HomeMy WebLinkAbout18516 Application MaterialsCOTTONWOOD + IDA
A VIBRANT, DIVERSE, ATTAINABLE COMMUNITY IN THE CORE OF THE NORTHEASTERN NEIGHBORHOOD
MIXED-USE DEVELOPMENT PROPOSAL || BOZEMAN, MT
PUD CONCEPT SUBMITTAL || NOVEMBER, 2017
RESPONSE & RESUBMITTAL I || OCTOBER 30, 2018
RESPONSE & RESUBMITTAL II || JANUARY 21, 2019
DESIGN TEAM
OPENSCOPE STUDIO, INC.
THINKTANK DESIGN GROUP, INC.
RICHARD FERNAU, FAIA
OWNER
BANGTAIL PARTNERS, LLC
1189 TENNESSEE STREET, UNIT 103
SAN FRANCISCO, CA 94107
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
PROJECT INTRODUCTION
INTRODUCTION STATEMENT
SITE VICINITY MAP & DIAGRAM
PROPOSED USES & COMPILED DATA
PROJECT TEAM
CERTIFICATION OF OWNERSHIP
APPLICATION FORMS & CHECKLISTS
DEVELOPMENT REVIEW APPLICATIONS
PUDP CHECKLIST
SP1 CHECKLIST
PROJECT OVERVIEW
PROJECT OVERVIEW & GOALS
EXISTING CONDITIONS & HISTORY
SITE ZONING & LAND USES
GENERAL BUILDING INFORMATION
PROPOSED PUD POINTS
PROPOSED RELAXATIONS
ALIGNMENT OF GOALS WITH DISTRICT PLANS AND VISION NE
GOALS
PUD COMMUNITY DESIGN OBJECTIVES
PROPOSED OWNERSHIP
ESTIMATED NUMBER OF EMPLOYEES FOR BUSINESSES,
RESPONSIBILITY FOR IMPACT MITIGATION & DESIGN METHODS
TO REDUCE ENERGY CONSUMPTION
RATIONALE FOR CHOICES MADE BY THE APPLICANT
GENERAL SITE DATA
LAND USE
CITY LAND USE POLICIES & OBJECTIVES ACHIEVED
LAND USE CLASSIFICATION
ALIGNMENT OF GOALS WITH NORTHEAST URBAN RENEWAL PLAN
ALIGNMENT OF GOALS FROM VISION NE / RUDAT REPORT
INFRASTRUCTURE
INFRASTRUCTURE STRATEGIES & SUMMARIES
WATER RIGHTS & CONCURRENT CONSTRUCTION PLAN
BUILDING & DESIGN
BUILDING DESIGN OBJECTIVES
BUILDING STRATEGIES
BUILDING MATERIALS
DESIGN VIGNETTES
SIGNAGE
COMPREHENSIVE SIGN PLAN
APPENDICES
SECTION 1
1.00
1.01
1.02
1.03
1.04
SECTION 2
2.00
2.01
2.02
SECTION 3
3.00
3.01
3.02
3.03
3.04
3.05
3.06
3.07
3.08
3.09
3.10
3.11
SECTION 4
4.00
4.01
4.02
4.03
SECTION 5
5.00
5.01
SECTION 6
6.00
6.01
6.02
6.03
SECTION 7
7.00
SECTION 8
TABLE OF CONTENTS
page 3
page 13
page 36
page 64
page 70
page 77
page 84
page 90
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 3
PROJECT INTRODUCTION
INTRODUCTION STATEMENT
SITE VICINITY MAP & DIAGRAM
PROPOSED USES & COMPILED DATA
PROJECT TEAM
CERTIFICATION OF OWNERSHIP
1.00
1.01
1.02
1.03
1.04
SECTION 1
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 its 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 knowledged 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 the existing
community - honoring the past and accommodating the future.
SP1 Submittal
01-17-2019
12-20-20181” = 20’-0”
OVERALLILLUSTRATIVE SITE PLAN & SHEETLIST
L0.00
1” = 20’-0”
LANDSCAPE SHEETLIST
L0.00 OVERALL ILLUSTRATIVE SITE PLAN & SHEETLISTL1.00 MATERIALS PLANL1.01 TAKE-OFF PLANL2.00 PLANTING PALETTEL2.01 PLANTING PLANL3.00 IRRIGATION PLANL4.00 GRADING PLANL4.01 STORMWATER PLANL5.00 SNOW STORAGE PLANL6.00 LIGHTING DIAGRAML7.00 PERFORMANCE POINTS
ASPEN ST.
COTTONWOOD ST.IDA ST.5’-00”
17’-6”
5’-0”
14’-0”5’-0”
20’-0”
PROJECT NAME: COTTONWOOD-IDA
PROJECT ADDRESS: COTTONWOOD & IDA STREETS BOZEMAN, MT 59715
PROPERTY OWNER:IMPERIAL DEVELOPMENT33 NORTH BLACK AVE. BOZEMAN, MT 59715CONTACT: JON EVANS, (406) 451-1470
LANDSCAPE PLAN PREPARER:FLETCHER STUDIO2325 3RD ST. SUITE #413SAN FRANCISCO, CA 94107CONTACT: DAVID FLETCHER, (415) 431-7878
SITE DESCRIPTION:THE COTTONWOOD-IDA SITE IS LOCATED IN THE NORTHEAST NEIGHBORHOOD OF BOZEMAN, MONTANA. THE NEIGHBORHOOD IS AN ACTIVE MIXTURE OF CONTEMPORARY WORK SPACES, INDUSTRIAL ARTS AND DISTRIBUTION CENTERS, AS WELL AS SMALL BUSINESSES AND SINGLE-FAMILY RESIDENCES. THE SITE IS BOUNDED BY E COTTONWOOD STREET TO THE SOUTH, N IDA AVENUE TO THE EAST, AND E ASPEN STREET TO THE NORTH. THE DESIGN AIMS TO CONTRIBUTE TO AN ALREADY VIBRANT AND DIVERSE COMMUNITY BY BOTH RESPECTING BOZEMAN AND THE NEIGHBORHOOD’S CULTURAL IDENTITY WHILE ALSO LOOKING TOWARDS THE FUTURE OF THE CITY. SPECIFICALLY, THE DESIGN ACCOMMODATES NEW HOUSING, SMALL BUSINESS SPACES, AND OFFICE SPACE IN AN AFFORDABLE AND CONTEXTUALLY RESPONSIVE MANNER. THE DESIGN ALSO WORKS TO EMBRACE MULTI-MODEL TRANSPORTATION, ESPECIALLY CYCLING. THE SITE INCLUDES A NUMBER OF OPEN SPACES FOR BOTH RESIDENTS AND THE GENERAL PUBLIC, PARTICULARLY A LARGE PUBLIC PLAZA AT THE HEART OF THE SITE.
BLDG 6 BLDG 1 BLDG 2
BLDG 3
BLDG 4BLDG 5
MISCO
MILL
PLAZA
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 5
INTRODUCTION STATEMENT
The site is in the Northeast part of Bozeman and carries a
unique zoning designation found only in this part of town
the Northeast Historic Mixed-Use District (NEHMU). The
Unified Development Code (UBC) describes this District as
follows,
“The intent of the Northeast Historic Mixed-Use
District is to provide recognition of an area that has
developed with a blend of uses not commonly seen
under typical zoning requirements. The unique
qualities and nature of the area are not found
elsewhere in the city and should be preserved as a
place offering additional opportunities for creative
integration of land uses.”
This project proposes an integration of a broad range of
housing and commercial activity along with thoughtful
public plaza spaces to connect to the existing fabric of the
neighborhood. The project will exceed LEED Neighborhood
Design Standards, incorporate low impact development
approaches, and most importantly provide affordable
housing options.
PROJECT SITE
E COTTONWOOD ST
E ASPEN ST
IDA AVEE PEACH ST
E TAMARACK ST
PLUM AVEN WALLACE AVEN ROUSE AVEN BROADWAY AVEE
A
V
O
C
A
D
O
S
T
SOUTHWEST CORNER, COTTONWOOD STREET
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 6
SOUTHEAST CORNER, COTTONWOOD STREET AND IDA AVENUE
INTRODUCTION STATEMENT
CONCEPT IMAGES
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 7
AERIAL VIEW
INTRODUCTION STATEMENT
CONTINUED
G
A
A
DE
C
F
B
A APARTMENT 10% AFFORDABLE
B TOWNHOUSE STYLE APARTMENTS SALE
CONDOS
C GROUND FLOOR ARTISAN MANUFACTURING
SALE CONDOS
D SECOND THIRD FLOOR RESIDENTIAL LOFTS
SALE CONDOS
E EXISTING REHABILITATED BUILDING FOR
CAFE USE OPEN PAVILLION
F OFFICE BUILDING
G OFFSITE PARKING
H PUBLIC PLAZA
H
MISCO MILLWALLACE AVEIDA AVE
CO
T
T
O
N
W
O
O
D
S
T
ASP
E
N
S
T
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 8
1/2 MILE RADIUS
1/4 MILE RADIUS
TRAILS
BIKE LANES
BIKE ROUTES
SHARED USE PATHS
STREAMS
RAILWAYS
CITY LIMITS
PARKS
OPEN SPACE
FIRE STATION & POLICE SUBSTATION
SCHOOL
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)
SITE VICINITY MAP AND DIAGRAM
E OAK ST E BIRCH ST
CE
D
A
R
S
T
BO
H
A
R
T
L
NL STE OAK STGOLD AVEE COTTONWOOD ST
E ASPEN ST
IDA AVEE PEACH ST
E TAMARACK ST
FRIDLEY ST PLUM AVEIDA AVEDAVIS ST
FRIDLEY
S
T
DAVIS ST
E LAMME STN WALLACE AVEN ROUSE AVEN BLACK AVEFR
O
N
T
S
T
VILLAGE DO
WNTO
W
N BLVDN BROADWAY AVEE MENDENHALL ST
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 9
COMPILED DATA
BUILDING USE GROSS SF NET AREA
LOT COV.
FOOTPRINT UNIT TOTAL
BLDG 1 RESIDENTIAL 40,072 GSF 34,061 SF 11,631 SF 46 UNITS
BLDG 2 RESIDENTIAL 10,791 GSF 9,172 SF 3,558 SF 18 UNITS
BLDG 3 RESIDENTIAL 15,908 GSF 13,522 SF 5,192 SF 12 UNITS
BLDG 4 RESIDENTIAL
/ ARTISAN 26,645 GSF 22,648 SF 8,359 SF 16 UNITS
BLDG 5 RESTAURANT / COMMERCIAL 2,156 GSF 1,833 SF 2,156 SF
BLDG 6 OFFICE / COMMERCIAL 29,650 GSF 25,203 SF 9,538 SF
PUBLIC PLAZA 6,750 SF
OPENSPACE 11,650 SF
RESIDENTIAL PARKING UNDER GROUND GARAGE 39,395 GSF 33,486 SF 36,998 SF 96 SPACES
TOTAL PROJECT PARKING 200 SPACES
TOTAL BUILDING SF 125,216 GSF 106,434 SF 39,422 SF
TOTAL SITE SF 90,013 SF
FLOOR AREA RATIO (F.A.R.)1.4
G
A AD
E
C
F
B
PROPOSED USES
A APARTMENT 10% AFFORDABLE
B TOWNHOUSE STYLE
APARTMENTS SALE CONDOS
C GROUND FLOOR ARTISAN
MANUFACTURING SALE
CONDOS
D SECOND THIRD FLOOR
RESIDENTIAL LOFTS SALE
CONDOS
E EXISTING REHABILITATED
BUILDING FOR CAFE USE
OPEN PAVILLION
F OFFICE BUILDING
G OFFSITE PARKING
H PUBLIC PLAZA
H
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 10
PROJECT TEAM
OWNER
Bangtail Partners LLC.
1189 Tennessee Street, Unit 103
San Francisco, CA 94107
DEVELOPER
Imperial Development, Llc.
Contact: Jon Evans
33 North Black Ave.
Bozeman, MT 59715
406-451-1470
ARCHITECTS
Openscope Studio, Inc.
Contact: Ian Dunn / Mark Hogan
1776 18th Street
San Francisco, CA 94107
415-891-0954
Iandunn@Openscopestudio.com
Markhogan@Openscopestudio.com
ThinkTank Design Group
Contact: Erik Nelson / Brian Caldwell
33 North Black Ave.
Bozeman, MT 59715
406-587-3628
Fernau & Hartman Architects
Contact: Richard Fernau, FAIA
506 Miles Street
Clyde Park, MT 59018
406-686-9193
GENERAL CONTRACTOR
Langlas & Associates
Contact: Loren Cantrell
1019 East Main, Ste 101
Bozeman, MT 59715
406-585-3420
LANDSCAPE ARCHITECT
Fletcher Studio
Contact: David Fletcher
2325 3rd Street, #413
San Francisco, CA 94107
415-431-7878
Dfletcher@Fletcherstudio.com
CIVIL ENGINEER
Sanderson Stewart
Contact: Mike Russell
106 East Babcock Street
Bozeman, MT 59715
855-656-5255
STRUCTURAL ENGINEER
Nishkian-Monks
Contact: Ty Monks
108 West Babcock Street
Bozeman, MT 59715
406-582-9901
Tmonks@Nishkian.com
MEP ENGINEER
Emerald City Engineers, Inc.
Contact: Adam French, P.E.
21705 Highway 99
Mountlake Terrace, WA 98043
425-741-1200
ACOUSTICAL
Charles M. Salter Associates, Inc.
Contact: Ethan Salter, PE, LEED AP
130 Sutter Street, Floor 5
San Francisco, CA 94104
415-397-0442
BUILDING ENVELOPE
Simpson Gumpertz & Heger
Contact: Gregory Doelp
100 Pine Street, Suite 1600
San Francisco, CA 94111
415-495-3700
LEED / SUSTAINABILITY
Kath Williams + Associates
Contact: Kath Williams
P.O. Box 1191
Bozeman, MT 59771
406-586-3175
Kath@Kathwilliams.com
SUBDIVISION GUARANTEE Reorder Form No. 12421
SCHEDULE A
Policy Number: 7170-1-1-109058-2018.72156-215267676 Order No. 1-109058 (Bangtail Partners, LLC)
Liability: $200.00 Fee: $160.00 Dated: October 17, 2018 at 8:00 A.M. Assured: The County of Gallatin and in the City of Bozeman in Montana. The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matters relative to the following described real property:
Parcel A: Lots 5 through 16, inclusive, all in Block 105 of The Northern Pacific Addition to The City of Bozeman, Gallatin County, Montana. Together with the vacated alley, adjacent and contiguous thereto, pursuant to Ordinance No 628, recorded July 29, 1991 in Film 117, page 1328,,according
to the official plat thereof on file and of record in the office of the County Clerk and Recorder of Gallatin County, Montana. [Plat No. C-23] Parcel B: Lots 17 through 28, Inclusive, all in Block 105 of The Northern Pacific Addition to the City of Bozeman, Gallatin County, Montana. Together with the vacated alley adjacent and contiguous thereto, pursuant to Ordinance No. 628, recorded July 29, 1991 in Film 117, page 1328, according to the official plat thereof on file and of record in the office of the County Clerk and Recorder of Gallatin County, Montana. [Plat No. C-23]
Title to said real property is vested in: Bangtail Partners, LLC, a California limited liabililty company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority.
