HomeMy WebLinkAbout18053 DRB.sr final18053 Design Review Board Staff Report for the One 11 Lofts Building
Site Plan (SP)
Date: Design Review Board, February 28, 2018, at 5:30 pm.
Project Description: A Site Plan application to allow the construction of a 51 unit mixed-
use building with a parking structure and associated site improvements.
Project Location: 111 West Lamme Street legally described as Lot B, Amended Plat C-
18E, Tracy’s Addition, Located in the Northwest One-Quarter (NW ¼) of Section
7, Township Two South (T2S), Ranger Six East (R6E), P.M.M., Gallatin County,
Montana.
Recommendation: That the DRB review and provide comments on the conformance
with the Neighborhood Conservation Overlay District (NCOD) Chapter 4B,
guidelines for the B-3 commercial character area.
Report Date: February 16, 208
Staff Contact: Tom Rogers, Senior Planner
EXECUTIVE SUMMARY
Unresolved Issues
Section 38.25.025.B.1.b states that, “… Parking garages that front onto streets shall
provide a lining of retail, office, or residential use at the street level along the entire street
frontage…” The proposed building design shows five parking stalls separated with a
ventilation wall facing Lamme Street. The proposed configuration does not meet this
standard.
Project Summary
The property owner and applicant made application to construct a five story mixed-
use building with 51 residential units, approximately 4,100 square feet of non-
residential space, a 447 stall parking facility, and associated site improvements.
The subject property is within the Neighborhood Conservation Overlay District
(NCOD) and specifically with the Chapter 4B, B-3 commercial character area and
within the Downtown Bozeman Improvement Plan area. The subject property is not
within a historic district.
Pursuant to section 2.05.300.B.1. The Design Review Board (DRB) Authority;
development applications located within overlay districts meeting one or more of the
thresholds of 38.19.040.C must be considered by the DRB. Section 38.19.040.C.1
includes building with twenty or more dwelling units in a multi-household structure.
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Administrative Design Review (ADR) met on February 8, 2018 and found the plans
generally comply with the standards and intent of NCOD Chapter 4B design
guidelines except the issue detailed in the unresolved issues section above.
Alternatives
1. Recommend Approval of the application with the recommended conditions with
modifications to the recommended conditions and report findings;
2. Recommend Approval of the application with modifications to the recommended
conditions and modifications to the report findings;
3. Recommend Denial the application based on the Design Review Board’s findings of
non-compliance with the applicable criteria contained within the staff report; or
4. Open and continue the review on the application with the concurrence of the
applicant, with specific direction to staff or the applicant to supply additional
information or to address specific items.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 3
SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES .................. 14
SECTION 3 – CONDITIONS OF APPROVAL .................................................................... 14
SECTION 4 – CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ............... 14
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 15
SECTION 6 - STAFF ANALYSIS AND FINDINGS ........................................................... 16
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 16
Applicable Design Standards and Guidelines, Section 38.16.050, BMC ......................... 24
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY................................ 24
APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF ........................... 25
ATTACHMENTS ................................................................................................................... 25
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SECTION 1 - MAP SERIES
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Current Land Use
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SECTION 2 - REQUESTED RELAXATION / DEVIATIONS / VARIANCES
a. None.
SECTION 3 – CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified
in this report. Conditions approval provided below are within the purview of the DRB.
Additional conditions of approval and code corrections are required and will be included
with the final report provided to the City Commission.
Recommended Conditions of Approval:
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state
law.
SECTION 4 – CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
Development Review Committee comments are not complete as of the date of this report.
Full DRC comments and code requirements, if any additional, are in a separate transmittal.
1. Section 38.25.025.B.1.b, BMC states that Parking garages that front onto streets shall
provide a lining of retail, office, or residential use at the street level along the entire
street frontage. Please revise the plans to meet this requirement.
2. Section 38.25.040.A.5 states bicycle parking is required. Bicycle parking is shown
internal on the site with doors leading to the spaces. Please provide sufficient
bicycle parking that is accessible to the general public. If the public will be
allowed to access the parking area at all time this standard may have been met.
3. As required by site plan checklist No. 26 bicycle parking details are required. No
detail for required bike parking was provided with the submittal. Please provide
bike parking detail and note minimum design standards are found in Chapter 5
of the Greater Bozeman Area Transportation Plan, 2007 Update.
4. All compact parking stalls must include signage detail 10.2. Please correct sheet
A01.01.
5. Front page states 50 units. Multiple sheets state 51. Please correct.
6. Site plan sheets do not include parking dimensions as required by the City’s Plans
and Specifications requirements. Please revise.
