HomeMy WebLinkAbout17547 Application MaterialsA1
Development Review Application A1 Page 1 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
DEVELOPMENT REVIEW APPLICATION
1. PROJECT
Development
Name:
Description:
2. PROPERTY OWNER
Name:
Full Address:
Phone:
Email:
3. APPLICANT
Name:
Full Address:
Phone:
Email:
4. REPRESENTATIVE
Name:
Full Address:
Phone:
Email:
5. PROPERTY
Full Street
Address:
Full Legal
Description:
Current
Zoning:
Current Use:
Community
Plan
Designation:
Development Review Application A1 Page 2 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
Overlay
District: Neighborhood Conservation Entryway Corridor None
Urban
Renewal
District:
Downtown North 7th Avenue Northeast None
6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26)
Gross Area: Acres: Square Feet:
Net Area: Acres: Square Feet:
Dwelling
Units:
Nonresidential
Gross Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms. Form Form
1. Pre-application Consultation None 17. Informal Review INF
2. Master Site Plan MSP 18. Zoning Deviation None
3. Site Plan SP 19. Zoning or Subdivision
Variance
Z/SVAR
4. Subdivision pre-application PA 20. Conditional Use Permit CUP
5. Subdivision preliminary plat PP 21. Special Temporary Use
Permit
STUP
6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP
7. Subdivision exemption SE 23. Regulated Activities in
Wetlands
RW
8. Condominium Review CR 24. Zone Map Amendment (non
Annexation)
ZMA
9. PUD concept plan PUDC 25. UDC Text Amendment ZTA
10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA
11. PUD final plan PUDFP 27. Modification/Plan
Amendment
MOD
12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT
13. Administrative Interpretation
Appeal
AIA 29. Reasonable Accommodation RA
14. Administrative Project Decision
Appeal
APA 30. Other:
15. Commercial Nonresidential COA CCOA
1 6. Historic Neighborhood
Conservation Overlay COA
NCOA
8. APPLICATION FEES AND MATERIALS
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
PLS
Plans and Specifications PLS Page 1 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
PLANS AND SPECIFICATIONS INTRODUCTION In order for city staff to efficiently review your project in a timely manner, the application materials and the plan sets submitted must be clear, complete and thorough. This handout provides additional details for the application requirements outlined in the project checklists. If the requirements of this handout are met with your application it will minimize the delays that can occur when an application is unclear, incomplete or not formatted correctly. These requirements are mandatory. If the application materials do not meet these standards they will require correction, which will delay your project. GENERAL PLAN REQUIREMENTS 1. All plans and drawings must be accurately drawn, using a conventional scale such as 1:20 or 1:1/4, and with only one scale per sheet. Details may contain a separate scale if clearly labeled. 2. All text and annotations should be at a font size to enable it to be easily read – 10 point or more. Many plan sets require that 11” x 17” plan sizes be submitted. The text and annotations on plans that size must be readable when printed at that size. If plans are unreadable at the 11” x 17” size, they will not be accepted for review. 3. Plan sizes must meet minimum and maximum size requirements. No plans outside of the stated sizes will be accepted. 4. Plans/drawings must not contain disclaimers such as “Not to Scale” and “Do Not Scale.” (perspectives excepted) and drawings must be drawn true to the stated scale(s). 5. Plans must not contain disclaimers such as “Preliminary” and “Not for Construction.” 6. Provide all relevant measured dimensions annotated on the plans/drawings. For example label typical dimensions of parking spaces, drive accesses, drive aisles and sidewalks. 7. Consistent detailing. All existing and proposed site plan elements (e.g., sidewalks, parking spaces, fire lanes, building foot prints, etc.) must be labeled (unless a legend is provided) and dimensioned (unless a detail is provided). 8. The clearest way to present proposals is to group “existing” and “proposed” drawings side by side, using the same scale for both. 9. Each sheet and/or drawing must have a title box with the drawing name, sheet number and date clearly visible in bold. If sheets are updated or revised a new date must be applied to the sheet. For example, the civil utility plans might be labeled: C2.0 Utilities 05-01-2017. This is important as this will also be the digital file name. See naming protocol below. 10. The use of a title sheet for all general information, project team, data, calculations (parking, parkland, open spaces, and table of contents is required. The title must appear in bold letters across the top of the cover sheet. If the site plan includes a conditional use include the words “and Conditional Use.” 11. If the project is part of an existing development the name of the existing development must appear in the title. For example, “Arbys at Bozeman Gateway” or “Building K at the Cannery District.” 12. The vicinity map with zoning must be on the cover page. 13. A table of contents or plan schedule for all sheets in the plan set must be included on the title sheet with a date for each sheet. If revisions are required, the title sheet must be updated to reflect all revised sheets with a new date. 14. Fully annotated plans and drawings are more understandable, e.g. if a line is shown on the plan between two properties or other conditions such as easements, it must be annotated by adding descriptors to clarify the site condition.
Plans and Specifications PLS Page 2 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
15. A legend for all line types and symbols must be included on plan sets. 16. The plan sheets must not be overly congested with line types. When in doubt produce an extra sheet that separates the information. For example, produce a separate utility and easement sheet for utilities to clarify that information if the overall site plan contains too many lines and line types. 17. In general, the plan sheets are where most project information must be included. Separate cut sheets, exhibits, and summary tables on 8 1/2” by 11” will not be accepted. The only exception is for project narratives, property owners’ association documents, SID documents, easements, agreements, maintenance plans, water rights information, payback district information, contracts, deeds, weed plans, and standalone technical reports such as traffic studies, wetland reports, sewer and water reports, environmental, etc. PARKLAND TRACKING REQUIREMENTS 1. Parkland tracking on plans is required in 38.27.020BMC. This only applies to projects with residential development or residential units. 2. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, UDC must be provided with the final plat, preliminary plat layout (park site plan) or individual development site plan (if previously subdivided). A parkland dedication tracking table showing the parkland requirements for the overall subdivision and the method of meeting the parkland dedication shall be included on the site plan. The table shall explicitly state how much parkland acreage, cash-in-lieu, or value of improvements-in-lieu was approved and allocated, as well as what is being proposed, for each lot of the subdivision or site development. 3. If residential development, each phase, lot or individual site plan of the development must have a copy of the parkland dedication tracking table provided below included on the site plan. Contact the Parks Department if you have questions on how to fill out the table. 4. If improvements in lieu are proposed for an existing park within the subdivision, a detailed park improvement site plan, including layout and product manufacturer cut sheets with a cost estimate for all improvements must be provided for Parks Department review. The Parks Department will provide a comparison chart indicating the value of code-required basic improvements versus proposed improvements. 5. Unless previously provided, provide the appropriate waiver of protest for future park maintenance district statement on the plat or site plan. Contact the Parks Department if you are uncertain if a waiver has been granted. 6. The parkland dedication tracking table that must be included on plans is as follows. If you have questions on how to fill out this table contact the Parks Department.
PUBLIC PARK LAND DEDICATION TRACKING TABLE CURRENT PREVIOUS PHASES
SUBDIVISION NAME: _______________________ PROJECT NAME: ___________________________
TOTAL FOR SUBDIVISION THIS PROPOSAL PHASE / LOT ___________ PARK DED AC CIL &/OR IIL
PHASE / LOT __________ PARK DED AC, CIL &/OR IIL
PHASE/LOT* __________ PARK DED AC CIL &/OR IIL
NUMBER OF RES. UNITS PER PHASE / LOT / SITE PLAN:
ACREAGE PARK LAND AND / OR CIL REQUIRED: **
VALUE OF IMPROVEMENTS IN LIEU PROPOSED: $___________________ VS. VALUE OF CODE-REQD. BASIC PARK IMPROVEMENTS:
$___________________ (ATTACH COMPARISON CHART SPREADSHEET)
ACREAGE PARK LAND PREVIOUSLY DEEDED TO COB:
Plans and Specifications PLS Page 3 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
COLOR AND MATERIAL PALETTE 1. Color and material palettes are required for all new buildings and structures. A color and material palette must include all the proposed exterior building materials for all structures and site details. 2. The exterior building materials must include all siding, trim, roofing, windows, stairways, doors, balconies, railings windows, storefront, glass/glazing, walls, mechanical screening, trash enclosures, accessory equipment enclosures (generator, etc.), awnings and other architectural elements. 3. For smaller less complex projects that are using readily known building materials, a color and material palette may be presented in color on an 11” x 17” sheet that includes a color picture of the material and the specification. Each material must be keyed to the building elevations. 4. For larger, more complex projects the palette must be presented on a physical board with samples of the proposed building materials in their proposed color. Each sample must have a specification and be keyed to the building elevations. 5. Color perspectives that depict the building accurately and with the proposed building materials are encouraged to be submitted with each application. The color perspective does not satisfy the color and materials palette requirement. APPLICATION SETS 1. Application sets are independent sets of information that include one copy of all information submitted with the application. 2. Application sets that include legal documents, letters, technical reports, narratives, studies and other documentation in addition to plan sheets must include a copy of each item in each application set. All documentation of this type must have a visible and clear date of preparation on the front sheet of the document or study. 3. Three total sets of all information are required with most applications. Two of the sets must include full size plans, one set may include 11” x 17” plans. Full size plan set sizes must not exceed 24” x 36.” 4. Application sets must be bound and two hole punched at the top of the page. Three ring binders with three hole punch are not accepted. 5. If 11” x 17” plans are included, do not trifold them. Fold them in half, then fold the right half back on itself at a 45 degree angle in order to accommodate a two hole punch at the top. Plans must be accessible to be unfolded when bound in a two hole file. 6. Application sets should be organized and collated in the following general order 1) cover sheet/routing sheet 2) applications and checklists; 3) narratives/responses/photographs; 4) legal docs: CC&R’s, easements, deeds, agreements, CIL water rights, etc.; 5) plans; 6) appendices: standalone technical reports 7. Project narratives and responses must not be overwritten or provided on the application checklists. If responding to a checklist item provide a response on a separate document. 8. Plans must be grouped by discipline: Civil, Architectural, Landscape and Electrical/Lighting. 9. All plans must be stapled together and folded to a final size of 8 ½” x 11” or 8 ½” x 14”.If the plan set is large the plans must be stapled into sets by discipline and folded independently. State law requires us to keep a full size paper copy of all plans in our files. The plan sets must be folded so that they can be filed in the project archives.