(Continued)
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 13
APPLICATION FORMS AND
CHECKLISTS
DEVELOPMENT REVIEW APPLICATIONS
A1 APPLICATION
PUDP APPLICATION
SP1 APPLICATION
N1 APPLICATION
PUDP CHECKLIST
SP1 CHECKLIST
2.00
2.01
2.02
SECTION 2
A1
DEVELOPMENT REVIEW APPLICATION
PROJECT IMAGE
PROJECT INFORMATION
Project name:
Project type(s):
Description:
Street address:
Zip code:
Zoning:
Gross lot area:
Block frontage:
Number of buildings:
Type and Number of dwellings:
Non-residential building size(s):
(in stories)
Non-residential building height(s):
Number of parking spaces:
Affordable housing (Y/N):
Cash in lieu of parkland (Y/N):
VICINITY MAP
CITY USE ONLY
Submittal date:
Application file number:
Planner:
DRC required (Y/N): Revision Date:
Development Review Application A1 Page 1 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
Cottonwood and Ida
Planned Unit Development / Site Plan
Mixed Use project with a broad range of housing units and
commercial office / artist spaces
615 East Cottonwood Street & 720 N Ida Ave
59715
NEHMU
90,013 SF
300 LF Cottonwood, 300 LF Ida, 300 LF Aspen
six
92
30,000 SF
3 stories
201
Yes
Yes
Cottonwood: Mixed, Ida: Mixed, Aspen: Mixed
200
DEVELOPMENT REVIEW APPLICATION
1. PROPERTY OWNER
Name:
Full address (with zip code):
Phone:
Email:
2. APPLICANT
Name:
Full address (with zip code):
Phone:
Email:
3. REPRESENTATIVE
Name:
Full address (with zip code):
Phone:
Email:
4. SPECIAL DISTRICTS
Overlay District: Neighborhood Conservation None
Urban
Renewal District: Downtown North 7th Avenue Northeast North Park None
5. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if different) for all application types before the
submittal will be accepted. The only exception to this is an informal review application that may be signed by the applicant(s) only.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms
and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development
approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may
be assessed for my project. Further, I agree to grant City personnel and other review agency representative’s access to the subject
site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true
and correct to the best of my (our) knowledge.
Certification of Completion and Compliance – I understand that conditions of approval may be applied to the application and that
I will comply with any conditions of approval or make necessary corrections to the application materials in order to comply with
municipal code provisions.
Statement of Intent to Construct According to the Final Plan – I acknowledge that construction not in compliance with the approved
final plan may result in delays of occupancy or costs to correct noncompliance.
continued on next page
Development Review Application A1 Page 2 of 3 Revision Date: 5.16.18
REQUIRED FORMS: Varies by project type, PLS
Bangtail Partners LLC
PO Box 10195, Palo Alto CA 94303-0995
406-587-3628
erik@thinktankarchitects.com
Imperial Development LLC
33 N Black Ave Bozeman, MT 59715
406-587-3628
erik@thinktankarchitects.com
Thinktank Design Group Inc (Erik Nelson)
33 N Black Ave, Bozeman, MT 59715
406-587-3628
erik@thinktankarchitects.com
1189 Tennessee Street, Unit 103, San Francisco, CA 94107
Imperialo Development, LLC.
Managing Member
Bangtail Partners, LLC., Managing Member
PUDP
Planned Unit Development Preliminary PUDP Page 1 of 3 Revision Date 01-26-18
Required Forms: A1, SP1 Recommended Forms:
PUD PRELIMINARY PLAN REQUIRED MATERIALS APPLICATION SETS 3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets. Complete and signed development review application form A1. Complete materials required by the SP1 checklist. Materials and plans that include all the required items listed in the preliminary PUD plan checklist below. Standard application sets required plan sizes: 2 sets that include full size 24 x 36 inch plans 1 set that include 11 x 17 inch plans 2-digital versions of all materials (JPEG or PDF) on separate CD-ROM’s or USB drives. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes: All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36 inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. NOTICING MATERIALS Completed and signed property adjoiners certificate form N1and materials APPLICATION FEE Base fee $1,666 If includes dwellings add: $94 per dwelling unit If includes nonresidential uses add: $292 per 1000 square feet of nonresidential gross building space. PUD PRELIMINARY PLAN CHECKLIST A Planned United Development (PUD) Preliminary Plan review is the second step in the PUD entitlement process. When a subdivision is proposed in conjunction with a zoning PUD the subdivision review shall be coordinated with the zoning review and a subdivision preliminary plat application shall also be submitted concurrent with this application. 1. Overall project narrative providing a thorough and extensive description of the overall project including design intent, project goals, project timeframe, proposed uses, site improvements and buildings. 2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the relaxation. 3. Name, mailing address and full contact information for project team including: owner, developer, architect, civil engineer, landscape architect/designer and electrical engineer. 4. A title report for subdivision or proposed subdivision guarantee with all current property ownership. 5. Data regarding site conditions, land characteristics, available community facilities and utilities and other related general information about proposed uses, adjacent land uses and the uses of land within one-half mile of the subject parcel of land both existing and proposed. This shall be in narrative and/or table formats. Provide the following supporting maps: existing land use map, community plan land use
x
x
x
x
x
x
Planned Unit Development Preliminary PUDP Page 2 of 3 Revision Date 01-26-18
Required Forms: A1, SP1 Recommended Forms:
designation map, city zoning map, neighborhood and entryway overlay map for property showing conditions within 200 feet of the project boundaries. 6. Overall land use ratios for: a. existing footprints of existing buildings and structures b. proposed buildings and structures c. driveways and parking areas d. streets, roads and alleys with areas of rights of way identified separately e. private open spaces for residential uses f. landscape areas g. city parkland 7. Overall project floor area ratio (FAR) and net residential density. 8. Development Schedule. If phasing is proposed, provide narrative clearly describing project phasing with the proposed phasing of all infrastructure, buildings, driveways and parking and landscaping. 9. Phasing Plan exhibit clearly showing all site and infrastructure improvement with phase boundaries including detailed limits of construction and approaches to mitigate any conflicts with phase boundaries and site safety and function. 10. Phasing table that shows phase area and data for each phase including: area in acres and square feet, lot area in acres and square feet, building foot print square feet, building floor area, FAR, street right of way, common opens space, landscaped area, PUD open space square feet and percentage of total, PUD performance points by type and parking space requirements. 11. Table of proposed buildings include phase information, footprint, gross square footage, stories, whether building is existing or proposed, and building use designations by building floor. 12. Colored aerial vicinity map within one-half mile of the site with project site and other significant community facilities, streets, trails, watercourses, railways, highways and other applicable features identified by name. 13. Overall site illustration in color showing all building foot prints, landscaped areas, site circulation including vehicular, bike, and pedestrian facilities. 14. Statements of objectives and conformance to city policy and plans: a. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD; b. Statement of proposed ownership of public and private open space areas and applicant’s intentions with regard to future ownership of all or portions of the PUD; c. Estimate of number of employees for business, commercial, and industrial uses; d. Description of rational behind the assumptions and choices made by the applicant; e. The applicant shall submit as evidence of successful completion of the applicable Community Design objectives and Criteria of Section 38.20.090.E, documentation pursuant to these regulations for each proposed use; the applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion; the Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section; any variance from the criterion shall be described; f. Detailed description of how conflicts between land uses are being avoided or mitigated; g. Statements of design methods to reduce energy consumption, (e.g. - home/business, utilities, transportation fuel, waste recycling). 15. If not provided by subdivision application materials, physiographic data and summaries for: landforms and geology and soils; hydrology; vegetation; noxious weeds; wildlife and viewsheds. If the project is a brown field site, provide site history, data and copies of any environmental site
Planned Unit Development Preliminary PUDP Page 3 of 3 Revision Date 01-26-18
Required Forms: A1, SP1 Recommended Forms:
assessments that have been completed. An approved noxious weed management plan must be submitted. 16. Narrative descriptions of site access and overall utilities including an overview, parking, existing and proposed condition of the streets providing access to the site, proposed accesses to the site and utilities including water, sewer, storm drainage, solid waste, gas, electric and shallow franchise facilities. 17. Development and Design Guidelines per Section 38.20.070.D.2 BMC. 18. Comprehensive Signage Plan, if applicable. 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
SP1
SITE PLAN CHECKLIST
SITE PLAN REQUIREMENTS
ALL INFORMATION AND ITEMS BELOW MUST BE ON SITE PLAN SHEETS AND NOT PRESENTED
ON SEPARATE ATTACHMENTS EXCEPT 1, 47, 77, 78, 79, 82, 83 AND STORMWATER, SEWER,
WATER AND WETLAND REPORTS, IF PROVIDED.
GENERAL INFORMATION
1. Project narrative describing the project type, proposed use scope, size (dwellings, building size(s), building height(s), number of
buildings, number of total parking spaces) intent, and phasing, if applicable. The narrative must include a response to the City’s
conceptual review comments.
2. Name of project/development.
3. Name and mailing address of developer and owner.
4. Name and mailing address of engineer, architect, landscape architect, planner, etc.
5. Location of project/development by street address/legal description.
6. Location/vicinity map, including area within one-half mile of the site.
7. A construction route map showing how materials and heavy equipment will travel to and from the site.
8. Location, percentage of parcel(s) and total site, and square footage of the following:
a. Existing and proposed buildings and structures.
b. Driveway circulation and parking areas.
c. Landscaped areas.
d. Private open space, provide boundary/ies and dimensions of each space provided (if residential requirement) on plans or
separate exhibit. Provide a summary total types of dwelling units and total open space required and provided.
e. City Parks.
f. Other public lands (school sites, public access greenway corridors, trail corridors).
SITE PLAN GENERAL
9. Boundary line of property with dimensions.
10. Date of plan preparation and changes.
11. North point indicator.
12. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet.
13. Parcel size(s) in gross acres and square feet.
14. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use.
15. Total number (with number of bedrooms), type and density per type of dwellings, and total new and gross residential
density and density per residential parcel. The density per parcel must be presented as net residential density per
Section 38.700.130 BMC.
Site Plan Checklist SP1 Page 1 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
SITE PLAN CHECKLIST
SITE PLAN DETAILS
THE LOCATION, IDENTIFICATION AND DIMENSIONS OF THE FOLLOWING EXISTING AND
PROPOSED DATA, ONSITE AND TO A DISTANCE OF 100 FEET (200 FEET FOR PUD’S) OUTSIDE
THE SITE BOUNDARY, EXCLUSIVE OF PUBLIC RIGHTS-OF-WAY UNLESS OTHERWISE STATED.
16. Topographic contours at a minimum interval of 2 feet, or as determined by the Director.
17. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, within or near
the development.
18. Existing zoning within 200 feet of the site.
19. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the
distances shall be 200 feet. The full width of the street including curb, gutter, sidewalk, drive approaches, intersections and
street lighting must be shown for both sides of the street.
20. Block frontages.
21. On site streets and rights-of-way. Including curb gutter, sidewalks, and street lights.
22. Ingress and egress points.
23. Traffic flow on site.
24. Traffic flow off site.
25. All parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking and bicycle rack type
and detail, compact spaces, ADA accessible spaces and motorcycle parking, on-street parking (delineated by a 24’ long under
interrupted space(s) directly adjacent to the project site outside of site vision triangles and hydrant locations), number of
employee and non-employee parking spaces, existing and proposed, and total square footage of each.
26. Setbacks, building footprint and any proposed encroachments. Any setback or property line encroachments must be clearly
shown and be noted with encroachment type e.g. awning, weather protection, cantilever, lighting, eave, etc.
27. Utilities and utility rights of way and easements existing and proposed, including:
a. Electric.
b. Natural Gas.
c. Telephone, cable and similar utilities.
d. Water.
e. Sewer (sanitary, treated effluent and storm).
28. Surface water, including:
a. Ponds, streams and irrigation ditches (include classifications be based upon a determination of the Gallatin Conservation District;
note classification of each feature on plans).
b. Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District,
Army Corps of Engineers, or Wetland Delineation Report; note classification of each feature on plans).
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year
floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis.
d. A floodplain analysis report in compliance with Article.
29. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as
required by the Engineering Division, or in compliance with B.M.C. Section 14 storm drainage ordinance and best
management practices manual adopted by the City. All surface stormwater facilities must demonstrate compliance with
Section 38.410.080 BMC including providing cross sections for each facility.
Site Plan Checklist SP1 Page 2 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
SITE PLAN CHECKLIST
30. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the
storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate).
b. The downstream conditions (developed available drainageways, etc.).
c. Any downstream restrictions.
31. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features.
32. Sidewalks, walkways, driveways, crosswalks, loading areas and docks, bikeways, including typical details and
interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict.
33. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts,
including signage and construction details and the applicant’s certification of ADA compliance. A certification block must be
provided on the plan sheets.
34. Fences, walls, railings and handrails, including typical details.
35. Permanent trash enclosure and refuse collection areas, including typical details and elevations.
36. Construction management plan include exterior construction period material staging, spoils location and construction trash
enclosure location(s). A trash container type must be provided and detailed (40 yard roll off, fenced enclosure, etc.).
If spoils storage is proposed a timeline for removal must be provided.
37. Curb, asphalt section and drive approach construction details.
38. Location and extent of snow storage areas.
39. Location and extent of street vision triangles extended to center of right of way including adjacent street intersections and
all alley and driveway access points.
40. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter
greater than 2.5 inches, by species.
41. Historic, cultural and archaeological resources, describe and map any designated historic structures or districts,
and archaeological or cultural sites.
42. Major public facilities, including schools, parks, shared use pathways, trails, etc. within a distance of 200 feet.
PARKLAND AND AFFORDABLE HOUSING
43. If residential, provide the required parkland for the development, including calculations per Section 38.420 BMC (Park and
Recreation Requirements) in a table format, see table format in the PLS document.