7. Section 38.23.170.A.4 requires a location, and detail of the temporary building
materials debris facility. Staff was unable to locate the detail for the prosed
debris storage. Please provide required details.
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8. The application states an additional 10 percent reduction for transit availability
pursuant to section 38.25.040.A.2.c(4). However, the parking facility is greater
than 800 feet following the most direct pedestrian pathway. Please revise the
applicable plan sheets.
9. Section 38.25.040.A.2.c(5) states, “The first 3,000 gross square feet of a
nonresidential building within the B-3 district or adjacent to designated Storefront
block frontage per section 38.44.010 is not included in the calculation of required
parking.”
10. The bike shop and fitness floor areas are included in the total square footage of the
building but are not included in parking analysis on the site data. Please identify
whether or not these are commercial spaces or amenities for the residence. Please
include these areas in the calculations and provide any required parking for
these uses and areas, if applicable.
11. Pursuant to section 38.27.030 Cash-in-lieu of parkland is required. Parkland
dedication is required prior to plan approval. Please remit payment as your
earliest convenience.
12. Pursuant to table 38.25.040 three (3) ADA parking spaces are required. Only two
ADA spaces are shown on the plans. Please revise.
13. Additional detail is required showing the location and configuration of the required
auxiliary power for the elevator. Please provide.
14. Additional detail is required showing the configuration of the riser room.
SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS
The Development Review Committee (DRC) considered the Site Plan application on
February 21, 2018.
Administrative Design Review (ADR) met on February 8, 2018 and found the plans
generally comply with the standards and intent of NCOD Chapter 4B design
guidelines except the issue detailed in the unresolved issues section above.
The Design Review Board (DRB) is scheduled to review the application on February
28, 2018. The Design Review Board is the design review advisory body to the Director
of Community Development on this application. The DRB is required to make a
recommendation to the Director on this application. The Design Review Board public
meeting will occur at 121 North Rouse Avenue, Bozeman MT, in the City Commission
room at 5:30 p.m.
The Director of Community Development will make the final decision on this application
after the public comment period is closed.
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SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the
review. The analysis in this report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
In considering applications for plan approval under this title, the advisory boards and City
Commission shall consider the following:
1. Conformance to and consistency with the City’s adopted growth policy
The project site has a future land use designation of Community Core and a zoning
designation of B-3, central business district. The property is served by municipal services.
This project is a proposed infill project to add residential housing and limited commercial
space to support the downtown core of the City. The project is in conformance to and
consistent with the City’s adopted growth policy, the Bozeman Community Plan, including
the following goals and objectives:
Goal LU-1: Create a sense of place that varies throughout the City, efficiently provides
public and private basic services and facilities in close proximity to where people
live and work, and minimizes sprawl.
The downtown neighborhood has a distinct sense of place, this project contributes to an
existing and expanding vibrant urban center and allows people to live in close proximity to
work, public and private basic services and minimizes sprawl.
Objective LU-1.4: Provide for and support infill development and redevelopment
which provides additional density of use while respecting the context of the existing
development which surrounds it. Respect for context does not automatically prohibit
difference in scale or design.
This project is infill development and is the redevelopment of an underutilized site, a surface
parking lot, which provides additional density of housing in close proximity to the urban core
of the City. The building has a larger scale than those seen traditionally although it is
anticipated larger scale buildings to accommodate the City’s growth will be constructed, but
that scale is allowed and anticipated in the B-3 zoning district, the Downtown Improvement
plan subarea plan and the design guidelines that apply to the site. The building height is less
than the permitted maximum for the property.
Goal LU-2: Designate centers for commercial development rather than corridors to
encourage cohesive neighborhood development in conjunction with non-motorized
transportation options.
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Downtown is the preeminent commercial center for the City. This project provides
additional housing density and allows residents to access services and recreation with non-
motorized transportation options.
Objective LU-2.3: Encourage redevelopment and intensification, especially with
mixed uses, of brownfields and underutilized property within the City consistent
with the City’s adopted standards.
This project includes mixed uses and is proposed on underutilized property.
Objective LU-3.2: Encourage the use and redevelopment of underutilized and
brownfield sites to provide employment and housing which will help to maintain the
vibrancy and vitality of the Historic Core area.
This project provides new housing to support and help maintain the vibrancy and vitality of
the Historic Core area.
Objective LU-3.3: Encourage a traditional mix of diverse commercial and residential
uses within the downtown to instill an active atmosphere and twenty-four hour
presence.
This project will increase the number of residential uses downtown to instill an active
atmosphere and twenty four hour presence.