ACREAGE PARK LAND YET TO BE CONVEYED:
PARK MASTER PLAN APPROVAL DATE: ______________
* INDICATE ADDITIONAL PHASES AS APPLICABLE
**SHOW ACTUAL CALCULATIONS
Plans and Specifications PLS Page 4 of 4 Revision Date 5-1-17 Required Forms: Applies to all applications Other Forms: None.
DIGITAL COPIES AND NAMING PROTOCOL The city requires digital copies of all planning applications in order to produce cost savings, eliminate paper waste and enhance the flow of information between the city, external agencies, neighborhoods and the applicant. The digital copy must include a copy of all documents and plan sheets submitted as part of the application. The following requirements apply to digital copies. 1. Two digital copies are required with most applications. The copies may be on CD or on a USB drive. 2. The digital copies must be separated into three categories: Documents, Plans and Appendices. 3. Naming protocol. Each individual document or plan sheet must have a proper name and date. The name should be easily understandable. Groups of plan sheets or document sets with multiple types of documents will not be accepted. Plan sheets must include the sheet number. For example a document might be labeled “A1 Development Review application 05-01-2017” or “City Parkland Deed 05-01-17.” Plan sheets are required to be listed individually. For example a plan sheet might be labeled “A300 Floor Plan level 1 and 2 05-01-2017” or “PM Photometric Plan 05-01-17.” Do not include other tab, section or other references in the digital file names. 4. No individual files will be accepted that are larger than 5 mb. Files that are larger must be broken down into smaller files. 5. Label all CD’s with the project name and date. Attach a small tag to all USB drive with the project name and date. CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771
phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net
MIXED-USE DEVELOPMENT PROPOSAL || BOZEMAN, MT
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
DESIGN TEAM
OPENSCOPE STUDIO, INC.
THINKTANK DESIGN GROUP
RICHARD FERNAU, FAIA
OWNER
IMPERIAL DEVELOPMENT, LLC
33 NORTH BLACK AVE.
BOZEMAN, MT
COTTONWOOD + IDA
A VIBRANT, DIVERSE, ATTAINABLE COMMUNITY IN THE CORE OF THE NORTHEASTERN NEIGHBORHOOD
page 2
TABLE OF CONTENTS
SECTION 1 PROJECT INFORMATION
DESCRIPTION, TIME-FRAME, PROPOSED USES, PROJECT GOALS,
ON- & OFF-SITE IMPROVEMENTS
SECTION 2 ZONING CODE COMPLIANCE
PLANNED UNIT DEVELOPMENT POINT TABULATION, PROPOSED
RELAXATIONS, PARKING DIAGRAM
SECTION 3 SITE DATA
NEIGHBORHOOD LAND USE, SITE CONDITIONS
SECTION 4 DESIGN
DESIGN INTENT, PRECEDENTS, CONCEPT SKETCHES
SECTION 5 LAND-USE
LAND-USE ALLOCATION, STREET SECTION DIAGRAMS
SECTION 6 PHASING
ADDITIONAL EXHIBITS
SITE PLAN
SURVEY
EXCERPT FROM THE NORTHEAST NEIGHBORHOOD R/UDAT REPORT
APRIL 2017
“Today, the Northeast Neighborhood is strategically located and can support the housing
shortage, and leverage existing infrastructure, encouraging a contemporary form of multi-
modal transportation due it’s proximity to downtown, the university and access to adjacent
natural amenities. The question will be how the Northeast Neighborhood can be strategic
without destroying its character and the attributes that make it unique.
The challenge will be accommodating new housing and commercial development with
appropriate policies and design standards to maintain the integrity and quality of life for residents
and business owners in the existing area. Design must also honor the past and the historical
significance of the location. New policies should regulate new construction so that it fits within
the neighborhood and focuses on quality context-sensitive design.
As Bozeman continues to grow, a focus on great public spaces, walkability, and opportunities
to cater to active lifestyles will continue to enhance Bozeman as a place and reinforce its great
quality of life and economy of choice for knowledge workers and talented professionals.
One fear of additional development in the Northeast Neighborhood is gentrification of the area and
increased values in an already price sensitive market. The City should explore a regional policy
to make housing more attainable to the region as a whole. However, certain developments could
implement a portion of housing that is below market rates in exchange for other concessions.
For example, public property could be made available to those developers that conscientiously
address some levels of affordable housing. Design should be unique and reflect the existing
character distinguishable from other parts of the neighborhood.”
THE COTTONWOOD AND IDA NEIGHBORHOOD DEVELOPMENT ADDRESSES THESE CHALLENGES
BY PROVIDING NEW HOUSING AT REASONABLE PRICES, WHILE MAINTAINING THE INTEGRITY OF
EXISTING COMMUNITY - HONORING THE PAST AND ACCOMMODATING THE FUTURE.
PROPERTY LINE ( 300' - 2" )
PROPERTY LINE ( 300' - 1" )PROPERTY LINE ( 300' -1" )PROPERTY LINE ( 300' -1" )35' - 3"36' - 0"FIRE LANE
20' MIN.
40' - 0"
30' - 0"40' - 0"SETBACK10' MIN.FIRE LANE
20' MIN.SETBACK10' MIN.SETBACK10' MIN.
NORTH
COTTONWOOD AND IDA NEIGHBORHOOD DEVELOPMENT
SITE PLAN 1" = 40' -0"
0 40'80'20'
COTTONWOOD + IDA
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
page 3
SECTION 1 - PROJECT INFORMATION
PROJECT VISION
COTTONWOOD + IDA WILL CREATE A VIBRANT AND DIVERSE COMMUNITY ON A 2-ACRE UNDERUTILIZED INDUSTRIAL SITE, PROVIDING THE MOST DIVERSE RANGE OF HOUSING TYPES AVAILABLE IN BOZEMAN.
THE 93 DWELLING UNITS ARE DESIGNED TO BE ATTAINABLE BY MIDDLE-INCOME RESIDENTS. IN ORDER TO RESPOND TO THE VARIETY OF BUILDING USES AND SIZES IN THE SURROUNDING NEIGHBORHOOD THE DEVELOPMENT IS ORGANIZED INTO A FOUR RESIDENTIAL BUILDINGS; PROVIDING A BROAD SET OF HOUSING TYPES: AFFORDABLE AND MARKET-RATE APARTMENTS, CO-LIVING UNITS, TOWNHOUSES, LIVE-WORK UNITS, AND URBAN LOFTS.
WHILE 20% OF THE UNITS (19 OF THE 93 UNITS) WILL BE SET ASIDE FOR THOSE EARNING 30% LESS THAN THE MEDIAN INCOME TO HELP ACHIEVE THE GOALS ESTABLISHED IN THE CITY’S AFFORDABLE HOUSING ORDINANCE, ONE OF THE GUIDING PRINCIPALS OF THE DEVELOPMENT IS A FOCUS ON CREATING UNITS THAT ARE AFFORDABLE-BY-DESIGN; WITH MODEST UNIT SIZES, REDUCED PARKING DEMAND, CO-LIVING OPPORTUNITIES, SHARED OPEN SPACE, AND ATTRACTIVE COMMON AMENITIES; ALL IN A WALKABLE AND BIKE-FRIENDLY NEIGHBORHOOD.
THE 27,000 SF OFFICE BUILDING WILL ATTRACT MID-SIZE COMMERCIAL TENANTS LOOKING FOR NEW OR EXPANDED SPACE NEAR THE DOWNTOWN DISTRICT.