44. If cash in lieu is proposed, a thorough calculation including the base requirement and any net based upon maximum density,
narrative addressing the findings the City must make to grant cash in lieu, and the appraisal must be provided to make
the request per Section 38.420.030 BMC, unless using city valuation.
45. If parkland is proposed a park plan shall be submitted consistent with Section 38.220.060.A.16 BMC.
46. Source and amount of parkland credit to be used if previously provided. If from a subdivision confirm amount provided and
detailed phase information as required in table format outlined in the PLS document.
47. Describe how the site plan will satisfy any requirements of Section 38.380, BMC (Affordable Housing) which have either been
established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a
site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to the
section’s compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable.
If affordable housing is not being provided place that statement on the site plan sheets with the site data in item 8.
48. If affordable housing is provided, or cash in lieu is proposed use form AH.
Site Plan Checklist SP1 Page 3 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 4 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
LIGHTING DETAILS
49. Lighting plan and electrical site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular
and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures
by location and type.
50. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric
information to the property boundaries and rights of way. For fueling canopies a second photometric plan is required to
specifically analyze the light output underneath the drip line of the fuel canopy.
51. Details for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric
lighting plan. The detail must demonstrate compliance with full cut-off requirements in Section 38.570 BMC and be located
on the lighting plan sheets.
BUILDING DESIGN AND SIGNAGE
52. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches.
Show open stairways, exterior lighting, weather protection, awnings and other projections from exterior building walls.
Building elevations must include proposed exterior building materials, windows and doors including a color and material
palette for all proposed features keyed to the building elevations.
53. Provide transparency calculations for any elevation that faces a street and is a block frontage. Provide minimum and maximum
height of transparency from grade. Provide area of transparency and percentage in relation to total facade.
54. Provide elevations and details of all ground mounted and rooftop mechanical screening.
55. Floorplans that include all floors and roof plan. Annotate/designate uses for all rooms and areas. Seating/serving area
layout required for all restaurants.
56. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions
and square footage of each. Note — The review of signs in conjunction with this application is only review for sign area
compliance with Section 38.560 BMC (Signs). A sign permit must be obtained from the Building Division prior to
erection of any and all signs, addition design guidelines apply for signs within zoning Overlay Districts.
LANDSCAPE PLAN
A SEPARATE LANDSCAPE PLAN SHALL BE SUBMITTED AS PART OF THE SITE PLAN APPLICATION UNLESS THE REQUIRED LANDSCAPE INFORMATION CAN BE INCLUDED IN A
CLEAR AND UNCLUTTERED MANNER ON A SITE PLAN WITH A SCALE WHERE ONE INCH
EQUALS 20 FEET. ALL INFORMATION MUST BE ON PLAN SHEETS.
57. Project name, street address, and lot and block description.
58. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the property owner and the person preparing
the plan. Plan preparer shall be a state registered landscape architect; an individual with a degree in landscape design and
two years of professional design experience in the state; or an individual with a degree in a related field (horticulture, botany,
plant science, etc.) and at least five years of professional landscape design experience, of which two years have been in the state.
59. Location of existing boundary lines and dimensions of the lot.
60. Existing and proposed grade that complies with maximum allowable slope and grade.
61. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain;
the approximate location of significant drainage features; and the location and size of existing and proposed streets and alleys,
utility easements, utility lines, driveways and sidewalks on the lot and/or adjacent to the lot.
62. Location of all pavement, curbs, sidewalks and gutters.
SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 5 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
63. Show location of existing and/or proposed drainage facilities which are to be used for drainage control including proposed
landscaping and seeding as required by Section 38.410.080.H BMC.
64. Location and extent of snow storage areas.
65. Location and extent of street vision triangles, extended to the center of right of way.
66. Complete landscape legend providing a description of plant materials shown on the plan, including typical symbols,
names (common and botanical name), locations, quantities, container or caliper sizes at installation, heights, spread and spacing
and identification of drought tolerant and/or native and adapted species. The location and type of all existing trees on the lot
over 6 inches in caliper must be specifically indicated.
67. Size of planting at the time of installation and at maturity.
68. Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including
information as to the amount (in square feet) of landscape area to be provided internal to parking areas and the number and
location of required off-street parking and loading spaces.
69. Street frontage landscaping, including boulevard details and tree grate details as applicable based upon block frontage.
70. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones demonstrating compliance
with watercourse setback planting plan requirements per Section 38.410.100.A.2.F BMC unless previously provided during
subdivision review.
71. Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours).
72. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction.
73. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features.
74. A description of proposed watering methods including any use of high efficiency irrigation technologies and best practice,
source of irrigation water and estimated amount of water consumption broken down by vegetation type (e.g. turf, shrubs, trees)
and total estimated water consumption.
75. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan.
76. Tabulation of performance points earned by the plan per Section 38.550.060 BMC.
STREETS AND TRAFFIC
77.Traffic study. Street, traffic, and access information required in Section 38.220.060.A.12 BMC or that the requirement
is waived in writing by the Engineering Division prior to application submittal.
WATER AND WATER RIGHTS
78.Water rights information. If cash in lieu is proposed a cash in lieu of water rights calculation and payment amount certified by
the Engineering Division.
79. If water wells are proposed, a letter from the Department of Natural Resources confirming their intent to issue a permit
or exemption.
DEVIATIONS
80. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site
requirements such as yards/setbacks, lot coverage, parking or other applicable standards.
81. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to
building construction such as height, second story additions, or other applicable standards.
SITE PLAN CHECKLIST
Site Plan Checklist SP1 Page 6 of 6 Revision Date: 5.16.18
REQUIRED FORMS:A1, SP, N1, PLS, DEM (if demolition), WR (if wetlands), AH (if affordable housing)
82.For deviations in the Neighborhood Conservation Overlay a deviation narrative shall be provided stating which Section(s)
of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following:
a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined
in Section 38.340.050 BMC than would be achieved under a literal enforcement of this chapter (Chapter 38, BMC);
b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and
c. How the modifications will assure the protection of the public health, safety and general welfare.
d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character
of the community.
If more than one deviation, a response to the criteria shall be provided for each deviation.
DEPARTURES
83.For departures, a departure narrative must be provided stating which Section(s) of the Bozeman Municipal Code are proposed
for departure, the scope and extent of the plan proposed for departure and a response to the required departure criteria.
If more than one departure, a summary and response to the criteria must be provided for each departure.
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
N1
Noticing Materials Page 1 of 1 Revision Date 1-05-16 Required Forms: N1 Recommended Forms: Required Forms:
NOTICING MATERIALS Notice is required for certain projects in order for citizens to participate in decision making which affects their interests and provides opportunity to receive information pertinent to an application that would not otherwise be available to the decision maker. SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site, attached to this checklist. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site and not physically contiguous (touching a boundary) to the subdivision, attached to this checklist. Clearly label list ADJOINER NOT CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. Legible list of full names and addresses of all property owners physically contiguous (touching a boundary) including recorded purchasers under contract for deed to be sent certified mail attached to this checklist. Clearly label list CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed. Two sets additional mailing labels with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed attached. NOTICE Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in the Gallatin County Courthouse 311 West Main Street Bozeman, Montana.
CERTIFICATION I, _____________________________________________, hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all condominium owners, within 200 feet of the property located at ________________________________________________________, is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. _______________________________________ Signature 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
Erik R Nelson , Thinktank Design Group Inc.
615 East Cottonwood
✔
✔
✔
Erik Nelson Digitally signed by Erik Nelson DN: cn=Erik Nelson, o=Thinktank Design Group Inc, ou, email=erik@thinktankarchitects.com, c=US Date: 2018.10.26 14:26:23 -06'00'
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 27
PUDP CHECKLIST
A Planned Unit Development (PUD) Preliminary Plan Review is the second step in the PUD entitlement
process. When a subdivision is proposed in conjunction with a zoning PUD the subdivision review shall be
coordinated with the zoning review and a subdivision preliminary plat application shall also be submitted
concurrent with this application.
Overall project narrative providing a thorough and extensive description of the
overall project including design intent, project goals, project timeframe, proposed
uses, site improvements and buildings.
A complete list of proposed relaxations to the BMC listed by individual section and
reason for the relaxation.
Name, mailing address and full contact information for project team including:
owner, developer, architect, civil engineer, landscape architect/designer and
electrical engineer.
A title report for subdivision or proposed subdivision guarantee with all current
property ownership.
Data regarding site conditions, land characteristics, available community facilities
and utilities and other related general information about proposed uses, adjacent
land uses and the uses of land within one-half mile of the subject parcel of land
both existing and proposed. This shall be in narrative and/or table formats. Provide
the following supporting maps: existing land use map, community plan land use
designation map, city zoning map, neighborhood and entryway overlay map for
property showing conditions within 200 feet of the project boundaries.
Overall land use ratios for:
A. Existing footprints of existing buildings and structures
B. Proposed buildings and structures
C. Driveways and parking areas
D. Streets, roads and alleys with areas of rights of way identified separately
E. Private open spaces for residential uses
F. Landscape areas
G. City parkland
Overall project Floor Area Ratio (FAR) and Net Residential Density.
Development Schedule. If phasing is proposed, provide narrative clearly describing
project phasing with the proposed phasing of all infrastructure, buildings,
driveways and parking and landscaping.
Phasing Plan exhibit clearly showing all site and infrastructure improvement with
phase boundaries including detailed limits of construction and approaches to
mitigate any conflicts with phase boundaries and site safety and function.
Phasing table that shows phase area and data for each phase including: area
in acres and square feet, lot area in acres and square feet, building footprint
square feet, building floor area, FAR, street right of way, common opens space,
landscaped area, PUD open space square feet and percentage of total, PUD
performance points by type and parking space requirements.
page 36
page 46
page 10
page 90
page 3, 36
page 36, 64
page 9
1
2
3
4
5
6
7
8
9
10
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RESPONSE & RESUBMITAL II || JANUARY 2019
page 28
Table of proposed buildings include phase information, footprint, gross square
footage, stories, whether building is existing or proposed, and building use
designations by building floor.
Colored aerial vicinity map within one-half mile of the site with project site and
other significant community facilities, streets, trails, watercourses, railways,
highways and other applicable features identified by name.
Overall site illustration in color showing all building footprints, landscaped areas,
site circulation including vehicular, bike, and pedestrian facilities.
Statements of objectives and conformance to city policy and plans:
A. Statement of applicable City land use policies and objectives achieved
by the proposed plan and how it furthers the implementation of
the Bozeman Community Plan, provide specific land use goals and
objectives in the Community Plan that are furthered by the proposed
PUD;
B. Statement of proposed ownership of public and private open space
areas and applicant’s intentions with regard to future ownership of all or
portions of the PUD;
C. Estimate of number of employees for business, commercial, and
industrial uses;
D. Description of rational behind the assumptions and choices made by the
applicant;
E. The applicant shall submit as evidence of successful completion of
the applicable Community Design objectives and Criteria of Section
38.20.090.E (new code reference 38.430.090.E), documentation pursuant
to these regulations for each proposed use; the applicant shall submit
written explanation for each of the applicable objectives or criteria as
to how the plan does or does not address the objective or criterion; the
Director may require, or the applicant may choose to submit, evidence
that is beyond what is required in that section; any variance from the
criterion shall be described;
F. Detailed description of how conflicts between land uses are being
avoided or mitigated;
G. Statements of design methods to reduce energy consumption, (e.g.
home/business, utilities, transportation fuel, waste recycling).
If not provided by subdivision application materials, physiographic data and
summaries for: landforms and geology and soils; hydrology; vegetation; noxious
weeds; wildlife and viewsheds. If the project is a brownfield site, provide site
history, data and copies of any environmental site assessments that have been
completed. An approved noxious weed management plan must be submitted.
Narrative descriptions of site access and overall utilities including an overview,
parking, existing and proposed condition of the streets providing access to the site,
proposed accesses to the site and utilities including water, sewer, storm drainage,
solid waste, gas, electric and shallow franchise facilities.
Development and Design Guidelines per Section 38.20.070.D.2 BMC.
Comprehensive Signage Plan, if applicable.
page 9, 43
page 8
page 8
page 65
page 57
page 60
page 61
page 65, 66
page 60
page 38
page 4
page 84
11
12
13
14
15
16
17
18
PUDP CHECKLIST
CONTINUED
COTTONWOOD + IDA
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page 29
SP1 CHECKLIST
SITE PLAN REQUIREMENTS
All information and items below must be on site plan sheets and not presented on separate attachments
except narratives, legal documents, traffic studies, stormwater, sewer, water and wetland reports, if provided.
Project narrative describing the project type, proposed use scope, size (dwellings,
building size(s), building height(s), number of buildings, number of total parking
spaces) intent, and phasing, if applicable. The narrative must include a response to
the City’s conceptual review comments.
Name of project/development.
Name and mailing address of developer and owner.
Name and mailing address of engineer, architect, landscape architect, planner, etc.
Location of project/development by street address/legal description.
Location/vicinity map, including area within one-half mile of the site.
A construction route map showing how materials and heavy equipment will travel to
and from the site out to one-half mile.
sheet AS.000
sheet AS.000
sheet AS.000
sheet AS.000
sheet AS.000
sheet AS.000
sheet AS.100
1
2
3
4
5
6
7
SITE PLAN DATA
Boundary line of property with dimensions.
Date of plan preparation and changes.
North point indicator.
Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet.
Parcel size(s) in gross acres and square feet.
Estimated total floor area and estimated ratio of floor area to lot size (floor area
ratio, FAR), with a breakdown by land use.
Location, percentage of parcel(s) and total site, and square footage of the following:
A. Existing and proposed buildings and structures.
B. Driveway circulation and parking areas.
C. Landscaped areas.
D. Private open space, provide boundary/ies and dimensions of each space
provided (if residential requirement) on plans or separate exhibit. Provide
a summary total types of dwelling units and total open space required and
provided.
E. City parks.
F. Other public lands (school sites, public access greenway corridors, trail
corridors, etc.).
Total number (with number of bedrooms), type and density per type of dwellings,
and total new and gross residential density and density per residential parcel.