Objective LU-3.4: Give particular emphasis to encourage living opportunities within
walking distance of the downtown employment, retail, and neighborhood services.
This project will provide living opportunities within walking distance of downtown
employment, retail uses, and neighborhood services.
Objective C-1.3: Support compatible infill within the existing area of the City rather
than developing land requiring expansion of the City’s area.
This project is compatible with the B-3 zoning district, the downtown neighborhood and is
an infill project within the City.
Objective H 1.1 - Encourage and support the creation of a broad range of housing
types in proximity to services and transportation options.
This project provides new smaller apartment housing options for singles or couples that do
not exist in the housing market today. The location is in proximity to services and
transportation options.
Objective E-4.2: Promulgate efficient land use practices.
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This project promulgates efficient land use practices and provides a high floor area ratio.
The project complies with the adopted subarea plan for this area. The site is located within
the limits of the study area of the Downtown Improvement Plan, an adopted subarea plan of
the Bozeman Community Plan.
The proposed project is located in the North Village (see image) area of the downtown plan,
which is designated for Residential Emphasis uses. The plan states “This area of downtown
has the greatest potential to become a new urban neighborhood, filled with hundreds of
dwelling units of all different types, unique public spaces, landscaped alleyways, and small
service businesses aimed at
local residents both within
and near downtown. The
presence of significant
housing is the most critical
missing piece of Bozeman’s
down-town, and for it to be
vital and sustainable over
time, housing should be
developed in great numbers
and varieties, at all price-
points, both rental and for-
sale. This recommendation is
a “cornerstone” of this plan.
The very future of downtown
is dependent upon the successful development of housing both for people in the community
who wish to stay but downsize as well as for newcomers.”
The Downtown Improvement Plan indicates that the Downtown District must meet a higher
level of design. It states, “Design standards and guidelines should supplement these basic
standards and are best written in a way that offers choices and allows for projects that are
innovative, creative, and of superior design as individual buildings while also contributing
to a cohesive Downtown District.” The project complies with this and the other guiding
principles in the Downtown Improvement Plan including:
1. Downtown Bozeman should be the location of buildings of the greatest height
and intensity in the community.
2. All streets and sidewalks in downtown should be designed to make the
experience of pedestrians and bicyclists safe, comfortable and visually
appealing.
Project Location
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4. The scale and character of the historic core should be protected but other
downtown districts should be able to accommodate contemporary
development of greater height and density.
5. Parking should not govern development potential; the amount of parking
relative to development should decrease. Parking inventory should be
managed so as to ensure convenient access for customers.
8. Housing – for all income levels – should be encouraged by a variety of
methods.
10. New buildings should be designed to the level of permanence and quality
appropriate for a downtown setting.
In May of 2015 the City Commission approved new design guidelines for the halo of B-3
zoned properties outside of the B-3 core area that apply to this site in the North Village. The
project complies with the guidelines for all properties and those guidelines for B-3
commercial character areas outside of the downtown core area and historic district. The
findings in the Section 5 analysis for the Plan Review criteria and the Applicable Design
Standards and Guidelines related to Section 38.16.050 below are incorporated by reference
into this criterion analysis.
2. Conformance to this chapter, including the cessation of any current violations
There are no current violations existing on the subject property. The applicant is advised
that unmet code provisions, or code provisions that are not specifically listed as conditions
of approval, does not, in any way, create a waiver or other relaxation of the lawful
requirements of the Bozeman Municipal Code (BMC) or state law. The project conforms to
the chapter referenced in the BMC, Chapter 38.
3. Conformance with all other applicable laws, ordinances, and regulations
The proposed uses of the site are consistent with the allowed uses of the B-3 district. No
specific conflicts have been identified. Additional steps will be required including but not
limited to final payment for cash in lieu of water rights, final payment for cash in lieu of
parkland, recordation of any necessary utility easements, and final plan documents and
approval and building permits. The Building Division of the Department of Community
Development will review the requirements of the International Building Code for compliance
at the time of building permit application. Condition of approval 1 requires full compliance
with all applicable code requirements.
4. Relationship of site plan elements to conditions both on and off the property
The development is compatible with and sensitive to the immediate environment of the site
and the adjacent neighborhoods and other approved development relative to, building mass
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and height, landscaping, orientation of parking and building placement on the site. The
building complies with permanence in building materials, building quality, architectural
integration, neighborhood identity, and orientation of service areas. The findings in the
section analysis for the Applicable Design Standards and Guidelines, Section 38.16.050
below are incorporated by reference into this criterion analysis.