THE PROJECT SUPPORTS THE COMMUNITY’S DESIRE FOR A LOCAL ARTS CULTURE, AND ACKNOWLEDGES THE NEIGHBORHOOD’S INDUSTRIAL PAST BY INCLUDING 5,000 SF OF ARTISAN MANUFACTURING WORKSHOPS. LOCATED PRIMARILY ALONG THE GROUND FLOOR ON COTTONWOOD STREET, THE WORKSHOPS WILL ACTIVATE THE PROJECT’S OPEN SPACES, AND ENCOURAGE PEDESTRIAN ACTIVITY ALONG THE STREET EDGE.
A PUBLIC PLAZA WILL OCCUPY THE CENTER OF THE SITE, FRAMED BY THE DISTINCTIVE FACADE OF THE ADJACENT MISCO MILL, AND LINED WITH COMMERCIAL AND RESIDENTIAL USES TO PROVIDE DAY AND EVENING, WEEKDAY AND WEEKEND ACTIVATION. WE WILL BE RENOVATING AN EXISTING BUILDING SO THAT IT IS ABLE TO HOST SUPPORT SPACES FOR THE PLAZA, AS WELL A NEW COMMUNITY ROOM.
WE ARE PURSUING SITE-WIDE CERTIFICATION UNDER THE LEED NEIGHBORHOOD DEVELOPMENT PROGRAM, WHILE THE SPECIFIC SUSTAINABILITY AND CERTIFICATION GOALS FOR INDIVIDUAL BUILDINGS ARE STILL BE RESEARCHED
AND COORDINATED.
PROJECT TIME FRAME
PLANNING & DESIGN NOVEMBER 2017 - MARCH 2018 ENGINEERING & PERMITTING APRIL 2018 - AUGUST 2018
CONSTRUCTION START SEPTEMBER 2018
PROPOSED USES
A APARTMENT BUILDING
B TOWNHOUSE-STYLE APARTMENTS
C GROUND FLOOR ARTISAN MANUFACTURING SPACES
D RENOVATED EXISTING BUILDING
E PUBLIC OPEN SPACE
F OFFICE BUILDING
AERIAL MASSING DIAGRAM
F
A A
A
D
C
E
B
COTTONWOOD + IDA
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
page 4
BUILDINGS AND OTHER ON-SITE IMPROVEMENTS
THE DEVELOPMENT CONSISTS OF 6 DISTINCT BUILDINGS, PROVIDING 93
RESIDENTIAL UNITS, 27,000 SF OF OFFICE SPACE, 5,000 SF OF ARTISAN
MANUFACTURING WORKSHOP SPACES, A 155+ SPACE BELOW-GRADE PARKING
GARAGE, AND OVER 2,000 SF OF COMMUNITY SPACE:
1 APARTMENT BUILDING
THREE AND FOUR STORIES OVER BASEMENT PARKING GARAGE
25 STUDIO APARTMENTS
20 1-BEDROOM FLATS
45 UNITS TOTAL
2 APARTMENT BUILDING
THREE STORIES OVER BASEMENT PARKING GARAGE
18 STUDIOS WITH CO-LIVING COMMON SPACES
18 UNITS TOTAL
3 TOWNHOUSE-STYLE APARTMENTS
THREE STORIES OVER BASEMENT PARKING GARAGE
12 2-BEDROOM FLATS
4 APARTMENT BUILDING
THREE STORIES OVER BASEMENT PARKING GARAGE
6 1-BEDROOM LIVE-WORK APARTMENTS
6 1-BEDROOM LOFT-STYLE APARTMENTS
6 2-BEDROOM TOWNHOUSE-STYLE APARTMENTS
18 UNITS TOTAL
ARTISAN MANUFACTURING (4A)
APPROXIMATELY 5,000 GSF OF GROUND FLOOR WORKSHOP SPACE TO
PROVIDE AN ACTIVE, PEDESTRIAN-ORIENTED STREET EDGE ALONG
COTTONWOOD AVE.
5 EXISTING BUILDING
RENOVATED TO PROVIDE A COMMUNITY MEETING ROOM, AS WELL AS
ACCESSORY PROGRAM FOR THE ADJACENT OPEN SPACES (RESTROOMS,
STORAGE, ETC.).
6 OFFICE BUILDING
APPROXIMATELY 27,000 GSF OF OPEN-PLAN OFFICE SPACE
7 BELOW-GRADE PARKING GARAGE
APPROXIMATELY 155 COMMERCIAL AND RESIDENTIAL SPACES
BUILDING USE DIAGRAM
6
1 2
4
5
7
4A
3
RESIDENTIAL
COMMERCIAL
ARTISAN MFR.
COMMUNITY
UNIT MIX SUMMARY STUDIO 1-BDRM 2-BDRM TOTAL
UNIT COUNT 49 26 18 93
PERCENTAGE 53% 28% 19% -
COTTONWOOD + IDA
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
page 5
PLAN DIAGRAM
SITE IMPROVEMENTS
1 BELOW-GRADE PARKING GARAGE
THE RESIDENTIAL BUILDINGS, THE OFFICE BUILDING, AND A PORTION OF
THE PUBLIC OPEN SPACE ARE CONSTRUCTED OVER A PARKING GARAGE.
+/-155 PARKING SPACES
1A - ENTRY & EXIT TO THE PARKING GARAGE IS FROM ASPEN ST. IN ORDER
TO DIRECT TRAFFIC TO WALLACE AVENUE, AND REDUCE TRAFFIC IMPACTS
ON COTTONWOOD STREET AND IDA AVENUE.
2 EAST ASPEN STREET
THE ENTIRE RIGHT-OF-WAY ADJACENT TO THE PROPERTY IS CURRENTLY
UNDEVELOPED. THE PROPOSAL IS TO CONSTRUCT A ROADWAY, WITH
SIDEWALK AND OTHER STREET IMPROVEMENTS ALONG THE SOUTH SIDE
OF THE RIGHT-OF-WAY. IN ADDITION TO THE PARKING GARAGE ENTRY, THE
STREET WILL ACCOMMODATE SEVERAL PARALLEL PARKING SPACES, AND
A LOADING ZONE. THE NORTHERN PORTION OF THE RIGHT-OF-WAY WOULD
REMAIN LANDSCAPED, PASSIVE OPEN SPACE - SIMILAR TO THE EXISTING
CONDITION - AND WOULD MAINTAIN THE WALKING TRAIL CONNECTION.
3 EAST COTTONWOOD STREET
THE NORTHERN HALF OF THE RIGHT-OF-WAY ADJACENT TO THE PROJECT
SITE WILL BE IMPROVED. THE INTENTION IS FOR THE PROPOSED
IMPROVEMENTS TO MATCH THE CHARACTER OF RECENT IMPROVEMENTS
DIRECTLY ACROSS THE STREET - WITH SIDEWALK, STREET TREES, AND
DIAGONAL PARKING.
4 NORTH IDA AVENUE
THE RIGHT-OF-WAY ADJACENT TO THE PROJECT SITE WILL BE IMPROVED
WITH SIDEWALK, STREET TREES, CURB, AND PARALLEL PARKING (IF
FEASIBLE). IMPROVEMENTS WILL CONTINUE EAST ACROSS THE IDA RIGHT-
OR-WAY UP TO, BUT NOT INCLUDING, THE OPPOSITE CURB.
5 PEDESTRIAN ACCESS
THE 20’ FIRE LANE WILL SERVE AS A THROUGH-BLOCK PEDESTRIAN
CONNECTION BETWEEN THE ACTIVE COTTONWOOD-WALLACE
INTERSECTION, AND THE OPEN GREEN SPACE AT ASPEN STREET.
6 PUBLIC OPEN SPACES
THE MAIN OPEN SPACE ON THE SITE TAKES ADVANTAGE OF THE DISTINCTIVE
MISCO MILL AND THE RENOVATED ON-SITE BUILDING TO CREATE A
PLAZA SUITABLE FOR HOSTING FOOD VENDORS, FARMER’S MARKETS,
AND SIMILAR COMMUNITY EVENTS; AS WELL AS DAILY INFORMAL USE BY
THE OFFICE TENANTS, RESIDENTS, AND ARTISAN COMMUNITY. PUBLIC
SERVICES, SUCH AS EVENT STORAGE AND RESTROOMS WILL BE LOCATED
IN THE RENOVATED BUILDING AT THE SOUTHWEST CORNER OF THE SITE.
1
6
5
1A LOADING
ASPEN STREET
COTTONWOOD STREET IDA AVENUEFIRE ACCESS2
4
3
COTTONWOOD + 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.
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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.
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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
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THE NORTHEASTERN NEIGHBORHOOD IS HOST TO A DIVERSE, ACTIVE SET OF
RESIDENTS, HEAVILY INVESTED IN PRESERVING THEIR COMMUNITY’S UNIQUE
IDENTITY, AND INTENT ON ENGAGING WITH PROJECTS AS THEY DEVELOP IN THE
AREA.