The density per parcel must be presented as net residential density per section
38.700.130 Bmc.
sheet AS.102
sheet AS.100
sheet AS.100 - 102,
110 - 114
sheet AS.101
sheet AS.101
sheet AS.101
sheet AS.102
sheet AS.102
8
9
10
11
12
13
14
15
GENERAL PROJECT INFORMATION
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page 30
SP1 CHECKLIST
CONTINUED
SITE PLAN DETAILS
The location, identification and dimensions of the following existing and proposed data, onsite and to a
distance of 100 feet (200 feet for PUD’s) outside the site boundary, exclusive of public rights-of-way unless
otherwise stated.
Topographic contours at a minimum interval of 2 feet, or as determined by the
director.
Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area
Zoning Jurisdiction, within or near the development.
Existing zoning within 200 feet of the site.
Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites
adjacent to major arterial streets where the distances shall be 200 feet. The full
width of the street including curb, gutter, sidewalk, drive approaches, intersections
and street lighting must be shown for both sides of the street.
Block frontages.
On site streets and rights-of-way. Including curb gutter, sidewalks, and street
lights.
Ingress and egress points vehicular & pedestrian.
Traffic flow on site.
Traffic flow off site.
All parking facilities, including circulation aisles, access drives, covered and
uncovered bicycle parking and bicycle rack type and detail, compact spaces, ADA
accessible spaces and motorcycle parking, on-street parking (delineated by a 24’
long under interrupted space(s) directly adjacent to the project site outside of site
vision triangles and hydrant locations), number of employee and non-employee
parking spaces, existing and proposed, and total square footage of each.
Setbacks, building footprint and any proposed encroachments. Any setback
or property line encroachments must be clearly shown and be noted with
encroachment type e.g. Awning, weather protection, cantilever, lighting, eave, etc.
Utilities and utility rights of way and easements existing and proposed, including:
A. Electric
B. Natural gas
C. Telephone, cable and similar utilities
D. Water
E. Sewer (sanitary, treated effluent and storm)
Surface water, including:
A. Ponds, streams and irrigation ditches (include classifications be
based upon a determination of the Gallatin Conservation District; note
classification of each feature on plans).
B. Watercourses, water bodies and wetlands (include classifications based
upon a determination of the Gallatin Conservation District, Army Corps
of Engineers, or wetland delineation report; note classification of each
feature on plans).
sheet C3.0
sheet AS.100
sheet AS.100
sheet C1.1, 2.0, 2.1
sheet AS.111, 201-203
sheet C2.1
sheet AS.101, 110, 111
see PUDP Appendix E
see PUDP Appendix E
sheet AS.100, AS.110
sheet AS.101
sheet C2.0, 2.1, 4.0,
5.0, 6.0
C3.0, 4.0, 6.0
16
17
18
19
20
21
22
23
24
25
26
27
28
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page 31
C. Floodplains as designated on the federal insurance rate map or that
may otherwise be identified as lying within a 100 year floodplain
through additional floodplain delineation, engineering analysis,
topographic survey or other objective and factual basis.
D. A floodplain analysis report in compliance with Section 38.31 BMC.
Grading and drainage plan, including provisions for on-site retention/detention
and water quality improvement facilities as required by the Engineering
Division, or in compliance with BMC Section 14 storm drainage ordinance
and best management practices manual adopted by the City. All surface
stormwater facilities must demonstrate compliance with Section 38.410.080
BMC including providing cross sections for each facility.
All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways,
reservoirs, etc. Which may be incorporated into the storm drainage system for
the property shall be designated:
A. The name of the drainageway (where appropriate).
B. The downstream conditions (developed available drainageways, etc.).
C. Any downstream restrictions.
Significant rock outcroppings, slopes of greater than 15 percent or other
significant topographic features.
Sidewalks, walkways, driveways, crosswalks, loading areas and docks,
bikeways, including typical details and interrelationships with vehicular
circulation system, indicating proposed treatment of points of conflict.
Provision for disabled accessibility, including but not limited to, wheelchair
ramps, parking spaces, handrails and curb cuts, including signage and
construction details and the applicant’s certification of ADA compliance. A
certification block must be provided on the plan sheets.
Fences, walls, railings and handrails, including typical details.
Permanent trash enclosure and refuse collection areas, including typical
details and elevations.
Construction management plan include exterior construction period material
staging, spoils location and construction trash enclosure location(s). A trash
container type must be provided and detailed (40 yard roll off, fenced enclosure,
etc.). If spoils storage is proposed a timeline for removal must be provided.
Curb, asphalt section and drive approach construction details.
Location and extent of snow storage areas.
Location and extent of street vision triangles extended to center of right of way
including adjacent street intersections and all alley and driveway access points.
Unique natural features, significant wildlife areas and vegetative cover,
including existing trees and shrubs having a diameter greater than 2.5 Inches,
by species.
SP1 CHECKLIST
CONTINUED
SITE PLAN DETAILS
sheet C3.0, 4.0
sheet C3.0, 4.0
sheet L4.00, L1.0
sheet AS.101
sheet AS.103, 104
sheet AS.104
sheet AS.111
sheet AS.111
sheet AS.111
sheet L5.00
sheet C2.1
sheet L2.00, L2.01
29
30
31
32
33
34
35
36
37
38
39
40
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SP1 CHECKLIST
CONTINUED
Historic, cultural and archaeological resources, describe and map any designated
historic structures or districts, and archaeological or cultural sites.
Major public facilities, including schools, parks, shared use pathways, trails, etc.
Within a distance of 200 feet.
sheet C1.0
sheet AS.000
41
42
PARKLAND AND AFFORDABLE HOUSING
If residential, provide the required parkland for the development, including
calculations per Section 38.420 BMC (park and recreation requirements) in a
table format, see table format in the PLS document.
If cash in lieu is proposed, a thorough calculation including the base requirement
and any net based upon maximum density, narrative addressing the findings the
Commission must make to grant cash in lieu, and the appraisal must be provided
to make the request per Section 38.420.030 BMC, unless using City valuation.
If parkland is proposed a park plan shall be submitted consistent with Section
38.220.060.A.16 BMC.
Source and amount of parkland credit to be used if previously provided. If from a
subdivision confirm amount provided and detailed phase information as required
in table format outlined in the PLS document.
Describe how the site plan will satisfy any requirements of Section 38.380, BMC
(affordable housing) which have either been established for that lot(s) through the
subdivision process or if no subdivision has previously occurred are applicable to
a site plan. The description shall be of adequate detail to clearly identify those lots
and dwellings designated as subject to the section’s compliance requirements
and to make the obligations placed on the affected lots and dwellings readily
understandable. If affordable housing is not being provided place that statement
on the site plan sheets with the site data in item 8.
If affordable housing is provided, or cash in lieu is proposed use form AH.
sheet AS.102
see PUDP Appendix H
43
44
45
46
47
48
LIGHTING DETAILS
Lighting plan and electrical site plan, complete with all structures, parking
spaces, building entrances, traffic areas (both vehicular and pedestrian),
vegetation that might interfere with lighting, and adjacent uses, containing a
layout of all proposed fixtures by location and type.
A photometric lighting plan that contains a layout of all proposed fixtures by
location and type and extends the photometric information to the property
boundaries and rights of way. For fueling canopies a second photometric plan is
required to specifically analyze the light output underneath the drip line of the
fuel canopy.
Details for all proposed exterior fixtures that are keyed to the fixtures noted in
the lighting electrical plan and the photometric lighting plan. The detail must
demonstrate compliance with full cut-off requirements in Section 38.570 BMC
and be located on the lighting plan sheets.
sheet E1.0
sheet E1.01
sheet E0.01
49
50
51
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SP1 CHECKLIST
CONTINUED
BUILDING DESIGN AND SIGNAGE
Front, rear and side elevations of all buildings, structures, fences and walls
with height dimensions and roof pitches. Show open stairways, exterior
lighting, weather protection, awnings and other projections from exterior
building walls. Building elevations must include proposed exterior building
materials, windows and doors including a color and material palette for all
proposed features keyed to the building elevations.
Provide transparency calculations for any elevation that faces a street and is a
block frontage. Provide minimum and maximum height of transparency from
grade. Provide area of transparency and percentage in relation to total facade.
Provide elevations and details of all ground mounted and rooftop mechanical
screening.
Floor plans that include all floors and roof plan. Annotate/designate uses for all
rooms and areas. Seating/serving area layout required for all restaurants.
Exterior signs if applicable. Include building frontage dimension(s) and
maximum sign area calculation, provide sign dimensions and square footage
of each. Note — the review of signs in conjunction with this application is only
review for sign area compliance with Section 38.560 BMC (signs). A sign permit
must be obtained from the building division prior to erection of any and all
signs, addition design guidelines apply for signs within zoning overlay districts.
sheet AS.201 -
AS.204
sheet AS.201 -
AS.204
sheet AS.104
sheet AS.110 -
AS.114
sheet AS.201 -
AS.204
52
53
54
55
56
LANDSCAPE PLAN
A separate landscape plan shall be submitted as part of the site plan application unless the required
landscape information can be included in a clear and uncluttered manner on a site plan with a scale where
one inch equals 20 feet. All information must be on plan sheets.
Project name, street address, and lot and block description.
Date, scale, north arrow, and the names, addresses, and telephone numbers
of both the property owner and the person preparing the plan. Plan preparer
shall be a state registered landscape architect; an individual with a degree
in landscape design and two years of professional design experience in the
state; or an individual with a degree in a related field (horticulture, botany,
plant science, etc.) And at least five years of professional landscape design
experience, of which two years have been in the state.
Location of existing boundary lines and dimensions of the lot.
Existing and proposed grade that complies with maximum allowable slope and
grade.
Approximate centerlines of existing watercourses, required watercourse
setbacks, and the location of any 100-year floodplain; the approximate location
of significant drainage features; and the location and size of existing and
proposed streets and alleys, utility easements, utility lines, driveways and
sidewalks on the lot and/or adjacent to the lot.
sheet AS.000
sheet AS.000
sheet AS.101
sheet C3.0
sheet C3.0, 4.0
57
58
59
60
61
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SP1 CHECKLIST
CONTINUED
Location of all pavement, curbs, sidewalks and gutters.
Show location of existing and/or proposed drainage facilities which are to be used
for drainage control including proposed landscaping and seeding as required by
Section 38.410.080.H BMC.
Location and extent of snow storage areas.
Location and extent of street vision triangles, extended to the center of right of way.
Complete landscape legend providing a description of plant materials shown on the
plan, including typical symbols, names (common and botanical name), locations,
quantities, container or caliper sizes at installation, heights, spread and spacing
and identification of drought tolerant and/or native and adapted species. The
location and type of all existing trees on the lot over 6 inches in caliper must be
specifically indicated.
Size of planting at the time of installation and at maturity.
Complete illustration of landscaping and screening to be provided in or near off-
street parking and loading areas, including information as to the amount (in square
feet) of landscape area to be provided internal to parking areas and the number and
location of required off-street parking and loading spaces.
Street frontage landscaping, including boulevard details and tree grate details as
applicable based upon block frontage.
Locations and dimensions of proposed landscape buffer strips, including
watercourse buffer zones demonstrating compliance with watercourse setback
planting plan requirements per Section 38.410.100.A.2.F BMC unless previously
provided during subdivision review.
Location, height and material of proposed landscape screening and fencing (with
berms to be delineated by one foot contours).
An indication of how existing healthy trees (if any) are to be retained and protected
from damage during construction.
Size, height, location and material of proposed seating, lighting, planters,
sculptures, and water features.
A description of proposed watering methods including any use of high efficiency
irrigation technologies and best practice, source of irrigation water and estimated
amount of water consumption broken down by vegetation type (e.g. Turf, shrubs,
trees) and total estimated water consumption.
Areas to be irrigated and type of proposed irrigation and the irrigation system
design plan.
Tabulation of performance points earned by the plan per Section 38.550.060 BMC.
sheet C2.1
sheet C4.0,
sheet L4.01
sheet L5.0
sheet C2.1
sheet L2.00, L2.01
sheet L2.00, L2.01
sheet L2.00, L2.01
sheet L2.00, L2.01
sheet L3.00
sheet L2.00, L2.01
sheet L2.00, L2.01
sheet L2.00, L2.01
sheet L3.00
sheet L3.00
sheet L7.00
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
STREETS AND TRAFFIC
Traffic study. Street, traffic, and access information required in Section
38.220.060.A.12 BMC or that the requirement is waived in writing by the
engineering division prior to application submittal.
see PUDP Appendix E77
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SP1 CHECKLIST
CONTINUED
WATER AND WATER RIGHTS
Water rights information. If cash in lieu is proposed a cash in lieu of water rights
calculation and payment amount certified by the engineering division.
If water wells are proposed, a letter from the department of natural resources
confirming their intent to issue a permit or exemption.
see PUDP page 7478
79
DEVIATIONS
Either through the site plan requirement above or separate exhibit clearly show
any proposed deviations related to site requirements such as yards/setbacks,
lot coverage, parking or other applicable standards.
Either through the building elevation requirement above or separate exhibit
clearly show any proposed deviations related to building construction such as
height, second story additions, or other applicable standards.
For deviations in the Neighborhood Conservation Overlay a deviation narrative
shall be provided stating which Section(s) of the Bozeman Municipal Code are
proposed for deviation, to what extent and include a response to the following:
A. How the modification is more historically appropriate for the building
and site in question and the adjacent properties, as determined
in Section 38.340.050 BMC than would be achieved under a literal
enforcement of this Chapter (Chapter 38, BMC);
B. How the modifications will have minimal adverse effect on abutting
properties or the permitted uses thereof; and
C. How the modifications will assure the protection of the public health,
safety and general welfare.
D. How the requested deviation will encourage restoration and
rehabilitation activity that will contribute to the overall historic
character of the community.
If more than one deviation, a response to the criteria shall be provided for each
deviation.
sheet AS.101
sheet AS.201 -
AS.204
see PUDP page
38 - 41
80
81
82
DEPARTURES
For departures, a departure narrative must be provided stating which
Section(s) of the Bozeman Municipal Code are proposed for departure, the
scope and extent of the plan proposed for departure and a response to the
required departure criteria.
If more than one departure, a summary and response to the criteria must be
provided for each departure.
83
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PROJECT OVERVIEW
PROJECT OVERVIEW & GOALS
EXISTING CONDITIONS & HISTORY
SITE ZONING & LAND USES
GENERAL BUILDING INFORMATION
PROPOSED PUD POINTS
PROPOSED RELAXATIONS
ALIGNMENT OF GOALS WITH DISTRICT PLANS AND
VISION NE GOALS
PUD COMMUNITY DESIGN OBJECTIVES
PROPOSED OWNERSHIP
ESTIMATED NUMBER OF EMPLOYEES FOR
BUSINESSES, RESPONSIBILITY FOR IMPACT
MITIGATION & DESIGN METHODS TO REDUCE
ENERGY CONSUMPTION
RATIONALE FOR CHOICES MADE BY THE APPLICANT
GENERAL SITE DATA
3.00
3.01
3.02
3.03
3.04
3.05
3.06
3.07
3.08
3.09
3.10
3.11
SECTION 3
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page 37
PROJECT OVERVIEW
PROJECT VISION
Cottonwood + Ida will create a vibrant and diverse community on a 2-acre underutilized mixed use site,
providing a diverse range of housing types to meet the needs of Bozeman.
