILIZED AND COULD BE CLASSIFIED AS A BROWNFIELD SITE 1 LEED-ND FOLLOWING LEED ND CRITERIA FOR TOTAL DEVELOPMENT 15 LOW IMPACT DEVELOPMENT GREEN PRACTICES FOR STORMWATER MANAGEMENT, LIMITED USE OF SOD, DROUGHT TOLERANT PLANTS, ETC. 4 SUSTAINABLE DESIGN ALL BUILDINGS WILL INCORPORATE BEST PRACTICES FOR SUSTAINABLE DESIGN & CONSTRUCTION 6 WAYFINDING MEASURE THE PROJECT WILL UTILIZE USE INTEGRATED WAYFINDING MEASURES FOR PARKING, PLAZAS, OFF SITE LOCATIONS, AND RESIDENTIAL ACTIVITIES 2 RECYCLING TRANSFER STATION RECYCLING TRANSFER STATION TO BE PROVIDED FOR BOTH COMMERCIAL AND RESIDENTIAL USES 4 STREETSCAPE IMPROVEMENTS ENHANCED STREETSCAPES WILL BE PROVIDED ALONG COTTONWOOD, ASPEN AND IDA 6 TOTAL POINTS NEEDED REQUIRED POINTS TO COMPLY WITH P.U.D. CRITERIA 20 TOTAL POINTS ANTICIPATED POINTS THE PROJECT IS EXPECTED TO ACHIEVE 71 PLANNED UNIT DEVELOPMENT (P.U.D.) PERFORMANCE POINTS THE COTTONWOOD + IDA DEVELOPMENT IS EXPECTED TO ACHIEVE BETWEEN 43 AND 71 PERFORMANCE POINTS, FAR EXCEEDING THE 20-POINT THRESHOLD FOR COMPLIANCE. COTTONWOOD + IDA PUD CONCEPT SUBMITTAL || NOVEMBER, 2017 page 7 PLANNED UNIT DEVELOPMENT (P.U.D.) PROPOSED RELAXATIONS AND DEPARTURES FROM THE NEHMU ZONING CODE BASED ON THE UNDERLYING ZONING OF NEHMU WE ARE REQUESTING RELAXATIONS RELATIVE TO THE PUD FOR CONSIDERATION. THE GOAL OF THE PROJECT IS TO CREATE A DEVELOPMENT THAT RESPONDS TO THE UNIQUE CHARACTER OF THE DISTRICT, AND THAT PROVIDES FOR THE NEEDS OF THE COMMUNITY AT LARGE. THE NEHMU IS A UNIQUE DISTRICT, CHARACTERIZED BY A BROAD SPECTRUM OF USES FROM RESIDENTIAL TO INDUSTRIAL. IN MANY WAYS THIS DISTRICT WAS THE FIRST MIXED-USE NEIGHBORHOOD IN BOZEMAN, AND OUR PROPOSAL INCLUDES BOTH RESIDENTIAL AND COMMERCIAL ACTIVITY THAT RESPONDS WELL TO THE EXISTING VARIETY OF USES NEAR THE SITE. OVERTIME THE NEIGHBORHOOD HAS EVOLVED TO INCLUDE MORE SERVICE-ORIENTED BUSINESSES, AND IS NOW HOST TO CAFES AND BAKERIES, WHILE MAINTAINING A STRONG PATTERN OF RESIDENTIAL USES. WE ARE REQUESTING FIVE RELAXATIONS IN ORDER TO HELP ACHIEVE THE GOALS OF THE PROJECT: ITEM CODE SECTION CURRENT REQUIREMENT, WITH RELAXATION SUMMARY RELAXATION RATIONALE 1 38.14.020 AUTHORIZED USES IN AN EFFORT TO PROVIDE MORE AFFORDABLE RENTAL HOUSING FOR THE CITY OF BOZEMAN WE ARE SEEKING TO INCREASE THE PERCENTAGE OF RESIDENTIAL USES ABOVE WHAT IS OTHERWISE ALLOWED IN M-1 USE TYPES. THE CURRENT CODE PROVIDES UNDER THE NEHMU THAT ANY USE PERMITTED IN EITHER R-2 OR M-1 ZONING. UNDER THE M-1 USE TABLE, RESIDENTIAL USES ARE LIMITED TO 50% OF THE GROSS BUILDING AREA, AND ARE GENERALLY PLACED ON THE SECOND FLOOR. DEPARTURE FROM THE SPECIFIC USE