IN APRIL, 2017 THE NEIGHBORHOOD HOSTED A REGIONAL AND URBAN DESIGN
ASSISTANCE TEAM (R/UDAT) WORKSHOP TO GATHER COMMUNITY INPUT
ON FUTURE DEVELOPMENT IN THE NORTHEASTERN NEIGHBORHOOD. THE
TEAM’S REPORT PROVIDED A GREAT DEAL OF GUIDANCE AS WE ESTABLISHED
THE PROJECT GOALS, DEVELOPED A SITE STRATEGY, AND FORMULATED THE
RELATIONSHIPS TO THE STREETS AND SURROUNDING PROPERTIES.
FROM THE R/UDAT REPORT
CHARACTER: “The community told the team that the neighborhood is “funky.” The neighborhood’s character is authentic and unique in the context of Bozeman. It is a real place. The community also put intense value on the eclectic identity of the area and its mix of uses – a quality that is embraced and celebrated. The Northeast Neighborhood is also made up of creative and artistic people who value its diversity and freedom of self-expression. The neighborhood was widely described as livable, both for its adjacency to downtown and the quality of life it provides to the people who work and live here.”
STREETS: “one of the most widely shared ideas on future improvements concerned the need to better connect existing assets throughout the neighborhood and make its streets more friendly to pedestrians and bicyclists.”
DIVERSITY & AFFORDABILITY: “two manifold interests emerged as important. The first is the preservation and strengthening of the unique sense of place in the neighborhood and its contributing components. The second characteristic is the accessible and affordable housing proposition that has traditionally prevailed in the neighborhood, and the value that affordability has in producing a diverse neighborhood that can support creative professionals and working families.”
HISTORIC TRAIN DEPOT
NORTHERN PACIFIC RAILWAY
MISCO MILL
CAFE
BAKERYN. WALLACE AVE.N. IDA AVE.E. COTTONWOOD ST.
SINGLE-FAMILY RESIDENCES
SINGLE-FAMILY RESIDENCES MULTI-FAMILY RESIDENTIAL
OFFICES & STUDIOS
OFFICES & STUDIOS
TECH OFFICES
OFFICES & STUDIOS
BEER & WINE DISTRIBUTOR
LUMBER DISTRIBUTOR
BIKE SHOP
SINGLE-FAMILY RESIDENCES
SINGLE-FAMILY RESIDENCES
ARTISAN MFR.
POCKET PARK
INDUSTRIALINDUSTRIALINDUSTRIAL
ARTISAN MFR.
COMMERCIAL BUS DEPOT
E. ASPEN ST.
E. PEACH ST.
BED & BREAKFAST
TO DOWNTOWN
FORMER BREWERY SITE
PROJECT SITE
NORTH
5 MINUTE WALK (1/4 MILE)
• PARK TRAILS
• FAIRGROUNDS
• BASEBALL FIELD
• CAFES
• BUS STOP
• OFFICES
• ARTIST STUDIOS
10 MINUTE WALK (1/2 MILE)
• ELEMENTARY SCHOOL
• BOZEMAN CITY HALL
• DOWNTOWN RETAIL DISTRICT
• PUBLIC LIBRARY
• LINDLEY PARK
• BEALL PARK
• STORY MILL PARK
• PUBLIC POOL (3/4 MILE)
SECTION 3 - SITE DATA
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SOUTHEAST TO MT BLACKMORE
SOUTHWEST TO GALLATIN PEAK NORTHWEST TO MT BALDY
PEDESTRIAN CONNECTIONS
TOWNHOUSE-STYLE UNITS
RELATE TO ADJACENT
RESIDENTIAL SCALE
OFFICE & APARTMENT BUILDINGS RELATE TO ADJACENT COMMERCIAL
& INDUSTRIAL SCALE
PROPOSED VEHICLE CONNECTION
ALLEYWAY ALIGNMENT
VIEW SHEDS
ASPEN STREET R.O.W.
PRESERVE EXISTING BUILDING
SITE CONDITIONS
THE BLOCKS TO THE EAST AND WEST OF THE SITE ARE PREDOMINANTLY SINGLE-FAMILY RESIDENTIAL, WHILE THE BLOCKS TO THE NORTH AND SOUTH CONSIST OF LARGER-SCALE INDUSTRIAL BUILDINGS, AS WELL AS SMALL MULTI-FAMILY DEVELOPMENT. IMMEDIATELY TO THE WEST OF THE SITE IS THE HISTORIC MISCO MILL (NOW HOUSING A HIGH-END FURNITURE MAKER) AND SMALL COLLECTION OF INDUSTRIAL BUILDINGS - CURRENTLY BEING USED AS A POTTERY STUDIO.
THE EAST ASPEN ST. RIGHT OF WAY - TO THE NORTH OF THE SITE - IS CURRENTLY CLOSED TO TRAFFIC, AND PROVIDES AN OPEN GREEN SPACE WITH BENCHES AND A WALKING TRAIL. THERE ARE NO SIDEWALKS AROUND THE STREET EDGES OF THE SITE, BUT THERE ARE POTENTIAL PEDESTRIAN CONNECTIONS ACROSS COTTONWOOD STREET TO THE NEARBY CAFE AND BAKERY. DOWNTOWN IS 3/4 OF A MILE SOUTH AS WELL, PROVIDING RELATIVELY DIRECT PEDESTRIAN AND BIKING CONNECTIONS. OUTDOOR RECREATION AREAS TO THE NORTH AND NORTHEAST OF BOZEMAN ARE ALSO READILY ACCESSIBLE.
THE LOWER LEVELS OF THE PROJECT WILL OFFER VIEWS TO THE NORTHEAST AND SOUTHEAST. UPPER FLOORS GAIN VIEWS ACROSS BOZEMAN TO THE SOUTHWEST, AND UP THE GALLATIN RIVER VALLEY TO THE NORTHWEST.
THE SITE DESIGN RESPONDS TO THE VARIETY OF SCALES AND LAND-USE ON ADJACENT PROPERTIES BY PLACING SMALLER-SCALE TOWNHOUSE-STYLE UNITS ACROSS FROM THE SINGLE-FAMILY NEIGHBORS TO THE EAST, WHILE THE LARGER MASSES OF THE OFFICE BUILDING AND APARTMENT BUILDING SIT CLOSER TO THE LARGE INDUSTRIAL AND WAREHOUSE BUILDINGS TO THE NORTH. BUILDINGS ALONG COTTONWOOD CONFORM TO THE SCALE AND CHARACTER OF THE RECENT MULTI-FAMILY DEVELOPMENTS TO THE SOUTH OF THE SITE.
PEDESTRIAN CONNECTIONS AND THROUGH-BLOCK PASSAGES OCCUR ON THE SOUTH AND NORTHEASTERN PORTIONS OF THE SITE, WHILE THE VEHICLE TRAFFIC IS DIRECTED NORTHWEST TO WALLACE AVENUE.
FROM THE R/UDAT REPORT
“The Core is the central portion of the R/UDAT project area and is an eclectic mix of light industrial buildings intermingled with small cottages, walking paths and historic sites. The look and feel of the core is central to how the resident’s see themselves. Developing a strategy for Defining and protecting the Core is essential to maintaining the residents’ cultural connection to the city’s history as well as their neighborhood identity as a “funky,” creative, and diverse place to live, work and play.”
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FROM THE R/UDAT REPORT
“The look and feel of the core is central to how the resident’s see themselves and identify with the neighborhood. Developing a strategy for defining and protecting the Core is essential to maintaining the residents’ cultural connection to the city’s history as well as their neighborhood identity as a “funky,” creative, and diverse place to live, work and play.”
ALTHOUGH THE DESIGN TEAM IS STILL IN THE PROCESS OF DETERMINING
THE SPECIFIC EXPRESSION OF EACH OF THE BUILDINGS, WE HAVE BEGUN TO
ESTABLISH A CLEAR SET OF DESIGN GOALS FOR THE SITE. DRAWING HEAVILY FROM
COMMUNITY INPUT GATHERED DURING THE R/UDAT WORKSHOP HELD EARLIER
THIS YEAR, A NUMBER OF DESIGN PRIORITIES HAVE BEEN IDENTIFIED:
NEIGHBORHOOD INTEGRATION
THE PROJECT WILL BE RESPONSIVE TO THE EXISTING SCALE, MASSING,
AND LAND USES IN THE SURROUNDING NEIGHBORHOOD, AND WILL BUILD
UPON THE ECLECTIC AND CREATIVE SPIRIT VALUED BY THE NORTHEASTERN
NEIGHBORHOOD RESIDENTS. THE MAJORITY OF THE PARKING WILL BE PLACED
IN AN UNDERGROUND GARAGE TO MINIMIZE ITS IMPACT, AND TO PROMOTE A
PEDESTRIAN ORIENTED AND BIKEFRIENDLY COMMUNITY.