The 92 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 four residential
buildings providing a broad set of housing types: affordable and market-rate apartments, townhouses, live-
work units, and urban lofts.
While 15% of the rental units (7 of the 46 rental units) will be set aside for those earning less than 65% AMI to
help achieve the goals established in the city’s affordable housing ordinance, one of the guiding principles of
the development is a focus on creating units that are affordable-by-design; with modest unit sizes, reduced
parking demand, shared open space, and attractive common amenities; all in a walkable and bike-friendly
neighborhood.
The 29,700 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 5,400 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 Mill Yard 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 the existing grain building (building 5) to provide for a small scale restaurant / cafe that
will activate the Mill Yard throughout the day.
We are pursuing site-wide certification under the LEED Neighborhood Development program. The specific
sustainability and certification goals for individual buildings are still being researched and coordinated.
GOALS OF THE PROJECT
1. PROVIDE FOR DIVERSE AND AFFORDABLE HOUSING
2. THOUGHTFULLY INTEGRATE INTO THE EXISTING COMMUNITY OF THE NEIGHBORHOOD
3. PROMOTE BY EXAMPLE SUPERIOR URBAN DESIGN STRATEGIES
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page 38
EXISTING CONDITIONS & HISTORY
The property does not have a registered historic value; however, the project is attempting to preserve the existing
structure on the Southwest corner of the site that is believed to have predated 1937 based on aerial images from
that era. A search through Polk Directories dating back to 1935 did not turn up any commercial listing at this
site. It is believed that the Misco Mill on the adjacent property was constructed at the height of the depression
in 1934 and the grain bin storage shortly after that.
Below are the old ariel photographs along with current pictures of the property.
ResourceTechnologiesInc.
Figure 2
1937 Aerial Photograph605 East Cottonwood StreetBozeman, Montana
Site Location
N
NOT TO SCALE
COTTONWOOD + IDA
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page 39
EXISTING CONDITIONS & HISTORY
CONTINUED
A - NORTHEAST CORNER OF PROPERTY (ASPEN AND IDA)
B - NORTHWEST CORNER OF PROPERTY (ASPEN AND WALLACE)
C - SOUTHWEST CORNER OF PROPERTY (COTTONWOOD AND WALLACE)
D - SOUTHEAST CORNER OF PROPERTY (COTTONWOOD AND IDA)
AB
C D
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page 40
EXISTING CONDITIONS & HISTORY
CONTINUED
EXISTING BUILDING TO BE REHABILITATED - INTO PLAZA PAVILLION (BUILDING 5)
SOUTH EAST
NORTH WEST
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page 41
EXISTING CONDITIONS & HISTORY
CONTINUED
EXISTING BUILDING TO BE REHABILITATED - INTO PLAZA PAVILLION (BUILDING 5)
PRESERVE - ELEVATOR INTERIOR - ELEVATOR
PRESERVE - CRIB CONSTRUCTION INTERIOR
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page 42
NORTH
SITE ZONING & LAND USES
RS (RESIDENTIAL SUBURBAN)
RO (RESIDENTIAL OFFICE)
RMH (RESIDENTIAL MOBILE HOME)
R5 (RESIDENTIAL MIXED USE HIGH DENSITY)
R4 (RESIDENTIAL HIGH DENSITY)
R3 (RESIDENTIAL MEDIUM DENSITY)
R2 (RESIDENTIAL SINGLEHOUSEHOLD, MEDIUM DENSITY)
B3 (CENTRAL BUSINESS)
B2 (COMMUNITY BUSINESS)
M2 (MANUFACTURING AND INDUSTRIAL)
M1 (LIGHT MANUFACTURING)
HMU (HISTORIC MIXED USE)
PLI (PUBLIC LANDS/INSTITUTIONS)
MIXED USE
RESTAURANT/BAR
COMMERCIAL RETAIL SALES, SERVICES, BANKS
HOTEL/MOTEL
COMMERCIAL AUTO
ADMINISTRATIVE/PROFESSIONAL
LIGHT MANUFACTURING
PARK OR OPEN SPACE
CHURCH
PUBLIC FACILITY
SCHOOL/EDUCATIONAL FACILITY
SINGLEHOUSEHOLD RESIDENTIAL
MULTIHOUSEHOLD RESIDENTIAL
MOBILE HOME/MOBILE PARK
UNDEVELOPED
VACANT
ZONING (1/2 MILE)
LAND USES (1/2 MILE)
B-2
M-2
R-S
M-1
M-1
R-MH
R-2
HMU
M-1
R-0
R-4
B-3 B-2
PLI
R-4
R-3R-3
R-2
R-5
PLIB-2M
PLI
R-5
R-4
R-4
R-1
R-5
R-3
PLI
PLI
M-2 M-1
M-1
R-S
M-1
R-S
PLI
R-3R-3
R-3
R-3
R-3
R-2
R-2
B-1
R-3
COTTONWOOD + IDA
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page 43
GENERAL BUILDING INFORMATION
6
1
2
4
5 7
4A
3
RESIDENTIAL
COMMERCIAL
ARTISAN MFR.
COMMUNITY
8
BUILDINGS AND OTHER ON-SITE IMPROVEMENTS
The development consists of 6 distinct buildings, providing 92 residential units,
29,700 SF of office space, 5,400 SF of artisan manufacturing workshop spaces, a 96
space below-grade parking garage, and community space:
1 APARTMENT BUILDING
Three and four stories over basement parking garage
22 Studio apartments
24 1-Bedroom flats
46 Units total
2 APARTMENT BUILDING
Three stories over basement parking garage
18 Studios With Common Spaces
18 Units Total
3 TOWNHOUSE-STYLE APARTMENTS
Three stories over grade
6 1-Bedroom Flats
6 2-Bedroom Townhouse-Style Apartments
12 Units Total
4 LOFT APARTMENT BUILDING
Three stories over grade
4 1-Bedroom Live-Work Apartments
12 2-Bedroom Loft-Style Apartments
16 Units Total
Artisan manufacturing (4A)
Approximately 5,400 GSF (4,590 net SF) of ground floor workshop space to provide an active,
pedestrian-oriented street edge along Cottonwood Ave.
5 EXISTING REHABILITATED BUILDING
Renovated open air pavillion to provide an opportunity for a cafe on the plaza, as well as
accessory program for the adjacent open spaces (bike parking, storage, etc.).
6 OFFICE BUILDING
Approximately 29,700 GSF (25,203, net SF) of open-plan office space
7 BELOW-GRADE PARKING GARAGE
Approximately 96 spaces
8 LEASED OFF SITE PARKING LOT
UNIT MIX SUMMARY STUDIO 1BDRM 2BDRM TOTAL
UNIT COUNT 40 34 18 92
PERCENTAGE 43% 37% 20% WALLACE AVEIDA AVEC
O
T
T
O
N
W
O
O
D
S
T
ASP
E
N
S
T
35’
46’
31’
48’
49’
25’
COTTONWOOD + IDA
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page 44
AFFORDABLE HOUSING 21 POINTS
Three points 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 on-
going affordability pricing and eligibility monitoring, and annual
re-certification.
Per UDO 38.700.020
Affordable housing. Housing for persons earning less than 65
percent of the area’s annual median income for rental housing
and 100 percent of the area’s annual median income for
purchased housing. Further, affordable housing does not require
greater than 33 percent of the household gross annual median
income for housing. Annual median income is defined by the
Department of Housing and Urban Development
Points achieved = 21 (7 rental units [ 7.6%] will be provided at
rental rates at a maximum of 65% AMI
ADDITIONAL OPEN SPACE
9.37 POINTS
One and ¼ point for each percentage of the project area that is
provided as publicly accessible open space. Project land area =
90,000 sf Publicly accessible plaza area = 6750 sf / 7.5% of the
project total. See Sheet AS.102 Land Dedication Table. These are
the public plazas indicated as Aspen Yard and Mill Yard.
UNDERUTILIZED AND BROWNFIELD SITES
6.67 POINTS
The site is 2 acres and 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.
Per (d)
Underutilized and brownfield sites. One point for each 50 percent
increase in the total square footage of commercial and/or
industrial floor area on underutilized sites; one point for each
50 percent increase in the total number of dwelling units on
underutilized sites; one point for each acre developed of the
environmentally contaminated land; up to a total of one-third of
the performance points required to be earned.
Existing industrial / commercial floor area = 10,488
SF
50% increase factor = 5,244 SF
Proposed commercial floor area = 35,521 SF
Amount of increased SF = 35,521 – 10,488 = 25,033 SF
Number of 50% increase factors / points =25,033 /
5,244 = 4.77
One point for each 50% increase in total = 4.77
Existing number of dwelling units = 0 ( using base
density calculations would be 16 units)
50% increase factor = 8
Proposed number of dwelling units = 92
Number of units increased over base density = 92-16=
76 net increase
Net increase divided by the 50% increase factor =
points = 76 / 8 = 9.5
Environmentally contaminated land (does not apply)
Points reached = 4.77 (commercial increase) + 9.5
(residential increase) = 14.27
Maximum allowable (1/3) total of 6.67
DESIGNED TO MEET LEEDND
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. The project has been registered and certified under
current LEED version 4. The project is on track to achieve LEED
Neighborhood Development Plan certification and possibly LEED
Silver. See the LEED information provided in the appendix for the
certification requirements and a breakdown of the LEED points
expected to be achieved.
INCLUSION OF LOWIMPACT DEVELOPMENT PLAN
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.
PROPOSED PUD POINTS
PUBLIC OPEN SPACE
ENHANCED STREETSCAPE
WAYFINDING FEATURES
RECYCLING STATION
BUILDING HEIGHTS
PROVIDED ARE
AVERAGE ROOF
HEIGHT ABOVE THE
PARKING GARAGE
PERFORMANCE POINTS SEC 38.430.090 E.2.7
A minimum of 20 points need to be achieved; we are expecting to achieve between 43 and 62 points.
ITEM NOTES POINT
ESTIMATE
AFFORDABLE HOUSING 7.6% OF THE UNITS OFFERED AT 65% AMI 21
ADDITIONAL OPEN SPACE PROJECT PROVIDES ADDITIONAL PUBLIC OPEN
SPACE OF 6,750 SF OR 7.5% OF THE PROJECT TOTAL 9.37
ADAPTIVE REUSE OF BUILDING
NOT USED HOWEVER WE ARE PROPOSING
TO REUSE THE GRAIN DEPOT BUILDING AS A
COMMUNITY CENTER
0
UNDERUTILIZED BROWNFIELD
SITE
SOUTH 1 ACRE IS CURRENTLY UNDERUTILIZED AND
COULD BE CLASSIFIED AS A BROWNFIELD SITE 6.67
DESIGNED TO MEET LEEDND FOLLOWING LEEDND CRITERIA FOR TOTAL
DEVELOPMENT 15
INCLUSION OF LOWIMPACT
DEVELOPMENT
GREEN PRACTICES FOR STORMWATER
MANAGEMENT, LIMITED USE OF SOD, DROUGHT
TOLERANT PLANTS, ETC.
6
SUSTAINABLE DESIGN AND
CONSTRUCTION
NOT USED HOWEVER ALL BUILDINGS WILL
INCORPORATE BEST PRACTICES FOR SUSTAINABLE
DESIGN
0
INTEGRATED WAYFINDING
MEASURES
NOT USED HOWEVER THE PROJECT WILL UTILIZE
USE INTEGRATED WAYFINDING MEASURES FOR
PARKING, PLAZAS, OFF SITE LOCATIONS, AND
RESIDENTIAL ACTIVITIES
0
ON SITE RECYCLING
TRANSFER STATION
NOT USED HOWEVER THE PROJECT WILL INCLUDE
RECYCLING FACILITIES FOR BOTH COMMERCIAL
AND RESIDENTIAL USES
0
STREETSCAPE IMPROVEMENTS
NOT USED HOWEVER ENHANCED STREETSCAPES
WILL BE PROVIDED ALONG COTTONWOOD, ASPEN
AND IDA
0
TOTAL POINTS NEEDED REQUIRED POINTS TO MEET PUD CRITERIA 20
TOTAL POINTS ANTICIPATED POINTS THE PROJECT IS EXPECTED TO MEET 58
COTTONWOOD + IDA
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page 45
PROPOSED PUD POINTS
CONTINUED
COTTONWOOD + IDA
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page 46
REQUESTED RELAXATIONS FROM APPLICABLE PORTIONS OF THE UDC
CHAPTER 38
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 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. Our proposal includes a mix of both residential and
commercial activity that responds well to the variety of uses. Over time the neighborhood has evolved to
include more service-oriented businesses and is now host to cafes and coffeeshops along with a strong
pattern of residential uses.
We are requesting a total of eight relaxations to achieve the project which are outlined below.
RELAXATION 1: APARTMENT BUILDINGS AS AN ALLOWABLE USE
• CODE PROVISION: 38.310.040 Authorized uses – Commercial, mixed-use and industrial
• TABLE 38.310.040.C: Permitted residential uses in commercial, mixed-use, and industrial zoning
districts
We are requesting that apartment buildings be included in the allowable uses for this project. In an effort
provide more affordable rental housing for the City of Bozeman we are looking to provide apartments as a
primary use type within the NEHMU.
Rationale: The need for market rate and affordable rentals in walkable neighborhoods is key to the future
success and livability of Bozeman. The current zoning type (NEHMU) was developed long ago as a bridge
between residential uses and industrial uses. Overtime the neighborhood has evolved to become more of
a residential enclave hosting many homes, cafes and artists 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 make the opportunity for residents to work and live in the same neighborhood. The
added housing will create the possibility to provide both affordable units as well as market rate options.
• The current zoning allows for apartments as an accessory use and is permitted on
the second floors of commercial uses. We feel that our approach will make a better
connection to the street 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 portions of the code for this district and thus this would be consistent with that.