The building front is oriented to West Lamme Street and Willson Avenue and placed at the
minimum setback line similar to other buildings in the B-3 district. The four story Mountain
View Apartment complex across Willson to the East and bounded by a parking lot on the
north, and the Montana Conservation Corps building directly to the west. Access is provided
from the adjacent local streets and street fronting sidewalks. The parking is internal to the
building and is screened from public view. A mix of uses is provided including residential
and commercial.
The current land use map show in Section 2 of this report shows a variety of current land
uses surround the subject property. These include:
Multi-household uses,
Administrative/professional,
Public facilities, and
Mixed use.
For this plan review criterion the guidelines for All Properties and the B-3 Commercial Areas
within the Bozeman Design Guidelines for Historic Preservation and the Neighborhood
Conservation Overlay District provide more granular standards for site plan and building
design in this location. Staff finds that the project meets the guidelines for street patterns,
streetscape, landscape design, building form solid to void ration, materials, architectural
character, parking location, buffers and site lighting. The project is within the zoning
envelope for setbacks and height. The guidelines for the B-3 Commercial Areas within the
Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation
Overlay District do not have requirements for transitions in height for projects wholly within
the area of the B-3 zoning district nor do they require an analysis or guidelines regarding the
built environment directly around the project site if within the B-3 district and not abutting
another residential zoning district. This project is firmly within the limits of the B-3 district,
outside of the historic core and does not directly border a residential zoning district.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
A traffic study was required by the Engineering Division for this project due to its proposed
uses and the increase in trip generation anticipated. The study analyzed the adequacy of the
existing street network to accommodate the increased traffic generation. A waiver for offsite
level of service may be required.
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The parking calculation for the development is proposed as:
Residential. 51 residential apartment units equates to 51 required parking spaces. The
structured parking facility provides 47 spaces with an additional six (6) on street
parking spaces on West Lamme Street for a total of 53 parking spaces. The parking
complies with standards as configured. However, 51 parking spaces requires 3 ADA
parking spaces. Only two are shown on the plans.
Commercial. 2,500 square feet of commercial space. Section 38.25.040.A.2.c(5) states,
“The first 3,000 gross square feet of a nonresidential building within the B-3 district or
adjacent to designated Storefront block frontage per section 38.44.010 is not included in the
calculation of required parking.” It has not been determined if additional parking is required
for for this use.
Bike shop and fitness. These areas are in support of the primary of residential and,
therefore, do not require additional parking.
The applicant states an additional 10 percent reduction for transit availability pursuant
to section 38.25.040.A.2.c(4). However, the Bridger Park parking facility is greater than
800 feet following the most direct pedestrian pathway.
6. Pedestrian and vehicular ingress and egress
Pedestrian access is provided by multiple access locations on both Willson Avenue and West
Lamme Street. The proposed street frontage sidewalks conform to code requirements.
Adequate pedestrian ingress and egress is provided.
One vehicular access location is proposed to the parking garage from Willson Avenue. The
vehicular access complies with code requirements.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular
use, open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
The yards are landscaped per code requirements. Boulevard landscaping is provided along
street frontage along West Lamme Street and Willson Avenue. Street frontage landscaping
complies with requirements. Tree protection is proposed during construction. All existing
street trees are proposed to be retained. Additional boulevard trees are required to meet
minimum standards.
Additional landscaping is integrated into the second floor private open space.
8. Open space.
Residential open space is provided per code requirements. The application proposes to
utilize a combination of individual balconies for each unit and a second floor courtyard to
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satisfy requirements. 6,250 square feet of open space is required, 6,426 square feet is
provided.
Pursuant to section 38.27.030.A, cash in lieu of dedication is the default method of meeting
parkland requirements. Based upon the maximum density of 12 units to the acre 0.1896
acres or 8,257 square feet of parkland is required. The payment of the cash in lieu is required
prior to site plan approval.
9. Building location and height
In the B-3 district in this location there are no yard requirements. The application proposes
a varying setback from zero to 10.5 feet to accommodate building accoutrements and create
building articulation.
The building is proposed with a flat roof with a parapet. The building is proposed with a
maximum parapet height of 63’ 8”. The project complies with the maximum height
requirement of 70.’
The commercial ground floor of a building in the B-3 District is required to be 12’ in height
from floor to ceiling. The proposed ground floor is proposed at 14’ floor to ceiling and 15’
floor to floor and complies with standards.
10. Setbacks
The project complies with all setbacks.
11. Lighting
Wall mounted lighting is proposed. Lighting complies with code requirements.