DIVERSITY
THE SITE MUST PROVIDE A WIDE RANGE OF HOUSING OPTIONS FOR THE
RESIDENTS, AND MUST RESPECT THE COMMUNITY’S DESIRE TO HAVE
HOUSING THAT IS AFFORDABLE AND ATTAINABLE BY MIDDLEINCOME LOCAL
RESIDENTS. THE DEVELOPMENT MUST BE TRULY MIXEDUSE; BRINGING
ECONOMIC OPPORTUNITIES WITH NEW OFFICES AND MAKER SPACES,
HOUSING OPTIONS FOR RESIDENTS OF ALL WALKS OF LIFE, AND MUCH
NEEDED COMMUNITY AMENITIES AND OPEN SPACES.
CHARACTER
THE DESIGN OF THE SITE AND BUILDINGS WILL ENHANCE THE NEIGHBORHOOD;
PROVIDING A CONTEMPORARY TAKE ON MATERIALS AND FORMS ALREADY
PRESENT AND FAMILIAR IN NEARBY HOMES AND BUSINESSES.
SUSTAINABILITY
THE SITE WILL BE DEVELOPED TO BE ENVIRONMENTALLY, ECONOMICALLY,
AND SOCIALLY SUSTAINABLE. WE ARE CURRENTLY PURSUING SITEWIDE
LEED NEIGHBORHOOD DEVELOPMENT CERTIFICATION, AND ARE COMMITTED
TO PRACTICAL AND PROGRESSIVE GREEN BUILDING PRACTICES. THE OFFICE
SPACE AND WORKSHOPS WILL OFFER NEW AND EXPANDED OPPORTUNITIES
FOR LOCAL BUSINESSES; WHILE THE COMMUNITY ROOMS, OPEN SPACES, AND
OVERALL INTEGRATION OF RESIDENTIAL, PRODUCTION, AND BUSINESS USES
WILL SUPPORT A VIBRANT, CREATIVE, AND DIVERSE COMMUNITY FOR YEARS
TO COME.
SECTION 4 - DESIGN
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DESIGN VIGNETTES
LOOKING SOUTHWEST INTO THE PLAZA
COTTONWOOD STREET LOOKING INTO THE PLAZA
AERIAL LOOKING NORTHWEST
NEIGHBORHOOD INTEGRATION
• RESPECT THE VARIETY OF BUILDING SIZES AND FORMS
IN THE NEIGHBORHOOD, AND OFFER A SIMILAR VARIETY
IN THE DESIGN OF THE INDIVIDUAL BUILDINGS, AND
PORTIONS OF BUILDING
• DESIGN THE GROUND FLOOR OF ALL BUILDINGS WITH A
PEDESTRIAN SCALE RESIDENTIAL STOOPS, MAIN STREET
STOREFRONTS, SHELTERED ENTRIES, INVITING LOBBIES
CHARACTER• DESIGN EACH BUILDING TO BE DISTINCTIVE WHILE MAINTAINING A COHERENT AND COHESIVE PROJECT AESTHETIC
• DEVELOP INDIVIDUAL DETAILS THAT RESPECT THE VALUE THAT THE COMMUNITY PLACES ON ITS OWN ECLECTIC
AND CREATIVE CULTURE
OUTDOOR ROOMS
• PROVIDE OUTDOOR ROOMS OF DIFFERENT SIZES TO
ACCOMMODATE A VARIETY OF USES FROM SMALL
GROUPS TO LARGER PUBLIC EVENTS
• SCREEN THE EDGES OF THE OUTDOOR SPACES TO
PRESERVE PRIVACY WITHIN THE NEARBY RESIDENCES
• RESPOND TO THE SOLAR ORIENTATION OF OUR OPEN
SPACES OFFER SHADE IN THE SUMMER, AND SUN IN
THE WINTER
MATERIALS
• SELECT MATERIALS THAT EVOKE THE INDUSTRIAL
HERITAGE OF THE SITE, YET ARE APPROPRIATE FOR
RESIDENTIAL USES, AND RESULT IN DURABLE AND
SUSTAINABLE STRUCTURES
DESIGN STRATEGIES
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COTTONWOOD STREET
IDA AVENUE
ASPEN STREET
STREET EDGE DESIGN
THE PERIMETER OF THE SITE, AND THE ADJACENT RIGHTOFWAY IMPROVEMENTS
WILL PROVIDE SAFE, PEDESTRIAN ROUTES, LANDSCAPED WITH STREET TREES AND
SIDEWALK PLANTING; AND ACTIVATED WITH WORKSHOP SPACES, RESIDENTIAL
STOOPS, AND WELCOMING LOBBIES.
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PUBLIC AND RESIDENT AMENITIES
THE PROJECT WILL OFFER A VARIETY OF AMENITIES. SOME OF THESE SPACES,
SUCH AS THE ROOF DECK, BIKE WORKSHOP, AND DOG WASH, WILL BE USED ONLY
BY THE RESIDENTS. OTHERS SPACES, SUCH AS THE PLAZA, THE COMMUNITY
BUILDING, AND THE ACTIVE COTTONWOOD FRONTAGE WILL BE SHARED WITH
THE SURROUNDING COMMUNITY. THE OUTDOOR PUBLICLY ACCESSIBLE OPEN
SPACES OFFER PEDESTRIAN PATHS THROUGH THE SITE AS WELL, PROVIDING A
SPACE FOR STREET LIFE TO WEAVE ITS WAY THROUGH THE BLOCK.
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page 15LIVE WORKMICRO & COMMUNAL URBAN TOWNHOUSEA VARIETY OF HOUSING TYPES
IN ORDER TO SERVE A DIVERSE GROUP OF RESIDENTS, THE PROJECT WILL
PROVIDE A BROAD RANGE OF HOUSING TYPES. THE INDIVIDUAL BUILDINGS WILL
HOST SPECIFIC APARTMENT TYPES THAT WILL LIKELY ATTRACT DIFFERENT
DEMOGRAPHIC GROUPS, WHILE THE COMMUNITY FACILITIES WILL PROVIDE
SOCIAL SPACES FOR THEM TO MIX. AT THE SAME TIME, THE PROVISION OF
MAKER AND OFFICE SPACES WILL ALLOW FOR THE CONVENIENCE OF A LIVE
WORK LIFESTYLE.
BUILDING 1 WILL CONTAIN PRIMARILY TYPICAL STUDIOS AND 1BEDROOM
APARTMENTS. THE BUILDING WILL ALSO ACCOMMODATE MOST OF THE RESIDENT
AMENITY SPACES: ROOF DECK, PACKAGE ROOM, BIKE WORKSHOP, DOG WASH,
ETC.
BUILDING 2 WILL BE DEDICATED TO SMALLER STUDIOS AND EFFICIENCY UNITS.
THESE “MICROUNITS” WILL BE PROVIDED WITH GENEROUS COMMON KITCHENS,
LIVING ROOMS, HOME OFFICE SPACES, AND DINING ROOMS TO ENABLE COLIVING
ARRANGEMENTS.
BUILDING 3 IS MADE UP OF 6 BUILDINGS THAT WILL BE SUBDIVIDED INTO 12
MODEST 2BEDROOM TOWNHOUSESTYLE UNITS.
BUILDING 4 WILL MAKE UP THE MOST URBAN EDGE OF THE PROJECT, AND CONSIST
OF GROUND FLOOR LIVEWORK UNITS BEHIND THE SIDEWALK MAKERSPACE
WORKSHOPS. THE UNITS ON LEVEL 2 AND 3 WILL BE 1 AND 2BEDROOM
TOWNHOUSE / LOFT UNITS.
COTTONWOOD + IDA
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
page 16
FOOTPRINT SITE AREA %FLOOR AREA PROJECT AREA %F.A.R.
OVERALL SITE 90,000 SF ----
OVERALL BLDG AREA 43,600 SF 48.4%123,300 GSF 100%1.37
RESIDENTIAL UNITS 27,100 GSF 30.1%88,800 GSF 72%
COMMERCIAL OFFICE 9,000 GSF 10%27,000 GSF 22%
ARTISAN MANUFACTURING 5,000 SF 5.5%5,000 GSF 4%
COMMUNITY BLDG.2,500 SF 2.8%2,500 GSF 2%
OPEN SPACE 46,400 SF 51.6%
COMMON PLAZA 10,000 SF 11.1%
COMMON ROOF DECK 1,500 SF 1.7%
COMMON LANDSCAPED AREA 7,500 SF 8.3%
PRIVATE PATIO 1,920 SF 2.1%
PRIVATE BALCONY 360 SF 0.4%
RESIDUAL OPEN SPACE 25,120 SF 28%
SECTION 5 - LAND USE ALLOCATION
LAND USE DIAGRAM
PARK AREA AND OPEN SPACE REQUIREMENTS
OPEN SPACE
2-BDRM UNITS 18 X 150 SF = 2,700 SF
STUDIO & 1-BDRM UNITS 75 X 100 SF = 7,500 SF
TOTAL RESIDENTIAL OPEN SPACE REQUIRED 10,200 SF
COMMON PLAZA 10,000 SF
COMMON ROOF DECK 1,500 SF
COMMON LANDSCAPED AREA 7,500 SF
PRIVATE PATIOS 12 X 160 SF = 1,920 SF
PRIVATE BALCONIES 6 X 60 SF = 360 SF
TOTAL RESIDENTIAL OPEN SPACE PROVIDED 21,280 SF
COMMON PLAZA
LANDSCAPED PUBLIC RIGHT OF WAY
ROOF DECK
OFFICE
BUILDING
APARTMENT
BUILDING APARTMENT BUILDINGAPARTMENT
BUILDING
EAST COTTONWOOD STREET
NORTH
EAST ASPEN STREET
NORTH IDA AVENUENORTH WALLACE AVENUEEXISTING BUILDINGTOWNHOUSESPUBLIC PARK LAND DEDICATION TRACKING TABLE
SUBDIVISION NAME NORTHERN PACIFIC ADDITION
PROJECT NAME COTTONWOOD + IDA P.U.D.