RELAXATION 2: SMALL SCALE RESTAURANTS INCREASE IN SIZE FROM 1500 TO 2200 SF
• CODE PROVISION: 38.310.040 Authorized uses – Commercial, mixed-use and industrial
• TABLE 38.310.040.C: Permitted residential uses in commercial, mixed-use, and industrial zoning
districts
We are requesting an increase in the area of small-scale restaurants allowed in the NEHUM from 1500 SF as
noted in Table 38.310.040 from 1500 SF to 2200 SF(3,000 SF if outdoor seating space is included).
Rationale: The current code provides for a maximum of 1500 SF for restaurant service area in the NEHMU.
PROPOSED RELAXATIONS
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We are redeveloping an existing historic grain building into a possible restaurant space and would like
to utilize the entire building for a future restaurant. The building area is 2,175 SF and we have planned
to have interior service area of 1200 SF and outdoor service area of up to 900 SF. While the space in the
interior meets the current code limits, we would like to provide outdoor seating for patrons to enjoy the
generous public plaza (Mill Yard) being created. It is understood that the outdoor seating would mostly
be activated seasonally and concurrently with a greater amount of pedestrian / bike traffic. An objective
of the Growth Policy is to provide for and support infill development that respects context of the existing
development surrounding it. By preserving and reusing this historic building and completing the plaza
space with a restaurant use it will attain many of the goals of the Growth Policy, and will produce a better
outcome than the current code would have otherwise provided.
RELAXATION 3: REDUCTION IN THE REQUIRED FRONT YARD SETBACK
•CODE PROVISION: 38.320.050 Form and Intensity standards - Non-residential and other mixed
use districts
•TABLE 38.320.050: zone type NEHMU - Front Setback
The current zoning front setback requirement is listed as 20’ and the project seeks to allow for a 10’ setback
around the entire site at grade. The project seeks a setback of 8' along Aspen Street above the clearance requirements
of underground utility easements. This front setback is larger than the 10’ in many cases as the project has
created public through ways into the site to access an internal public plaza space.
Rationale: The intent of the project is first and foremost to create a vibrant street edge that responds to
the conditions in the neighborhood. The neighborhood is marked by several historic homes and argi-
industrial structures that were built long before setbacks were dictated in the zoning code. Because of
this there is a tremendous variation of setbacks from the street edge in the neighborhood. Our mixed-use
project is looking to develop at a pattern more consistent with urban standards to be more efficient with
land use as well as create a stronger pedestrian experience.
We are seeking the front yard setbacks be 10’ rather than the required 20’ at grade. The 20’ setbacks certainly set a
more suburban standard and would not convey the same sense of pedestrian experience. Additionally, the properties
along both Aspen (3’) and Cottonwood (10’) currently have setbacks around this 10’ dimension or less and we feel
that the street edge pattern would be better served to match these relationships. The requested 8' setback for buildings
1 and building 6 along Aspen Street occurs above the clearance requirements for underground utility easements provided along
the front property boundty. This request provides shade and cover along entrances as required by the frontage requirements .
RELAXATION 4: REDUCTION IN THE REQUIRED SIDE SETBACK TO ALLOW FOR ZERO LOT LINE
CONDITION
•CODE PROVISION: 38.320.050 Form and Intensity standards - Non-residential and other mixed-
use districts
•TABLE 38.320.050: zone type NEHMU - Side Setback
The current zoning side setback requirement is listed as 3’ and we are requesting that zero lot line conditions
are allowed per other zones identified in the BMC 38.320.050.C Table of Form and Intensity Standards. Adding
allowance for zero lot lines to the NEHMU minimum setbacks required for the NEHMU for this PUD.
Rationale: The setback reduction provides for the creation of separate lots on this unique mixed-use
project. This separation only occurs between lots A and B for Building 3. It will appear to all passersby that
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there is in fact a 20’ separation between Building 2 on Lot A and Building 3 on Lot B. This is because the
only portions of the buildings that exhibit the zero lot line condition are below grade at the parking garage
level. All the appropriate easements and accesses will be reflected in the final lot boundary alignment.
RELAXATION 5: INCREASE IN BUILDING HEIGHT
• CODE PROVISION: 38.320.050 Form and Intensity standards - Non-residential and other mixed-
use districts
• TABLE 38.320.050: zone type NEHMU - Maximum building height
The current building height in the district is 45’ (exclusive of elevator penthouses and parapets). While there are
several historic buildings in the district that exceed this height limitation, it is our intent to achieve a building
height only marginally higher than the 45’ and are requesting a maximum building height as described by code
of 54’.
Rationale: The project proposes a cluster of 3-story buildings on the perimeter of the 2-acre site and
create landscaped podium level with parking hidden underneath. The effective building height from the
podium level is near to or at 45’ for all buildings. These additional heights are needed to accommodate
the parking level below the podium. The primary reason for this was to keep the parking structure out of
the seasonal high-water table which is at 8’ below grade. The site naturally drops 4’ from the South to the
North which provides a way to diminish the effects the below grade parking has. Building heights range
throughout the project from 25’ to 54’ measured from the sidewalk level, with most of the street faces
having approximately a 47’ height.
RELAXATION 6: SEEKING AN INCREASE IN LOT COVERAGE FROM 40% TO 45%
• CODE PROVISION: 38.320.050 Form and Intensity standards - Non-residential and other mixed-
use districts
• TABLE 38.320.050: zone type NEHMU - Lot Coverage
The current zoning Maximum lot coverage (38.320.020.A) is 40% for primarily residential uses and 100% for
primarily nonresidential uses. The project would be classified as primarily residential given that the bulk of the
use square footage is programmed as residential. Specifically, 72% is residential and 26% is commercial use.
The project is a requesting an increase in lot coverage from 40% to 45%.
Rationale: The project has been thoughtfully designed to provide for a mix of uses on the site. Given that
portions of the site are in fact commercial we feel that this additional lot coverage is minimal and any loss
to the perceived open area that might have come with 5% less in lot coverage is more than made up for in
the positive attributes of the design. The current site design is 41.4% lot coverage, however there may be
some adjustments needed through the final design, thus the request of 45%. Additionally, a considerable
amount of our site area is being dedicated for public access for the community to enjoy.
RELAXATION 7: SEEKING A DECREASE IN BLOCK FRONTAGE TRANSPARENCY REQUIREMENTS FOR
PORTIONS OF THE PROJECT
• CODE PROVISION: 38.510.030.C Landscape Block frontage standards
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The blockfrontage standards state that a “Landscaped” frontage adjacent for residential have a minimum
transparency (percentage of glass) of 15%. We are requesting a relaxation to this for Building 2 (along the East
face, Ida frontage) and Building 3 (on the North, facing the private residential plaza and on the South, facing
the Cottonwood frontage). In all of these cases we are able to meet a 8% transparency requirement. We are
requesting that the façade transparency requirement be 8% for these locations
Rationale: The project has been thoughtfully designed to provide for privacy, views and quality pedestrian
experience along the street and sidewalk edge. These buildings all contain residential uses and have
allocated windows for views and privacy. Given the space planning requirements for the individual
residential units, windows have been placed to correspond with floors plans and to maintain energy
efficiencies. The well thoughtout landscape plan and site circulation has provided a quality pedestrian
experience for the guest to the site, along with the residents. These reductions in transparency will
produce a superior quality design for this project than would otherwise be found in the strict enforcement
of the code.
REQUESTED RELAXATIONS OR DEPARTURES FROM OTHER PORTIONS OF THE
CODE
RELAXATION 8: SEEKING A DECREASE IN BLOCK FRONTAGE TRANSPARENCY REQUIREMENTS FOR
PORTIONS OF THE PROJECT
• CODE PROVISION: 38.510.030.B Storefront Block frontage standards
The block frontage standards state in table 38.510.030.B that at least 60% of the ground floor area between
30” and 10’ above the sidewalk on primary facades be transparent/glazed. We are requesting a reduction to
this such that a minimum of 30% is allowed. The project contains a couple of instances of this Building 4 along
Cottonwood Street.
Rationale: The project is designated as a mixed block front standard and as such we have addressed
portions of the project as landscaped frontages and portions that more closely resemble storefront. In
all cases, the very best design effort has been applied to ensure that the intent of the code is being met.
In the case of Storefront standards the various buildings that this applies to are Building 4, and Building
5. Building 4 is intended to be for small “makers studio spaces” while other use may be appropriate this
is the intent and to enhance these artist studios feel we have provided generous 8’ wide glass garage
doors along with full glass entry doors for each of the studios. We feel that this approach will enhance
the character of the district by encouraging artist appropriate spaces which are not necessarily spaces
that have full glass across the front because much of the work in the process might not want to be on
display. Building 4 provides 48% of the required transparency. The other instance where this occurs in
on Building 5 which is quasi-historic grain building that has existing crib constructed walls on the North,
West, and South. The North face in the one that faces the street and given the desire to preserve as much
of these existing wood walls we needed to limit the amount of glass on this façade. The intended use for
this building is that of a small café while having a larger percentage of glass along Cottonwood might be
beneficial in this case the building also enjoys three other elevations that face public space that afford
the needed transparency for the building’s occupants. Additionally, the pedestrian experience will not be
sacrificed with the reduction in glass due in part the well-designed retrofit of this old building as well
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as the abundance of pedestrian plaza space that surround this building and project. This relaxation will
produce a superior design and experiential outcome than would have otherwise been afforded with the
strict interpretation of the code as can be seen from the well thought out and unique designs of all of the
buildings.
RELAXATION 9: PARKING CALCULATION FOR RESIDENTIAL USES SPECIFICALLY FOR EFFICIENCY
AND ONE-BEDROOM UNITS
Division 38.540 Parking
38.540.050 Number of parking spaces required
A. 1. Residential uses
• CODE PROVISION: Table 38.540.050-1
EFFICIENCY DWELLING UNITS
The current code utilizes a calculation for efficiency units at a rate of 1.25 parking spaces per efficiency unit. We
are requesting a relaxation to this that is similar to other zoning districts in our community of 1 parking space
per efficiency unit.
ONE BEDROOM UNITS
The code calculates the number of parking spaces for a one-bedroom unit at 1.5 parking spaces for each one-
bedroom unit. We are requesting that a rate of 1.25 parking spaces for each one-bedroom unit which is also
applied to other zoning districts in our community.
Rationale: The mix and types of housing provide an opportunity to more critically study the parking
allowances for this project. The project is mostly composed of 1 bedroom and efficiency units that range
in size from as low as 315 SF up to 600 SF 1 bedroom units. These smaller units provide efficiency as well
as a greater likely hood of a single occupant in most cases. The parking standards used elsewhere in the
country and even within the City of Bozeman Standards allow for efficiency units to be counted at a factor
of 1 and for one-bedroom units factored at 1.25.
The location of this property within walking distance to many basic services, transit availability, car
share and well-developed bike facilities will promote the use of alternate means of transportation other
than a car. Additionally, creating other opportunities for commercial activities on site will allow for some
residents to walk to work and not find the need for a car.
The project is taking a progressive approach to design and planning that considers modern trends in
housing and in car ownership. A recent study from Stanford University economist Tony Seba found that
private car ownership will drop 80% by 2030. While this is a bit of a stretch for rural Montana, statistics
are showing a general decline in car ownership and an increase in multimodal transportation options.
RELAXATION 10: PARKING REQUIREMENTS FOR NONRESIDENTIAL USES ADJUSTMENTS TO
MINIMUM REQUIREMENTS
• CODE PROVISION: 38.540.050 Number of parking spaces required, A. 2. Non-residential uses
• CODE PROVISION: Table 38.540.050-3
PROPOSED RELAXATIONS
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The current code provides for adjustments to minimum standards for parking in commercial zone types and
provides a general percentage reduction based on the type of uses and whether or not it is in a mixed-use
neighborhood. These reductions range from 10% to 50%. We are requesting a reduction to our nonresidential
parking demand of 40%.
Rationale: The current zoning district was the first mixed use designation for the City and one of the
smallest. While it holds this distinction, it is also 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.
We are looking to apply the same standards that are found elsewhere in the code and a similar reduction
found in the ITE standards for mixed use projects. These standards provide for a contemplated reduction
in parking for nonresidential use in a mixed use neighborhood since many of the patrons and employees
would likely live within walking distance and would not require as many parking spaces to accommodate
them. Additionally, access to other forms of transportation including, car share, transit, and well-
developed bike facilities will further promote the non- reliance on the automobile.
Another practical application of this that is applied in the ITE is based on the actual hours of use based
on each use type in a mixed use project. For instance ITE calculations show that the average weekday
parking demand at its highest at 4:00 pm when both residential and nonresidential uses overlap 44%
and 90% respectively. This would still only require a total of 124 spaces for the project, where we have
collectively provided 200 spaces. This is a logical use of parking reductions that will provide greater
opportunity for a successful mixed-use neighborhood.
RELAXATION 11: PROVIDE FOR BACK OUT ANGLED PARKING ALONG THE COTTONWOOD STREET
FRONTAGE
• CODE PROVISION: UDC 38.400.050.A.1
The current code states that all streets shall meet the City of Bozeman current design standards and
specifications policy and that the City of Bozeman Modifications ot the Montana Public Works Standards
Specifications shall apply. These standards do not provide for back out angled parking along a local street. We
are requesting that back out angled parking be allowed given that this will match the full existing full street
section along Cottonwood. The owner’s association for the project will be responsible for snow removal for this
portion of the street.
Rationale: The existing street section along Cottonwood has back out angled parking along the South
curb line. We are proposing to continue this condition along the North curb line in front of our project. The
cohesiveness of the street section will be better served by having matching conditions along both sides of
the street. Additionally, Cottonwood is not a through street in the sense that this portion of Cottonwood
only runs for three blocks in the NEHMU. The street will function more as a parking street than a through
street in this instance and will produce a superior design outcome than would otherwise be had with the
strict enforcement of the code. All other conditions of street drainage and design specifications will be
met with the final engineering design. As mentioned above the owner’s association will be responsible for
the maintenance of the proposed parking area this will include the snow removal and maintenance of the
parking surface area. This is noted in draft condominium documents.
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ALIGNMENT OF GOALS WITH DISTRICT PLANS AND VISION NE GOALS
PRINCIPLES, GOALS, IMPLEMENTATION POLICIES & OBJECTIVES
GROWTH POLICYDESIGN OBJECTIVES PLAN 2005NEURD PLAN 2006ECONOMIC RUDAT / VISION NEUDO - NEHMUCOTTONWOOD & IDAHONOR / ENHANCE UNIQUE CHARACTER OF THE DISTRICT AND FOSTER A SENSE OF PLACE
THROUGH MASSING SCALE, AND PLACEMENT OF BUILDINGS ON THE SITE THE PROJECT HONORS THE SCALE OF THE NEIGHBORHOOD. ADDITIONALLY, PROGRAM ELEMENTS SUCH AS ARTISTS, MAKERS ETC. HELP FOSTER A SENSE OF PLACE.
