HomeMy WebLinkAbout18534 The Merin-DRB Staff Report Design Review Board Staff Report
The Merin Concept Plan
December 5, 2018
Report To: Design Review Board
From: Sarah Rosenberg, Associate Planner
Subject: The Merin Concept Plan, Application 18534
Meeting Date: December 12, 2018
Project Location: 116 & 122 North Bozeman Avenue
Recommendation: Provide comments on concept application
Report Date: December 5, 2018
Project Summary
The concept application at 116 and 122 North Bozeman Avenue is a proposed development of a
five-story mixed-use building. The ground floor will contain commercial and parking and floors
two through five will contain a mix of 1-3 bedroom apartments, totaling 28 total residential units.
The Development Review Committee (DRC) reviewed this project as a concept application. There
is no formal recommendations in a concept plan. No formal site plan application has been
submitted. As part of the review process prior to formal application, Staff makes an analysis
based on the entirety of the application materials, municipal codes, standards, plans, and all
other materials available during the review period. This step represents an opportunity to
identify any major problems that may exist and identify solutions to those problems and
provide advisory comments to the applicant prior to formal application.
Staff Analysis
Pursuant to section 38.340.020, the Design Review Board (DRB) authority can review
development applications located within the overlay district for a further development of a site.
This staff report outlines the concerns that the DRC had with the concept application and seeks
for advisory comments and discussion from the DRB. The DRB shall consider the following items
in this review:
1. Design - The proposed design of the building does not meet the following standards:
a. Section 38.510.040.B, at least 60% of the ground floor between 30” and 10’ above
the sidewalk must be transparent. It appears that the north elevation does not
meet these standards.
b. Section 38.530.070, any wall over ten feet high and 15 feet in length that is visible
from a public street, pedestrian-oriented space, common usable open space, or
pedestrian pathway without any sort of treatment (i.e. windows, detailing, etc.) is
prohibited. The east elevation does not meet this standard.
Design Review Board Staff Report
The Merin Concept Plan
December 5, 2018
c. Section 38.560.060.B.1.c, primary building entrances must be clearly defined and
scaled proportionally to the building. The building entrance on the west façade
appears to be lost at the pedestrian level and it not scaled accordingly.
2. Compatibility with adjacent neighborhoods – The subject property is located on the edge
of the B-3 zone district. Directly to the north is a residential neighborhood, zoned R-2. The
following standards are in reference to DRC’s concern with the proposed development’s
compatibility to the immediate environment:
a. Section 38.230.100.A.7, project design provisions (Article 5) review how a
development relates to the surrounding community. Although the subject
property is in the B-3 zone district and allows for higher density structures, the
design should be sensitive to the immediate environment.
b. NCOD Design Guidelines Chapter 4B.A, Mass and Scale, development within the
B-3 commercial character area should accommodate compatible contemporary
development of greater height and density, however, it should also use
techniques to be sensitive to adjacent properties. The building should reflect a
variety of architectural styles and provide visual interest to minimize the
massing and scale of the building towards the adjacent residential
neighborhood.
3. Parking garage access – The proposed access point to the parking garage is taken from
Lamme. Based on the following standards, staff is not in support of the proposed location:
a. Section 38.230.100.A.6, under the site plan criteria, community design provisions
(Article 4) reviews how a development can impact adequate connection and
integration of the pedestrian and vehicular transportation systems to the systems
in adjacent development and the general community. Access to the parking
garage from Lamme can create a safety hazard for those utilizing the sidewalk
to walk to school and other public facilities in the vicinity.
b. Section 38.540.030.B, parking garages should be located in the interior of blocks
to maintain an active and diverse streetscape. Access should be taken from the
existing alley to maintain an active and diverse streetscape on Lamme.
c. NCOD Design Guidelines Chapter 4B.D, commercial building facades along
secondary (local) streets shall enhance the pedestrian experience. By having an
entrance to a parking garage from Lamme, an active streetscape directly across
the street from a residential neighborhood is lost.
d. NCOD Design Guidelines Chapter 4B.E, Parking Facilities, parking facilities should
be accessed internally or from an alley. Locating enclosed parking of the front
façade of a multi-household building is inappropriate. Lamme is considered a
Design Review Board Staff Report
The Merin Concept Plan
December 5, 2018
front façade and there is an existing alley. Access to the parking garage should
utilize the existing alley.
Owners/Applicant:
Andy Holloran
HomeBase Partners, LLC
20 N. Tracy Avenue
Bozeman, MT 59715
andy@hbpartners.com
Representatives:
Nicole Stine
SMA Architects
109 E. Oak Street, Suite 2E
Bozeman, MT 59715
nicoles@architects-sma.com
Attachments:
1. Application Plans
2. Development Review Committee Memo
The full application and file of record can be viewed at the Community Development Department
at 20 E. Olive Street, Bozeman, MT 59715.
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CURRENT ZONING
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FUTURE LAND USE
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PROPOSED SITE PLAN
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FIRST FLOOR PLAN
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SECOND FLOOR PLAN
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FLOORS 3-5
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WEST ELEVATION FACING BOZEMAN
SW CORNER
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NW CORNER
NE CORNER
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SE CORNER