NUMBER OF RESIDENTIAL UNITS 93 UNITS
NET LOT AREA 2.04 ACRES
MAXIMUM DEDICATION REQUIREMENT 12 UNITS PER ACRE
CALCULATED UNITS FOR DEDICATION 24.48 UNITS
REQUIRED PARK LAND DEDICATION 0.73 ACRES
REQUESTED METHOD TO MEET DEDICATION IN-LIEU FEE
PLAN APPROVAL DATE
COTTONWOOD + IDA
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
page 17
UTILITY STRATEGIES
DOMESTIC WATER
THE ONLY DOMESTIC WATER LINE CURRENTLY ADJACENT TO THE SITE IS ALONG
COTTONWOOD STREET. IN ORDER TO ADEQUATELY SERVE THE NEW RESIDENTIAL
AND COMMERCIAL USES, WE ANTICIPATE NEEDING TO COMPLETE THE BLOCK’S
WATER LINE - EXTENDING THE SERVICE UP IDA STREET ON THE EAST, AND
ACROSS ASPEN STREET TO THE NORTH, CONNECTING BACK UP WITH THE
EXISITNG MAIN ON WALLACE AVENUE. IN ADDITION TO THE INDIVIDUAL BUILDING
SERVICE CONNECTIONS, WE EXPECT SEVERAL SITE SERVICE CONNECTIONS FOR
INCIDENTAL USES IN THE PLAZA, AS WELL AS IRRIGATION.
WASTEWATER
THERE ARE SANITARY SEWER LINES TO THE NORTH AND SOUTH OF THE SITE - IN
ASPEN AND COTTONWOOD STREETS - AND WE DO NOT ANTICIPATE NEEDING TO
CONNECT THOSE MAINS THROUGH IDA STREET. EACH PROPOSED BUILDING HAS
DIRECT ACCESS TO A NEARBY WASTEWATER LINE.
STORMWATER
A STORMWATER LINE CURRENTLY COMES DOWN COTTONWOOD STREET TO THE
MID-POINT OF THE BLOCK. WE HOPE TO DIRECT MUCH OF THE RAINWATER FROM
CATCHBASINS AND ROOF DRAINS INTO INFILTRATION AREAS TO REDUCE RUN-OFF.
SURFACE WATER AND OVERFLOW WILL BE SENT TO THE STORMWATER SYSTEM VIA
A NEW CONNECTION IN THE COTTONWOOD STREET DRAIN.
OFFICE
BUILDING
APARTMENT
BUILDING APARTMENT BUILDINGAPARTMENT
BUILDING
EAST COTTONWOOD STREET
NORTH
EAST ASPEN STREET
NORTH IDA AVENUENORTH WALLACE AVENUEEXISTING BUILDINGTOWNHOUSESEXISTING WASTEWATER
EXISTING STORMWATER
PROPOSED WASTEWATER
PROPOSED STORMWATER
EXISTING DOMESTIC WATER
PROPOSED DOMESTIC WATER
UTILITY DIAGRAM
COTTONWOOD + IDA
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
page 18
STREET EDGE
THE SIDEWALKS AROUND THE PROJECT WILL PROVIDE PEDESTRIAN-ORIENTED,
SAFE AND ACTIVE STREET EDGES, FRONTED WITH RESIDENTIAL STOOPS
AND SMALL-SCALE ARTISAN MANUFACTURING SPACES. STREET TREES AND
SIDEWALK PLANTING AREAS WILL BE PROVIDED WHERE FEASIBLE.
COTTONWOOD AVENUE WILL BE DESIGNED TO RESEMBLE THE RECENT STREET
IMPROVEMENTS ALONG THE SOUTH SIDE OF THE STREET, WITH DIAGONAL
PARKING AND A WIDER SIDEWALK TO ENCOURAGE ACTIVE USES AT THE
WORKSHOP SPACES.
IDA STREET WILL BE BUILT OUT AS A TRADITIONAL RESIDENTIAL STREET, WITH
INDIVIDUAL STOOPS CONNECTING THE UNITS WITH THE SIDEWALK.
ASPEN AVENUE IS CURRENTLY UNIMPROVED, AND CLOSED TO TRAFFIC. THE
PROPOSAL IS TO CONSTRUCT A STREET ALONG THE SOUTHERN HALF OF THE
RIGHT-OF-WAY, WITH SIDEWALK, STREET TREES, THE GARAGE ENTRY, PARALLEL
PARKING, AND A LOADING ZONE. THE NORTHERN HALF OF ASPEN WILL BE
LANDSCAPED CONSISTENT WITH THE EXISTING CONDITIONS, AND PRESERVED
AS PASSIVE OUTER DOOR SPACE FOR DOG WALKING, ETC.
A - COTTONWOOD AVENUE SECTION B - IDA STREET SECTION
C - ASPEN AVENUE SECTION AT APARTMENT BUILDING D - ASPEN AVENUE SECTION AT OFFICE BUILDING
COTTONWOOD AVE.A
CD
B
ASPEN AVE.
ASPEN AVE. LANDSCAPED RIGHT OF WAY
WALLACE ST.IDA ST.STREET SECTION KEYPLAN
OFFICE
BLDG.APT.
BLDG.APT. BLDG.SET BACK THE TOP
OF THE BUILDING
ABOVE 37’
APT.
BLDG.EXIST’G. BLDG.TOWNHOUSES
COTTONWOOD + IDA
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
page 19
SECTION 6 - PHASING
OFFICE
BUILDING
APARTMENT
BUILDING
16
2
345APARTMENT BUILDINGAPARTMENT
BUILDING
EAST COTTONWOOD STREET
BUILDINGS 3 AND 4 POTENTIALLY PHASED FOR EARLY COMPLETION
NORTH
EAST ASPEN STREET
NORTH IDA AVENUENORTH WALLACE AVENUEEXISTING
BUILDING TOWNHOUSESCONSTRUCTION WILL BEGIN ON THE ENTIRE PROJECT ONCE PERMITTING HAS
BEEN COMPLETED.
SINCE ALL OF THE NEW BUILDINGS SIT ON TOP OF THE PARKING GARAGE, WITH
THEIR FOUNDATIONS AND MANY OF THEIR UTILITY CONNECTIONS INTEGRATED
INTO THAT BELOW-GRADE STRUCTURE, THERE IS LITTLE TO BE GAINED BY
PHASING PERMITTING OR CONSTRUCTION START DATES. WE DO, HOWEVER,
ANTICIPATE COMPLETING THE SMALLER BUILDINGS AHEAD OF THE LARGER
ONES, AND WOULD LIKE TO CONFIGURE PERMITTING AND INSPECTIONS TO
ALLOW FOR PHASED LEASING AND OCCUPANCY.
BUILDINGS 3 AND 4
THESE TWO STRUCTURES HAVE SIGNIFICANTLY SMALLER FLOOR AREAS,
SIMPLIFIED STRUCTURAL AND MECHANICAL SYSTEMS, AND MORE INDEPENDENT
ACCESS. ONCE THE PARKING GARAGE IS COMPLETE, THE CONSTRUCTION
OF THESE BUILDINGS MAY BE PRIORITIZED, WITH THE GOAL OF COMPLETING
CONSTRUCTION, FINALIZING PERMITS, AND GETTING THEM LEASED AND
OCCUPIED BEFORE BUILDINGS 1, 2, AND 6 HAVE FINISHED CONSTRUCTION.
BUILDING 5
THE OVERALL SCHEDULE OF RENOVATING THE EXISTING STRUCTURE MAY BE
CONTINGENT ON CONSTRUCTION LOGISTICS FOR THE PARKING GARAGE AND
SITE WORK. IT IS LIKELY THAT THE EXISTING BUILDING WILL BE USED FOR ON-
SITE CONSTRUCTION OFFICES UNTIL THE GARAGE IS COMPLETE, AND ABLE TO
ACCOMMODATE SECURE CONSTRUCTION OFFICES.