SUPPORT INFILL DEVELOPMENT THAT PROVIDES ADDITIONAL DENSITY AND RESPECTS CONTEXT
THE LOCATION OF THE SITE AND SURROUNDING EXISTING INFRASTRUCTURE CREATED A GREAT OPPORTUNITY FOR INFILL IN ITS TRUEST SENSE. THE MASSING AND
SCALE OF THE BUILDINGS GO FURTHER TO RESPECT THE UNIQUE CONTEXT OF THE SITE BY MAINTAINING 3 STORIES WHILE STILL ADDING THE NEEDED DENSITY TO
ACHIEVE AFFORDABLE HOUSING GOALS AND REDUCE THE IMPACTS OF SPRAWL ON OUR COMMUNITY.
PROMOTE ENVIRONMENTALLY SOUND BUILDING & PLANNING TECHNIQUES
THE PROJECT MEETS LEED ND STANDARDS AND INCORPORATES SEVERAL SUSTAINABLE DESIGN TECHNIQUES. THE USE OF UNDERGROUND PARKING, CLOSE PROXIMITY TO SERVICES, ADDITIONAL BIKE AND MULTI -MODAL TRANSPORTATION OPTIONS AND GREENROOFS ALL ADD TO THE BEST PRACTICES OF ENVIRONMENTALLY SOUND DESIGN AND PLANNING.
PROVIDE SAFE, HEALTHY PUBLIC TRANSPORTATION FACILITIES AND INFRASTRUCTURE
THROUGH THE CREATION OF ADDITIONAL PUBLIC INFRASTRUCTURE AND PEDESTRIAN PLAZAS AND WALKS A HEALTHIER NEIGHBORHOOD PLAN HAS BEEN DEVELOPED THROUGH THIS PROJECT. ADDITIONALLY THE NATURE OF THIS INFI LL DEVELOPMENT WILL DECREASE THE NEED FOR AUTOMOBILES AND WILL CONTRIBUTE TO A MORE WALKABLE COMMUNITY.
SUPPORT ARTISTS AND PROVIDE OPPORTUNITY FOR PUBLIC ART PROVIDING OPPORTUNITIES FOR ARTIST RESIDENCES AND STUDIO SPACES AND INCORPORATING PUBLIC ART IN THE PLAZA SPACES WILL HELP TO SUPPORT LOCAL
ARTISTS AND OVERALL IMPACT OF ART IN OUR COMMUNITY.
RECOGNIZE IMPORTANCE OF BRIDGER VIEW SHED AND NEIGHBORHOOD IMPACTS
BY KEEPING THE BUILDINGS ON THE PERIMETER TO A MAXIMUM OF 3 STORIES AND BREAKING UP THE BUILDINGS INTO SEVERAL SMALLER BUILDINGS RATHER THAN ONE LARGE ONE TO MAINTAIN VIEW ANGLES THROUGH THE SITE.
PROMOTE SECURE PUBLIC OPENSPACES, POCKET PARKS, URBAN ROOMS, PLAZAS AND PUBLIC GATHERING SPACES
THE PROJECT HAS OVER 20,000 SF OF PUBLIC PLAZA SPACES AND NEARLY A 1/4 MILE OF PEDESTRIAN WALKS THAT WILL BE IMPROVED WITH THIS PROJECT. ADDITIONALLY THE THROUGH CONNECTIONS ON SITE WILL INCREASE THE WALKABLITY OF THE NEIGHBORHOOD.
ENCOURAGE THE INCLUSION OF AFFORDABLE HOUSING
THE PROJECT PROVIDES 7.6% OF THE UNITS AT AFFORDABLE RATES AND THE BALANCE OF UNITS ARE INTENDED TO BE ATTAINABLE AT 65% AMI. THE GOAL OF BOTH AFFORDABLE AND ATTAINABLE HOUSING IS AT THE CENTER OF THIS PROJECT AND WILL GO A LONG WAY TOWARDS PROVIDING THE NEEDED HOUSING STOCK FOR BOZEMAN.
CREATE A BROAD RANGE OF HOUSING TYPES THE PROJECT INCLUDES A RANGE OF HOUSING TYPES AND SIZES, FROM 2 BEDROOM TOWNHOUSE FL ATS, AS WELL AS 2 BEDROOM, 1 BEDROOM, STUDIO AND EFFICIENCY
APARTMENT UNITS. THIS RANGE WILL MEET THE NEEDS OF A VERY BROAD DEMOGRAPHIC AND KEEP THE NEIGHBORHOOD VIBRANT.
NEIGHBORHOOD DESIGN AND HUMAN SCALE
THE PROJECT FINDS THE RIGHT BALANCE OF THE NEED FOR DEVELOPMENT TO PROVIDE HOUSING, OFFICES, AND ARTIST SPACES WHILE KEEP THE SCALE OF THE OVERALL DEVELOPMENT COMPATIBLE WITH THE NEIGHBORHOOD AND PROVIDES A HUMAN SCALE. THIS IS DONE BY KEEPING BUILDING HEIGHTS TO THREE STORIES, PLACING PARKING UNDERGROUND, AND BREAKING THE BUILDINGS INTO SMALL CLUSTERS THAT WILL PROVIDE THE HUMAN SCALE.
STRATEGICALLY INVEST IN URBAN RENEWAL
THE SITE IS LOCATED AT THE CENTER OF THE NORTHEAST URBAN RENEWAL DISTRICT AND THROUGH THIS DEVELOPMENT SEVERAL OF THE CONDITIONS OF BLIGHT AND THE MUCH NEEDED INFRASTRUCTURE WILL BE COMPLETED. THIS WILL PROMOTE THE LONG TERM GOALS OF THE DISTRICT AND CONTRIBUTE SIGNIFICANTLY TO THE OVERALL ECONOMIC DEVELOPMENT NEEDS OF THE CITY.
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PUD COMMUNITY DESIGN OBJECTIVES
PUDP Checklist 14 E. Explanation for each of the Community Design Objectives and criteria in Section
38.430.090.E
SECTION 38.430.090.E DESIGN OBJECTIVES AND PUD CRITERIA
A. ALL DEVELOPMENT
1. Does the development comply with all city design standards, requirements and
specifications for the following services: water supply, trails / walks / bike ways, sanitary
supply, irrigations companies, fire protections, electricity, flood hazard areas, natural
gas, telephone, storm drainage, cable television, and streets?
Yes - all services and systems conform to the latest building codes adopted by the City of
Bozeman Building Department. Standard services including water, sanitary supply, fire
protection meet the current standards and codes issued by the City of Bozeman. Trails,
walkways and bikeways have been provided both onsite as well as logical connections to the
surrounding neighborhood networks.
2. Does the project preserve or replace existing natural vegetation?
N/A - there are not significant existing natural vegetation features to be preserved. The
current site conditions have about 45% of the site covered with building or paved surface and
the unpaved areas have unmaintained weeds and bushes. The project will have less solid
surface lot coverage and will have extensive landscaping. These are 6 trees that will need to
be removed to accommodate the podium construction. Over 30 new trees will be planted on
site with this project.
3. Are the elements of the site plan (e.g. Buildings, circulation, open space and landscaping,
etc.) designed and arranged to produce an efficient, functionally organized and cohesive
planned unit development?
Yes - the layout of the buildings and placement of the plaza provide for open and direct
connections across the site, and efficient circulation for both the residents and the public.
4. Does the arrangement of elements of the site plan (e.g. Building construction, orientation,
and placement; transportation networks; selection and placement of landscape materials;
and/ or use of renewable energy sources; etc.) Contribute to the overall reduction of
energy use by the project?
Yes - this infill project contributes to the overall reduction of energy, as does the walkability
of the site plan and street edges. These have further been reinforced through the LEED
Neighborhood Design Status we will achieve through this development.
5. Are the elements of the site plan (e.g. Buildings, circulation, open space and landscaping,
etc.) designed and arranged to maximize privacy of the residents of the project?
Yes - special consideration has been given to the various types of dwelling units to provide
both privacy and accessibility. Ground level units will incorporate private outdoor spaces that
will function as a privacy screen from other at grade activities. The second and third floor
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units afford privacy due to their placement above grade. Each building is designed to maximize
privacy while encouraging interaction with the other residents and community members
through plaza spaces and shared roof decks.
6. Parkland - Does the design and arrangement of buildings and open space areas contribute
to the overall aesthetic quality of the site configuration and has the area of parkland or open
space been provided for each proposed dwelling as required by Section 38.420.020?
Yes - we have provided all the open space and parkland required by the code. The primary
organizing factor and key design goal was to create common public spaces that invite activity
for residents, office users and neighborhood denizens to enjoy. We have accomplished this
through the thoughtful arrangements of buildings - creating open spaces that vary in scale
and character across the site. These include public plazas, private residential plazas, private
personal outdoor spaces and balconies, and shared roof decks.
7. Performance - All PUDs must earn at least 20 performance points.
Yes - we have achieved 58 points for the project. For specifics, see Section 3.04, page 44-45 of
this document.
8. Is the development being properly integrated into the development and circulation patters
of adjacent and nearby neighborhoods so that this development will not become an isolated
“pad” to adjoining development?
Yes - the project will create new connections to the neighborhood through the construction of
upgraded street networks and sidewalks. The public plaza spaces will afford access and views
through the site further connecting the project to the neighborhood.
SECTION 38.430.090.E DESIGN OBJECTIVES AND PUD CRITERIA
A. MIXED USE
Planned unit developments in mixed-use areas (REMU, UMU, and NEHMU Zoning Districts) may include
commercial, light industrial, residential and mixes of various primary and accessory uses. The types or
combination of the uses are determined based upon its merits, benefits, potential impact upon adjacent
land uses and intensity of development.
1. Is the project substantially consistent with the intent and purpose statements for the
underlying zoning district?
Yes - The underlying zoning is NEHMU, the “intent of this area is to allow private and case-by-
case determination of the most appropriate use of land in a broad range of both non-residential
and residential uses.” Additionally, “The unique qualities and nature of the area are not found
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elsewhere in the city and should be preserved as a place offering additional opportunities for
creative integration of land uses.” This project is very consistent with this intent. We include
a range of housing types, and a range - and type - of commercial activity consistent with the
zoning.
2. Is the project located adjacent or within proximity to an arterial or collector street that
provides access to the site?
Yes - The property is located 300 feet from Peach Street (Collector) and 300 feet from Tamarack
Street (Collector) and 900+/- feet from Rouse Ave which is designated as a Principal Arterial in
the City street network.
3. Is the project on at least two acres of land?
Yes - 2.01 acres
4. Do the uses relate to each other in terms of location within the PUD, pedestrian and
vehicular circulation, architectural design, utilization of common open space and facilities,
streetscapes etc.?
Yes
5. Does the overall project exceed the FAR “floor area ratios” envisioned for the underlying
zoning district?
N/A - none specified for the NEHMU district. The F.A.R. for this project is 1.8
6. Is it compatible with and does it reflect the unique character of the surrounding area?
Yes - The character of the surrounding area has a mix of residential and commercial activity.
There are two- and four-story mixed-use residential projects, a 70 feet repurposed grain
elevator, metal warehouse buildings, historic brick buildings and single-family homes. We
strove to develop a mass and scale that is consistent with this while being able to provide
opportunities for more affordable units. The use of materials and unique architecture further
reinforces the character of the district.
7. Is there direct vehicular and pedestrian access between on-site parking areas and adjacent
existing or future offsite parking areas that contain more than 10 spaces?
Yes - the project will lease parking spaces on an adjacent site which will have more than
10 spaces (72 spaces). Additionally, given that this project is surrounded on three sides by
public streets creates direct connections both vehicular and pedestrian with the surrounding
neighborhood.
8. Does the project encourage infill, or does the project otherwise demonstrate compliance
with the land use guidelines of the Bozeman Growth Policy?
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Yes - The project is exemplary of infill, it is taking an underutilized warehouse / brownfield site
and redeveloping it to include a mix of both residential uses and commercial activity that will
efficiently use the surrounding infrastructure.
9. Does the project provide for outdoor recreational areas (such as urban plazas, courtyards,
landscaped areas, open spaces, or urban trails) for the use and enjoyment of those living in,
working in or visiting the development?
Yes - The project has provisions for urban plazas, courtyards, landscaped areas, access to off
site open spaces and trails. See Landscape.
10. Does the project provide for private outdoor areas (e.g. private setbacks, patios and/or
balconies etc.) for use by the residents and employees of the project which are sufficient
in size and have adequate light, sun, ventilation, privacy and convenient access to the
household or commercial units they are intended to serve?
Yes - per the UDC the project has provided private outdoor spaces, patios and balconies per
code for use by both commercial units and residential units.
11. Does the project provide outdoor areas for use by persons living and working in the
development for active or passive recreational activities?
Yes - The uses contemplated in this project would be more passive recreation in nature,
however the project is located along a trail system that connects to the Story Mill Park which
offers many active recreational opportunities.
12. Is the overall project designed to enhance the natural environment, conserve energy and
provide efficient public services and faculties?
Yes - The very nature of infill development and specifically this project achieving LEED ND
Standards provides further evidence of the project’s commitment to conserving energy and
preserving the natural environment.
13. If the project is proposing a residential density bonus as described below, does it include a
variety of housing types and urban styles design to address the community-wide issues of
affordability and diversity of housing stock?
N/A - No density bonuses are proposed - however we meet housing diversity and affordability
metrics.
14. Residential Density bonus.
N/A - The project is not proposing any residential density bonuses.
OWNERSHIP
MASTER OWNERSASSOCIATION
OWNS / MAINTAINS:Parking LotsGeneral Common Areas Outside of Bldgs (Landscaping)Building #5 (Public Use)Land Under Buildings
BUILDING 1RESIDENTIAL CONDO (APTS)BUILDING 2RESIDENTIAL CONDO (APTS)
BUILDING 5COMMERCIAL CONDO(PUBLIC USE) See MasterOwners Assoc.