REQUIREMENTS OF THE DISTRICT: OUR REQUESTED RELAXATION IS TO INCREASE THE ALLOWABLE RESIDENTIAL AREA FROM 50% TO 72% (A NET INCREASE OF 22%), AND TO PERMIT THIS USE TO OCCUR ON THE GROUND FLOOR - IN ADDITION TO SUBSEQUENT FLOORS. THE NEED FOR MARKET RATE AND AFFORDABLE RENTALS IN WALKABLE NEIGHBORHOODS IS KEY TO THE PROSPERITY AND LIVABILITY OF BOZEMAN. THE CURRENT ZONING TYPE (NEHMU) WAS DEVELOPED LONG AGO AS A BRIDGE BETWEEN RESIDENTIAL USES AND INDUSTRIAL USES. OVER TIME THE NEIGHBORHOOD HAS EVOLVED TO BECOME MORE OF A RESIDENTIAL ENCLAVE HOSTING MANY HOMES, CAFES AND ARTIST STUDIOS WHILE KEEPING THE UNIQUE MANUFACTURING VIBE. OUR PROJECT HOPES TO BUILD ON THESE TRENDS AND PROVIDE MORE OPPORTUNITIES AND VARIETY FOR HOUSING. THE ADDITIONAL HOUSING WILL PROVIDE THE OPPORTUNITY FOR RESIDENTS TO WORK AND LIVE IN THE SAME NEIGHBORHOOD. THE ADDED HOUSING WILL PROVIDE A BROAD RANGE OF AFFORDABLE UNIT TYPES, AS WELL AS MARKET RATE OPTIONS. WHILE NOT IN THE TRADITIONAL FORMAT DESCRIBED IN THE CODE WHERE HOUSING IS PERMITTED ON THE SECOND FLOORS OF COMMERCIAL USES WE FEEL THAT OUR APPROACH WILL MAKE A BETTER CONNECTION TO THE GROUND FLOOR BY ALLOWING RESIDENCES TO OCCUR ON THE GROUND FLOOR AS WELL AS THE SECOND AND SUBSEQUENT FLOORS. RESIDENTIAL USES ARE PERMITTED ON THE GROUND FLOOR IN OTHER SECTIONS OF THIS DISTRICT, AND WE BELIEVE OUR APPROACH WOULD BE CONSISTENT WITH THOSE AREAS. 2 38.14.050 FRONT YARD SETBACKS THE REQUIREMENT FOR FRONT YARD SETBACKS IN THE DITRICT IS 20’ FROM THE PROPERTY LINE. ADJACENT BUILDINGS HAVE A SETBACKS OF 15’ OR LESS, AND THE SITE DESIGN ATTEMPTS TO RESPOND TO THE RELATIONSHIPS OF THIS CONTEXT TO CREATE A MORE CONSISTENT STREET PATTERN THROUGHOUT THE NEIGHBORHOOD. REDUCTION IN THE CODE REQUIRED YARD SETBACKS: WE ARE REQUESTING FRONT YARD SETBACKS BE CONSIDERED IN RELATION TO ADJACENT BUILDINGS, AND WITH THE GOAL OF DEVELOPING PEDESTRIAN- ORIENTED SIDEWALKS. THE NEIGHBORHOOD IS MARKED BY SEVERAL HISTORIC HOMES AND AGRI-INDUSTRIAL STRUCTURES THAT WERE BUILT LONG BEFORE SETBACKS WERE DICTATED IN THE ZONING CODE. AS SUCH THERE IS TREMENDOUS VARIATION OF SETBACK DISTANCES THROUGHOUT THE NEIGHBORHOOD. OUR MIXED-USE PROJECT PROPOSES A MORE URBAN PATTERN IN ORDER TO BE MORE EFFICIENT WITH LAND USE, AND TO CREATE A PEDESTRIAN- ORIENTED STREETSCAPE. WE ARE SEEKING FRONT YARD SETBACKS OF 10’ RATHER THAN THE REQUIRED 20’. THE REQUIRED 20’ SETBACKS ARE A MORE SUBURBAN STANDARD, AND WOULD LIMIT OUR GOALS FOR CREATING ACTIVE, PEDESTRIAN-ORIENTED SIDEWALKS. ADDITIONALLY, THE PROPERTIES ALONG BOTH ASPEN AND COTTONWOOD CURRENTLY HAVE SETBACKS OF APPROXIMATELY 10’ (OR LESS), AND WE FEEL THAT THE STREET EDGE WOULD BE BETTER SERVED IF IT COULD MATCH THESE EXISTING ADJACENT CONDITIONS. 