MWMWC P CPCPCPCPBENCHPAVERS
HVAC
FF=4772.97
SATELLITE DISHAPPROX. 5'ABOVE GROUND
LINE OF
MAILBOXES
FROST FREE
HYDRANT
EDGE OF LANDSCAPE ROCKS
STEPS
FF=4775.35'
4776.21 4776.38
4775.42
4775.45
4775.49
4776.56
4776.78
4776.30
4773.534773.27
4774.26
4774.43
4774.33
4774.43
4774.75
4776.93
4771.26
4772.81
4772.55
4773.24
4772.41
4772.214772.25
4772.14
4772.95
4774.21
4774.89
4774.67
4774.62
4774.50
4774.59
4774.45
4774.72
4774.964776.984776.924776.95
4776.77
4775.19
4774.91
4776.63
4774.82
4774.31
4774.08
4773.94
4774.42
4774.76
4775.644775.704776.35
4777.034776.99
4776.72
4776.994776.87
4776.97 4777.06
4776.88
4776.82
4776.71
4776.67
4775.43
4775.39 4775.00
4774.97
4773.06
4773.84
4776.58
4776.94
4776.63
4776.344776.72 4776.524776.39
4776.69
4777.07
4776.80
4776.484776.60 4776.87
4776.89
4777.274777.14
4777.02
4776.734776.90 4776.93 4776.68 4776.86 4777.114776.78 4776.774777.22
4776.86
4777.27
4777.03
4776.734777.14 4776.934776.52
4776.74
4777.03
4776.69
4775.11 4774.75
4774.844774.744774.84
4774.39
4776.51
4776.29
4776.34
4776.074776.49 4775.624775.21 4775.24 4774.984774.94 4775.294774.91
4775.474775.664775.08
4775.29 4775.33
4775.40
4775.38
4776.63 4776.73
4776.84 4776.824776.84
4777.03
4775.29
4775.31 4775.34
4775.504775.52
4774.71
4774.764775.354774.904774.42
4774.05
4773.78
4773.51
4773.66 4773.67
4774.48
4773.83 4774.06
4773.924773.38
4773.84
4774.21 4773.48
4773.73
4773.804773.81
4773.75
4772.90
4775.244774.82 4774.764775.154775.134774.74 4774.704775.11
4775.024774.65
4774.76
4774.71 4774.694774.62
4774.494774.90
4774.534774.41
4774.35
4774.414774.42
4775.12 4774.77 4774.74 4775.27
4774.94
4774.76
4774.77
4774.71
4773.914774.114773.85
4774.32
4773.96
4773.02 4773.23 4773.10
4772.42 4772.60 4772.47
4772.39
4772.20 4772.124772.154772.334772.14
4772.11
4772.03
4772.034771.96
4771.78 4771.98 4771.85
4771.434771.54
4771.07 4770.90
4770.544770.76
4771.80
4771.59
4771.53
4771.84
4771.82
4771.58
4771.15
4770.89
4771.71
4771.08 4770.84
4770.894770.89
4772.39
4772.07 4771.87
4772.02
4772.01
4771.99
4771.52 4771.33
4771.024771.26
4771.69
4772.03
4773.83 4773.06
4773.13
4773.13 4773.17
4773.08 4773.27 4773.22 4773.18 4772.84 4772.89
4772.75
4771.99
4772.644772.59
4772.22
4772.744773.04
4772.43
4772.694772.79
4772.61
4772.904772.78
4772.76
4772.76
4772.79
4772.64
4772.82
4772.76
4773.18
4773.50
4774.02
4772.92
4772.884772.944772.784772.93
4772.984772.92
4773.004773.004772.93
4772.91
4773.034772.974772.934772.954772.98
4772.90
4772.59
4772.584772.89
4773.104773.20
4773.24
4773.234773.27
4773.184773.25
4773.21
4772.51
4772.814772.69
4773.17
4772.01
4772.12
4772.40
4771.93
4771.75
4770.62
4770.73 4770.82 4770.60
4770.324770.504770.38
4770.44
4770.974770.82
4770.35
4770.61
4770.56
4772.38
4772.674772.69
4772.034772.67
4772.444772.51
4772.564772.49
4772.84 4772.39
4772.10 4771.93
4771.29
4771.19
4771.96
4771.85
4771.76
4772.104772.114772.054771.92
4772.51
4772.53
4772.46
4771.21
4770.41
4770.36
4770.31
4770.69
4770.76
4770.56
4770.50
4770.61
4770.81
4770.54
4770.36
4770.294770.29
4770.414770.23
4770.26
4770.99
4770.994771.59
4771.44
4772.23
4772.59
4772.56
4772.724772.90
4772.97
4772.85
4773.15
4772.72
4773.03
4772.76
4772.70
4772.954772.974772.75
4773.084772.734773.95
4773.94
4773.95
4773.76
4773.35
4772.66
4773.044772.68
4772.53
4772.95
4772.52
4772.754772.94
4772.764772.77
4772.804772.70 4773.05
4772.31
4772.02
4771.15
4771.014771.30
4771.84
4770.37 4770.01
4770.50 4770.26
4770.254770.99
4770.75
4771.29
4770.78
4770.88
4771.094770.884772.654772.824773.03
4772.56
4771.95
4771.81 4771.69
4771.39
4771.37
4773.12
4772.690.00
4772.674772.63
4772.72
4772.68
4772.89
4772.28
4772.34
4772.29
4772.03
4771.54
4771.80
4772.04
4772.03
4772.114772.58
4772.78
0.00
4772.874773.114773.11
4772.73
4772.64
4772.92
4773.13
4773.23
4773.21
4773.18
4773.34
4773.28
4773.164773.35
4773.24
4773.444773.02
4773.36
4773.184772.82
4773.24
4773.21
4773.25
4773.224773.27
4773.104773.11
4773.17
4773.26
4773.264773.16
4773.21
4773.244773.23
4773.264773.20
4773.23
4772.30
4772.35
0.00
0.000.000.00
4772.86
4772.81
4772.57 4772.75
0.00
0.00
0.00
4774.78
4775.30
4772.534772.794772.654772.94
4772.87
4774.22
4774.14
4774.94
4775.44
4773.89
4774.47
4774.97
4774.46
4773.67
4773.56
4773.52
4773.53
4773.57
4773.29
4773.26
4773.50
4776.144776.13
4776.06
4776.02
4776.02
4776.53
4772.51
4772.37
4772.47
4772.36
4772.74
4772.03
4772.194772.04
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4773.34
4773.90
4774.01
4774.87
4774.96
4774.27
4776.14
4776.00
4775.874774.48
4774.49
4774.56
4774.83
4774.86
4774.82
4774.26
4773.74
4773.41
4773.454773.90
4774.02
4773.56
4773.95
4773.83
4773.35
4772.93
4772.94
4772.95
4773.55
4776.88
4776.93
4776.62
4776.764776.29
4776.54
4775.11
4772.69
4772.86
4773.02
4773.19
4773.82
4772.62
4772.504772.64
4776.40
4776.67
4776.864773.25
4773.28
4773.47
4773.52
4773.31
4773.64
4774.154774.13
4774.44
4773.67
4774.40
4773.73
4774.49
4775.874773.994773.584773.46
4773.84
4774.51
4774.19 4773.68
4775.28
4774.70
4775.64
4776.06
4773.84
4773.89
4774.19
4774.17
4773.20
4774.04
4773.78
4776.19
4779.57
4781.40
4781.45
4780.46
4779.99 4779.68
4778.44 4777.53
4774.08
4774.31
4774.37
4773.46
4773.28
4776.314776.97
4772.84
4773.14
4773.81
4774.45
4775.51
4774.74
4774.42
4774.57
4773.70
4773.80
4774.78
4774.76
4773.39
4773.39
4776.46
4776.32
4776.50
4776.27
4775.77
4775.24
4775.89
4775.64
4774.31
4774.09 4774.64
4774.564774.58
4774.74 4774.73
4774.58
4774.22
4774.37
4774.41
4774.38
4776.30
4776.46
4775.36
4774.57
4774.47
4774.18
4773.83
4774.77
4775.41 4775.73
4775.58
4775.10
4774.71
4774.854776.424776.52
4776.43
4776.974776.38
4775.49
4776.58
4776.88
4776.14
4776.46 4775.88
4775.66 4775.72
4776.15 4775.55
4775.36
4774.69
4774.614774.75
4774.68
4774.23
4774.94
4774.914775.34
4774.63
4774.41
4774.74
4774.894775.03
4774.80
4776.81
4776.58
4776.45
4774.84
4774.58
4774.86
4774.67
4774.21
4774.26
4776.46
4778.28
4777.96 4774.52
4774.82
4774.96
4774.97
4774.70
4774.47
4774.65
4774.07
4774.44
4774.57
4774.92
4775.68
4775.32 4775.23
4775.64
4776.39
4776.964775.51
4774.08
4773.83
4773.63
4773.78
4772.95
4775.47
4774.76
4774.03
bd9 sbd9
cf s
cfcf bd9 s
gas s gas
gas gm
ut s