12. Provisions for utilities, including efficient public services and facilities
New water and sewer connections are proposed. A water service and fire line service are
proposed from a main in East Olive Street. Engineering is in process of finalizing comments
and design specifications for this project.
A cash in lieu of water rights payment is due prior to site plan approval.
NorthWestern Energy can provide services to accommodate the project and a connection to
the existing utility grid for both gas and electric connections. A new transformers are
required. The existing overhead electrical service on the site must be reconfigured
underground to accommodate the project. Adequate easements have been provided to
accommodate utilities per code requirements. The easements must be recorded prior to site
plan approval.
13. Site surface drainage
The site surface drainage will be reviewed and must be approved approved by Engineering
Division prior to plan approval. Stormwater storage is proposed in an underground cistern
within the parking facility. The project complies with Engineering Division standards.
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14. Loading and unloading areas
No loading area is proposed or required.
15. Grading
Minor site grading is proposed to allow the proper functioning of the stormwater facilities.
The site grading for the project conforms to code requirements.
16. Signage
Building identification signage is shown. No new commercial signage is proposed at this
time. Based upon the building frontage dimensions of the building, the allowable maximum
signage amount for the building is 250 square feet. Future sign locations are identified on
the building elevations for the commercial space in accordance with code requirements.
17. Screening
Mechanical screening is provided on the rooftop to screen mechanical units. The building
architecture screens the interior structured parking.
18. Overlay district provisions
The site lies within the Neighborhood Conservation Overlay District. The criteria are met
with the project design. See the findings in the following review criteria section.
19. Other related matters, including relevant comment from affected parties
As noted above, the final decision is at a future date and full public noting has not
commenced. No public comment related the purview of the DRB has been received.
No other issues or concerns have been identified at this time.
20. If the development includes multiple lots that are interdependent for circulation
or other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved configuration
or use of the property or cause the development to become nonconforming
or
Are the subject of reciprocal and perpetual easements or other agreements to which
the City is a party so that the sale of individual lots will not cause one or more elements
of the development to become nonconforming.
The subject property is on one lot. This criterion is met.
21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code
The application states that no affordable housing is proposed. The application proposes
rental apartment housing.
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22. Phasing of development
No phasing is proposed.
Applicable Design Standards and Guidelines, Section 38.16.050, BMC
The property under consideration is located within an area designated as the Neighborhood
Conservation Overlay District. The site is not located within a historic district. Current use of
the subject property is a surface parking lot.
Administrative Design Review staff has reviewed the application against Section 38.16.050
and the Bozeman Design Guidelines for Historic Preservation and the Neighborhood
Conservation Overlay District and find that the plan is in compliance with the requirements
and guidelines.
The project is in conformance with the following required guidelines: Introduction,
Subchapter 2 Guidelines for All Properties and Subchapter 4-B Guidelines for the B-3
Commercial Character Area, and the Appendix.
No conditions of approval are suggested at this time related to the COA approval.
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY
Zoning Classification
The subject property is zoned “B-3” (Central Business District). The intent of the B-3 District
is to provide a central area for the community's business, government services and cultural
activities. Uses within this district should be appropriate to such a focal center, with
inappropriate uses being excluded. Room should be provided in appropriate areas for logical
and planned expansion of the present district.
Adopted Growth Policy Designation
The property is designated as “Community Core” in the Bozeman Community Plan. This area
is described as “The traditional core of Bozeman is the historic downtown. This area has an
extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal
transportation network, and a rich architectural character. Essential government services,
places of public assembly, and open spaces provide the civic and social core of town.
Residential development on upper floors is well established. New residential uses should be
high density. The area along Main Street should be preserved as a place for high pedestrian
activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are
drawn from the entire planning area and beyond. The intensity of development is high with
a Floor Area Ratio well over 1. Future development should continue to be intense while
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providing areas of transition to adjacent areas and preserving the historic character of Main
Street.”
This property is located within the boundaries of the Downtown Bozeman Improvement Plan,
which is an adopted sub-area (neighborhood) plan of the Bozeman Community Plan. See
number 1 in Section 5 of this report.
APPENDIX B – OWNER INFORMATION AND REVIEWING STAFF
Owners: One 11, LLC, 20 N Tracy Avenue, Bozeman, MT 59715
Applicant: Mr. Andy Holloran, One 11, LLC, 20 N Tracy Avenue, Bozeman, MT 59715
Representatives: Mr. Andy Holloran, One 11, LLC, 20 N Tracy Avenue, Bozeman, MT 59715
Report By: Tom Rogers, Senior Planner
ATTACHMENTS
The full application and file of record can be viewed at the Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
Subject Property