3 38.14.060 BUILDING HEIGHT THE MAXIMUM ALLOWABLE BUILDING HEIGHT IN THE DISTRICT IS 45’ - EXCLUSIVE OF ELEVATOR PENTHOUSES AND PARAPETS. INCREASE IN ALLOWABLE BUILDING HEIGHT: WE ARE REQUESTING A MAXIMUM BUILDING HEIGHT OF 48’. WHILE THERE ARE SEVERAL HISTORIC BUILDINGS IN THE DISTRICT THAT SIGNICANTLY EXCEED THE 45’ HEIGHT LIMITATION, IT IS OUR INTENT TO ACHIEVE A MAXIMUM BUILDING HEIGHT ONLY MARGINALLY HIGHER THAN THE 45’. WE ARE PROPOSING A CLUSTER OF 3-STORY BUILDINGS AROUND THE PERIMETER OF THE 2-ACRE SITE, WITH A LIMITED PORTION OF THE BUILDING AT THE INTERIOR OF THE SITE BEING BUILT UP TO 4 STORIES. THE ADDITIONAL HEIGHT IS NEEDED SO WE CAN HAVE A 16’ GROUND FLOOR - ALLOWING FOR MORE GENEROUS COMMON AMENITIES, AND FUTURE FLEXIBILITY OF THE GROUND FLOOR UNITS AS THE NEIGHBORHOOD EVOLVES. BUILDINGS ALONG THE PERIMETER OF THE SITE ARE 3 STORIES WITH 16’ GROUND LEVEL HEIGHT AND 12’ FLOOR TO FLOOR ON THE BALANCE YIELDING A TOTAL HEIGHT OF AROUND 40’. THE 4-STORY PORTION OF THE INTERIOR BUILDING IS SET BACK A MINIMUM OF 20’ FROM THE STREET EDGE TO MAINTAIN THE 3-STORY LIMIT ALONG THE SIDEWALK. 4 Table 38.25.040-1 parking ratios CURRENT CODE REQUIRES 1.25 PARKING SPACES FOR EACH EFFICIENCY UNIT, AND 1.5 PARKING SPACES FOR EACH ONE-BEDROOM UNIT. REDUCED RATIO FOR RESIDENTIAL USES: SIMILAR TO OTHER ZONING DISTRICTS IN OUR COMMUNITY, WE ARE REQUESTING A REDUCED PARKING RATIO FOR EFFICIENCY AND STUDIO UNITS FROM 1.25 TO 1, AND A REDUCED RATIO FOR 1-BEDROOM UNITS FROM 1.5 TO 1.25. OTHER MIXED-USE AREAS IN BOZEMAN HAVE APPLIED SIMILAR REDUCED RATIOS TO THE PARKING REQUIREMENTS. MOST RECENTLY THE B2-M AND R-5 DISTRICTS HAVE ALLOWED REDUCED PARKING RATIOS IN ORDER TO PROMOTE MORE EFFICIENT USE OF LAND, TO BOLSTER THE URBAN FABRIC OF BOZEMAN, AND TO PROMOTE MULTI-MODE FORMS OF TRANSPORTATION. WE FEEL THAT THESE SAME STANDARDS ARE APPROPRIATE FOR THIS PROJECT GIVEN THE DENSITY AND MIXED-USE NATURE OF THE PROPOSAL. THE PROJECT IS WITHIN WALKING/BIKING DISTANCE OF MANY BUSINESSES, AND WE ANTICIPATE THAT MANY ERRANDS AND DAILY COMMUTES WOULD NOT REQUIRE THE USE OF A VEHICLE. FURTHER, THE REQUESTED RELAXATIONS APPLY ONLY TO EFFICIENCY UNITS, STUDIOS, AND 1-BEDROOM UNITS - WHERE A SINGLE OCCUPANT IS EXPECTED MOST OF THE TIME. 5 38.25.040.A.2.c table 38.25.040-4 parking ratios CURRENT CODE PROVIDES FOR ADJUSTMENTS TO THE MINIMUM STANDARDS FOR PARKING WITHIN B-1 AND R-O, IMPLEMENTING A SMALL-SCALE COMMUNITY COMMERCIAL MIXED-USE GROWTH POLICY DESIGNATION. PARKING REQUIREMENTS