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sd s
sd mhsd
bd9bd9 s/cont s
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bd s eg s
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g
g
g
g
ts
ts
ts
ts
bp
ea
ea
eaea
g
bd
eaeaea
dt
dt
eg
g
g
g
eg
eg
eg
gg
gas s
gasgas
g/sew
gg
g/sew
sw s
sw
sw ssw
swsw
sw sw1 s/pavers
sw sw2 s/pavers
swsw
ln s/porch
lnln
lnln
ln
sw2
sw1
bd wf s
wfwf bd sbd
g
g
dt dt
pp oe s oe1 s
pp oe
oe1
g
g
gggg
g
g
g
g
g
g
g
g
g
g
b s
b
b
b
b
b
b cl
t s t
t
t
t
t cl
hed s/4.0wide
hed
hed s
hed/wtobd
g/oe se topp
g/oe w topp
ut sut
ut
mw
cs
cs
b s
b
b
b
b cl
t s
t
t clsw s
sw
sw/?piles
sw
sw
sw cl
b s
b
b
bb
b
b
b
b
b
b
b
b
b cl
t s
t
t
tt
t
t
b s
b
b
b
b
b
bb cl
t s
t
t clb s
b
b
b
b
b cl
t st
t
b s
b
b cl
g
gggg
g
g
g g
g
b s
b
b
b
b
b
b
b
b
b cl
t s
t
t
t
g
g g
g g
b s
b
b
b
b cl
gg
g
b s
b
b
b
b
b
b
b
b
b
b
b
b cl
g
g
g
g
g
g
g
g
b s
b sw s
swsw
sw s sw
sw
b
b
b
b cl
t s
t
g
b s
b
b
b
b cl
g g
g
g
gas s
gasgasgas gas1 sgasgas
t s
t t
t
t t
t t
t t
t
b s
bb
b
b
b
bb
b s
b
b
bb
b cl
g
g
g
b s
b
b
b
b
b cl
g
g
g b s
b
b
b s
b
b
b
b
b
b
b cl
g
g g
g
g
gg
g
g
g
g
cp/nail
bd s
bd
bd s/
20112013
2014
20152016
2019 2020
2021
2022
2023
2024
2025
2026
20282029
2030
2031
2032
2033
2034
2036
10003
10004
10007
10008
10010
1001210013
10014
10015
10016
10017
10018
10019
10020
10021
10022
10023
10024
10025100271002810029
10030
10031
10032
10033
10036
10038
10039
10040
10041
10042
10043
10044
10046
10047
1004810049
10050
1005210053
10054 10055
10056
10057
10058
10059
10060
10061 10062
10063
10064
10067
3003
3004
3005
30063007 30083009
3016
3017
3018
301930203021
3061
30623063
3064
3065306630673068 3069 30703071 30723073
3077
3078
3079
30803081 30823083
3084
3085
3086
3105 3118 3129 3131 3132
313531363137
3138
3139
3140
3141
31423143 31443145 3146 31473148 31493150
315131523153
3154 3155
3156
3157
3158 3159
3160 31613162
3163
3164
3165 3166
31673168
3172
31733174
31753176
3177
3178
3179
3180 3181
3182
3183 3184
31853186
3187
3188 3189
3190
31913192
3193
3194
31953196 31973198 31993200 32013202
32033204
3205
3206 32073208
32093210
32113212
3213
32143215
3216 3217 3218 3219
3220
3221
3222
3223
322432253226
3227
3228
3229 3230 3231
3232 3233 3234
3235
3236 3237323832393240
3241
3242
32433244
3245 3246 3247
32483249
3250 3251
32523253
3254
3255
3256
3257
3260
3261
3262
3263
3264
3265
3266
32673268
3270
3271 3272
3273
3274
3275
3276 3277
32783279
3280
3281
3283 3284
3285
3286 3287
3288 3289 3290 3291 3292 3293
3294
3295
32963297
3298
32993300
3301
33023303
3304
33053306
3307
3308
3309
3310
3311
3312
3313
3314
3315
3316
3317331833193320
33213322
332333243325
3326
33273328332933303331
3332
3333
33343335
33363337
3338
33393340
33413342
3343
3346
33473348
3349
3350
3351
3352
3353
3354
3370
3371 3372 3373
337433753376
3381
33823383
3384
3385
3386
3387
33883389 33903391
33923393
33943395
3396 3397
3398 3399
3400
3401
3402
3403
3404
3405340634073408
3409
3410
3411
3412
3413
3414
34153416
3417
3418
3419
3420
3421
3422
3424
34253426
34273428
3429
3430
34313432
3433
3434
3435
3436
34373438
3439
3440
3441
3442
3443
3444
3445
344634473448
344934503451
3453
3454
3455
3458
3459
34603461
3462
3463
3464
34653466
34673468
346934703471
3472
3473
3474
34753476
3477
3478 3479
3480 3481
34823483
3484
3485
3486
3487
34883489349034913492
3493
3494
3495 3496
3497
3498
3499
35003501
35023503
3504
3505
3506
3507
3508
3509
3510
3511
3512
3514
3515
3516
3517
3518
3521
352535263527
3528
3529
3532
3533
3534
3535
3536
3537
3538
35393540
3541
35423543
3544
35453546
3547
3548
3549
35503551
35523553
3554
3555
35563557
3558
35593560
35613562
3563
3564
3565
3566
356735683569
3571
3572
3573 3574
3575
3576
3577
11005
11006
11010110111101211013
11014
11015
11016
11017
11018
11019
11020
11021
11022
11023
11024
11025
11026
11027
11028
11029
11030
1103111032
11033
11034
11035
11036
11037
11038
11039
11040
11041
11042
1104311044
11045
11048
11049
11050
11052
11053
11054
11055
11056
11057
11058
11059
11060
11061
11062
11063
11064
11065
11066
11067
11068
1106911070
11071
11072
11073
11074
11075
11076
11077
11078
11079
11080
11081
11082
11083
11084
11085
11086
11087
11088
11089
11090
11091
11092
1109311094
11095
11096
1109711098
11099
11100
11101
11102
11103
1110411105
11106
11107
11108
11109
11110
11111111121111311114
11115
11116
11117 11118
11119
11120
11121
11122
11123
11124
11125
11126
11127
11128
11129
11130
11131
11132
11133
11134
11135 11136
11137 11138
11139
11140
11141
11142
11143
1114411145
11146
11147
11148
11149
11150
11151
11152
11153
11154
11155
11156
11157
11158
11159
11160
11161
11162
11163
11164
11165
11166
11167
11168
11169 11170
1117111172
11173 11174
11175
11176
11177
11178
11179
11180
11181
11182
11183
11184
11185
11186
11187
11188 11189
11190
11191
11192
111931119411195
11196
1119711198
11199
11200
11201
11202
11203 11204
11205 11206
11207 11208
11209
11210
1121111212
11213
11214
11215
1121611217
11218
11219
11220
1122111222
11223
11224
11225
11226
11227
11228
11229
11230
11231
11232
11233
11234
11235 11236
11237
11238
11239
11240
11241
11242
11243
11244
11245
11246
11247
11248 11249
11250
11251
1125211253
11254
11255
11256
11257
520
521
2009
2010
3580
VACATED 16' WIDE ALLEY
FACE OF
BUILDING
HERE IS ONLOT LINE
10' FIRE ESCAPE
LAND EASEMENT
(DOC 2114858)
ELEV 4776.42
YELLOW CAP
"5653 ES" HELDFOR NE CORNER
OF ALLEY
ELEV 4772.19 ON
YELLOW CAP "5606S"NEAR THE NE CORNER
OF LOT 17 WAS NOT
ACCEPTED
ELEV 4773.85 ON
YELLOW CAP "5606S"
NEAR THE NW CORNEROF LOT 28 WAS NOTACCEPTED
AMENDED PLAT
C-23-Z
LOT
5
LOT
16
LOT
28
LOT
17
COTTONWOOD STREET (60')IDA AVENUE (45')ASPEN STREET (60')
BLOCK 105
[300.10'
RECORD][300.09RECORD] [300.03'RECORD]369.90' TO PIPE
[369.97 RECORD]
N89°20'14"E
300.15'S00°56'59"W299.96'S89°19'03"W 300.05' [299.98'
RECORD]N00°55'54"E300.06'S89°19'03"W
99.99'
S89°20'14"W100.03'
44.98'142.03'16.00'142.03'59.71'#7
#6#521
#52 0 #5A
#4
4780
47784778477 6 47764776
47764776
4776 4776477647 76
4776
477
6
4776
4776
477
64776477647764776 4774
4 77 4 47744774
4774477447744774
47744 774
47744774
47744774
477 4
4774
47744 774
47744774477447744774477
44772477
2
4772
4772 4772 4772
4772
477247724772
COTTONWOOD AND IDA NEIGHBORHOOD DEVELOPMENT
SURVEY 1" = 40' -0"
0 40'80'20'