FOR NONRESIDENTIAL USES - ADJUSTMENTS TO MINIMUM REQUIREMENTS: WE ARE REQUESTING THAT THE UNIQUE ZONING TYPE OF NEHMU ONE, QUALIFY AS A SMALL-SCALE COMMUNITY COMMERCIAL MIXED-USE DESIGNATION. WE REQUEST THAT THIS DESIGNATION APPLY ONLY FOR THIS PUD APPLICATION, AND THAT THE ALLOWABLE REDUCTIONS USED IN TABLE 38.25.040-4 ALSO BE APPLIED TO THIS PROJECT. THIS WOULD INCLUDE A REDUCTION FOR OFFICE USE OF 20% AND A REDUCTION OF “OTHER USES” (OUR ARTISAN MANUFACTURING SPACES) OF 30%. THE CURRENT ZONING DISTRICT WAS THE FIRST MIXED-USE DESIGNATION IN THE CITY. IT IS ONE OF THE SMALLEST ZONING DISTRICTS IN BOZEMAN, AND IS ONE OF THE MOST OVERLOOKED DISTRICTS AS CHANGES AND MODIFICATIONS HAVE OCCURRED ELSEWHERE IN THE CODE TO SUPPORT MIXED USE NEIGHBORHOODS. THIS DISTRICT MATCHES WHAT A SMALL-SCALE COMMUNITY COMMERCIAL MIXED-USE DISTRICT LOOKS AND PERFORMS LIKE; HOSTING A VARIETY OF SERVICES, EMPLOYMENT OPPORTUNITIES AND HOUSING TYPES. WE ARE SEEKING TO APPLY THE SAME STANDARDS THAT ARE FOUND ELSEWHERE IN THE CODE FOR OTHER SMALL-SCALE COMMUNITY COMMERCIAL MIXED-USE NEIGHBORHOODS. THESE STANDARDS PROVIDE FOR A REDUCTION IN PARKING FOR COMMERCIAL USES OWING TO THE FACT THAT MANY OF THE PATRONS AND EMPLOYEES WOULD LIKELY LIVE WITHIN WALKING DISTANCE. WE BELIEVE THIS IS A LOGICAL USE OF PARKING REDUCTIONS THAT WILL PROVIDE GREATER OPPORTUNITY FOR A SUCCESSFUL MIXED-USE NEIGHBORHOOD. COTTONWOOD + IDA PUD CONCEPT SUBMITTAL || NOVEMBER, 2017 page 8 BELOW-GRADE PARKING GARAGE BASE REQUIREMENT ADJUSTED DEMAND PROPOSED PARKING COUNTS RESIDENTIAL SPACES 138 109 93 COMMERCIAL SPACES 80 62 62 CARSHARE SPACES -2 2 OFF-SITE RESIDENTIAL --24 TOTALS 220 173 181 PARKING THE PARKING DEMAND WILL BE MET PRIMARILY BY THE 157-SPACE PARKING GARAGE LOCATED PARTIALLY BELOW-GRADE ACROSS MOST OF THE SITE. WITH NEARBY BUS STOPS, AND DOWNTOWN WITHIN EASY WALKING AND BIKING DISTANCE, WE ARE ABLE TO PROVIDE RESIDENTS AND TENANTS WITH A COMMUNITY THAT IS LESS RELIANT ON THEIR CARS FOR DAILY COMMUTING AND ERRANDS. WITH AMPLE ON-SITE BIKE PARKING FACILITIES, AND A MODEST INVESTMENT IN CARSHARE SERVICES, THE REDUCED DEMAND FOR PARKING IS CRUCIAL TO CREATING A MORE ATTAINABLE - AND MORE DIVERSE - SET OF HOUSING OPTIONS.EXISTING BUILDINGRESIDENTIAL PARKING DEMAND 43 STUDIOS 32 1-BDRM 18 2-BDRM BASE RATIO TARGET 138 1.25 1.5 2 PROPOSED RATIO 119 1 1.25 2 CARSHARE SPACES 2 -10 ADJUSTED DEMAND 109 COMMERCIAL PARKING DEMAND OFFICE ARTISAN MFR. GROSS AREA 27,100 SF 5,200 SF NET AREA 20,867 SF 4,420 SF PARKING REQUIREMENT 1 PER 250 SF 1 PER 1,000 SF PARKING DEMAND 88 83.5 4.4 BASE REDUCTION 10%80 PROPOSED REDUCTION 30%62