BUILDING 3RESIDENTIAL CONDO (SALE)
BUILDING 4RESIDENTIAL (SALE) / COMMERCIAL CONDO
BUILDING 6COMMERCIAL CONDO (RENTAL)
DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
OWNS / MAINTAINS:
LIMITED COMMON AREAS OUTSIDE OF BLDG 4: Outside of Bldg (Studs Out)Exterior Windows
COMMON AREAS INSIDE CONDO
UNIT OWNERS
OWN / MAINTAINS:Interior Unit (Studs In)
DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
OWNS / MAINTAINS:
LIMITED COMMON AREAS OUTSIDE OF BLDG 3: Outside of Bldg (Studs Out)Exterior Windows
COMMON AREAS INSIDE CONDO
UNIT OWNERS
OWN / MAINTAINS:Interior Unit (Studs In)
DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
OWNS / MAINTAINS:
LIMITED COMMON AREAS OUTSIDE OF BLDG 2: Outside of Bldg (Studs Out)Exterior Windows
COMMON AREAS INSIDE CONDO
UNIT OWNERS
OWN / MAINTAINS:Interior Unit (Studs In)
DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
OWNS / MAINTAINS:
LIMITED COMMON AREAS OUTSIDE OF BLDG 1: Outside of Bldg (Studs Out)Exterior Windows
COMMON AREAS INSIDE CONDO
UNIT OWNERS
OWN / MAINTAINS:Interior Unit (Studs In)
CONDO ASSOCIATION OF UNIT OWNERS
OWNS / MAINTAINS:
LIMITED COMMON AREAS OUTSIDE OF BLDG 6: Parking Lot @ BreweryLease of Parking Lot @ BreweryOutside of Bldg (Studs Out)Exterior Windows
COMMON AREAS FOR CONDO: ElevatorAssigned Parking In Lot (If Any)EntrywayLocker Room / Showers
UNIT OWNERS
OWN / MAINTAINS:Interior Unit (Studs In)
DIRECTOR
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 57
The project will be organized under a condominium regime, see Appendix L for Draft Condominium
Documents where each building will pay a proportionate share to the condo master to cover common
areas (including public common areas), limited common area, and general maintenance. Each building
will also have its own condominium owner’s association that can manage more building-specific issues
such as elevators, stair towers, mail rooms and other common and limited common elements.
PROPOSED OWNERSHIP
3 DIRECTORS PER CONDO ASSOCIATION (Elected By Unit Owners)ONE DIRECTOR PER BUILDING WILL ALSO BE A DIRECTOR OF MASTER OWNERS ASSOCIATION
EACH OWNER WILL A MEMBER OF THECONDO OWNERS ASSOCIATION & MASTERS OWNERS ASSOCIATION
GOVERNANCE
MASTER OWNERSASSOCIATION Members are all owners within PUD
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
BUILDING 1RESIDENTIAL CONDO (APTS)
DIRECTOR #2 DIRECTOR #3
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
BUILDING 2RESIDENTIAL CONDO (APTS)
DIRECTOR #2 DIRECTOR #3
BUILDING 5COMMERCIAL CONDO(PUBLIC USE)MANAGED BY MASTEROWNERS ASSOC.
DIRECTOR #1
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
DIRECTOR #2 DIRECTOR #3
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
BUILDING 3RESIDENTIAL CONDO (SALE)
DIRECTOR #2 DIRECTOR #3
BUILDING 4RESIDENTIAL (SALE) / COMMERCIAL CONDO
DIRECTOR
#1
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
DIRECTOR #2
DIRECTOR #3
BUILDING 6COMMERCIAL CONDO (RENTAL)
3 DIRECTORS PER CONDO ASSOCIATION (Elected By Unit Owners)
ONE DIRECTOR PER BUILDING WILL ALSO BE A DIRECTOR OF MASTER OWNERS ASSOCIATION
EACH OWNER WILL A MEMBER OF THE
CONDO OWNERS ASSOCIATION & MASTERS OWNERS ASSOCIATION
GOVERNANCE
MASTER OWNERSASSOCIATION Members are all owners within PUD
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
BUILDING 1RESIDENTIAL CONDO (APTS)
DIRECTOR #2 DIRECTOR #3
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
BUILDING 2RESIDENTIAL CONDO (APTS)
DIRECTOR #2 DIRECTOR #3
BUILDING 5COMMERCIAL CONDO(PUBLIC USE)MANAGED BY MASTEROWNERS ASSOC.
DIRECTOR #1
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
DIRECTOR #2 DIRECTOR #3
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
BUILDING 3RESIDENTIAL CONDO (SALE)
DIRECTOR #2 DIRECTOR #3
BUILDING 4RESIDENTIAL (SALE) / COMMERCIAL CONDO
DIRECTOR
#1
DIRECTOR #1
CONDO ASSOCIATION OF UNIT OWNERS
DIRECTOR #2 DIRECTOR #3
BUILDING 6COMMERCIAL CONDO (RENTAL)
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 58
FINANCE
MASTER OWNERSASSOCIATION Members are all owners within PUD
BUILDING 5COMMERCIAL CONDO(PUBLIC USE)MANAGED BY MASTEROWNERS ASSOC.
ASSOCIATION OF UNIT OWNERS ASSOCIATION OF UNIT OWNERS ASSOCIATION OF UNIT OWNERS
ASSOCIATION OF UNIT OWNERS ASSOCIATION OF UNIT OWNERS
UNIT OWNERS PAY FEE TO OWNERS ASSOC.* (% Based On Unit Sq. Ft. / Building Sq.)*This fee includes fee for Master Owners Assoc.OWNERS ASSOC. PAY FEE TO MASTER ASSOC. (% Based On Bldg Sq Ft. / All Building Sq.)
UNIT OWNERS UNIT OWNERS UNIT OWNERS UNIT OWNERS UNIT OWNERS
BUILDING 6COMMERCIAL CONDO (RENTAL)
BUILDING 4RESIDENTIAL (SALE) / COMMERCIAL CONDO
BUILDING 3RESIDENTIAL CONDO (SALE)BUILDING 2RESIDENTIAL CONDO (APTS)BUILDING 1RESIDENTIAL CONDO (APTS)
FINANCE
MASTER OWNERSASSOCIATION Members are all owners within PUD
BUILDING 5COMMERCIAL CONDO(PUBLIC USE)MANAGED BY MASTEROWNERS ASSOC.
ASSOCIATION OF UNIT OWNERS
ASSOCIATION OF UNIT OWNERS ASSOCIATION OF UNIT OWNERS
ASSOCIATION OF UNIT OWNERS ASSOCIATION OF UNIT OWNERS
UNIT OWNERS PAY FEE TO OWNERS ASSOC.* (% Based On Unit Sq. Ft. / Building Sq.)
*This fee includes fee for Master Owners Assoc.
OWNERS ASSOC. PAY FEE TO MASTER ASSOC. (% Based On Bldg Sq Ft. / All Building Sq.)
UNIT OWNERS UNIT OWNERS UNIT OWNERS UNIT OWNERS UNIT OWNERS
BUILDING 6COMMERCIAL CONDO (RENTAL)
BUILDING 4RESIDENTIAL (SALE) / COMMERCIAL CONDO
BUILDING 3RESIDENTIAL CONDO (SALE)BUILDING 2RESIDENTIAL CONDO (APTS)BUILDING 1RESIDENTIAL CONDO (APTS)
COTTONWOOD + IDA
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ASSOCIATION DUTIES BEYOND MAINTENANCE
MASTER OWNERSASSOCIATION
ADDITIONAL RESPONSIBILITIES:Architectural ReviewCommon Parking Maintenance & RulesCommon Area Rules including but not limited to: Pavilion Use, Snow Removal on Common Walkways, Signage on General Common, Storm Water Maintenance, Collection from Each Association, Maintenance of Sprinklers & Landscaping.Dispute Resolution Between Building Associations
BUILDING 1RESIDENTIAL CONDO (APTS)BUILDING 2RESIDENTIAL CONDO (APTS)
BUILDING 5COMMERCIAL CONDO(PUBLIC USE) See MasterOwners Assoc.
BUILDING 3RESIDENTIAL CONDO (SALE)
BUILDING 4RESIDENTIAL (SALE) / COMMERCIAL CONDO
BUILDING 6COMMERCIAL CONDO (RENTAL)
CONDO ASSOCIATION OF UNIT OWNERS
ADDITIONAL RESPONSIBILITIES:
Interior Signage
Collection From Members
Member Dispute Resolution
Parking Lease
Exterior of Building 6:
Landscaping (within X Feet)
Clean-up (within X Feet)
CONDO ASSOCIATION OF UNIT OWNERS
ADDITIONAL RESPONSIBILITIES:
Interior Signage
Collection From Members
Member Dispute Resolution
Exterior of Building 4:
Landscaping (within X Feet)
Clean-up (within X Feet)
DIRECTOR DIRECTOR DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
ADDITIONAL RESPONSIBILITIES:
Interior Signage
Collection From Members
Member Dispute Resolution
Exterior of Building 3:
Landscaping (within X Feet)
Clean-up (within X Feet)
CONDO ASSOCIATION OF UNIT OWNERS
ADDITIONAL RESPONSIBILITIES:
Interior Signage
Collection From Members
Member Dispute Resolution
Exterior of Building 2:
Landscaping (within X Feet)
Clean-up (within X Feet)
CONDO ASSOCIATION OF UNIT OWNERS
ADDITIONAL RESPONSIBILITIES:
Interior Signage
Collection From Members
Member Dispute Resolution
Exterior of Building 1:
Landscaping (within X Feet)
Clean-up (within X Feet)
RESPONSIBLE FOR: Interiors of UnitPatio Snow Removal Contribute Funds to Association
RESPONSIBLE FOR: Interiors of UnitPatio Snow Removal Contribute Funds to Association
MAINTENANCE RESPONSIBILITIES
MASTER OWNERSASSOCIATION
MAINTAINS:Common Areas, Including But Not Limited To: Pavilion
Landscaping Around BuildingsParking Garage / Areas (excl Bldg 6 parking)Storm Water MaintenanceCommon Area TrashSnow Removal From Entryway & Sidewalks
BUILDING 1RESIDENTIAL CONDO (APTS)BUILDING 2RESIDENTIAL CONDO (APTS)
BUILDING 5COMMERCIAL CONDO(PUBLIC USE) See MasterOwners Assoc.
BUILDING 3RESIDENTIAL CONDO (SALE)
BUILDING 4RESIDENTIAL (SALE) / COMMERCIAL CONDO
BUILDING 6COMMERCIAL CONDO (RENTAL)
CONDO ASSOCIATION OF UNIT OWNERS
MAINTAINS BUILDING 6: Interior & Exterior Common AreasIncl But Not Limited To: ElevatorEntrywayHallwaysLocker Room / ShowersParking Lease AreaMechanical Room
DIRECTOR
UNIT OWNERS
DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
MAINTAIN BUILDING 4: Interior & Exterior Common AreasIncl But Not Limited To:
ElevatorInterior CorridorEntry Lobbies (2)Trash Room (share with Bldg 3)Mechanical RoomElevator To Parking (share withBldg 1, 2, 3, 4)
UNIT OWNERS
DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
MAINTAIN BUILDING 3: Interior & Exterior Common AreasIncl But Not Limited To: Trash Room (share with Bldg 4)Mechanical RoomElevator To Parking (share withBldg 1, 2, 3, 4)
RESPONSIBLE FOR: Interiors of Unit Patio Snow Removal Contribute Funds to Association
UNIT OWNERS
DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
MAINTAIN BUILDING 2: Interior & Exterior Common AreasIncl But Not Limited To: Common Walkway to Bldg 1Elevator To Parking (share withBldg 1, 2, 3, 4)Trash Room (share with Bldg 1)Mailroom (share with Bldg 1)EntrywayMechanical RoomRoof Top Area (share with Bldg 1)Kitchen & Laundry Areas (limited common expense per Pod)
RESPONSIBLE FOR: Interiors of Unit Patio Snow Removal Contribute Funds to Association
UNIT OWNERS
DIRECTOR
CONDO ASSOCIATION OF UNIT OWNERS
MAINTAIN BUILDING 1: Interior & Exterior Common AreasIncl But Not Limited To: Elevator To Parking (share withBldg 1, 2, 3, 4)Trash Room (share with Bldg 2)Mailroom (share with Bldg 2)Entryway (share with Bldg 2, 3, 4)Mechanical RoomStairsBike Tuning Area (share with 2)
RESPONSIBLE FOR: Interiors of Unit Patio Snow Removal Contribute Funds to Association
UNIT OWNERS
SHARED DECK
COTTONWOOD + IDA
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RESPONSIBILITY FOR IMPACT MITIGATION
The Northeast Historic Mixed-Use (NEHMU) is unique within the City - constantly evolving to accommodate
a rich variety of uses. The Cottonwood and Ida Mixed-Use project contains the residential and commercial
uses currently allowed, and promotes diverse land-uses that remain sensitive to the neighborhood
context. While apartment buildings are not specifically permitted in the district, residential units are
allowed on the second and subsequent floors above commercial spaces. The zoning code further states
that the “standards for buffering between different land uses are deliberately not as high as standards
elsewhere in the community as it is assumed that persons choosing to locate in this area are aware of
the variety of possible adjacent land uses and have accepted such possibilities as both acceptable and
desirable.” The project responds to existing conditions by placing denser commercial activity closer to the
commercial office and shop spaces on surrounding blocks. Additionally, lower-scale residential units on
the site (Building 3 Townhouse-style units) are located across the street from other single-family scaled
residences. Other steps have been taken to reduce the overall mass and scale of this project by placing
parking underground and, in place of surface parking, providing public open spaces to foster connections
to the community.
ESTIMATED NUMBER OF EMPLOYEES FOR BUSINESSES
The project contains three primary types of commercial spaces. The first is a more traditional office
format in Building 6, located at the Northwest corner of the site, where there are three levels of open-plan
office. These spaces could be divided to host smaller tenants, however the intent is to lease the majority of
the building to one or two primary tenants. The second type of commercial space is one we are classifying
as “maker spaces” in Building 4. These would be smaller spaces where creatives could maintain a studio
to showcase their work, or where a digital start-up could find an affordable foothold. Third, there is an
opportunity for a small scale cafe located in building 5 on the Plaza. This would likely be a place that
provides small dining opportunities for the office and makers as well as residents throughout the day.
Below is a matrix of spaces and uses, along with estimates of the number of employees.
EMPLOYEES
COMMERCIAL OFFICE EMPLOYEES 81
ARTISAN MANUFACTURING EMPLOYEES 6
GENERAL PROPERTY MANAGER 1
SMALL SCALE CAFE 6
TOTAL 94
DESIGN METHODS TO REDUCE ENERGY CONSUMPTION
The site planning will be certified by the US Green Building Council as a Leadership in Energy and
Environmental Design Neighborhood Development (LEED ND). The project is being planned, designed,
engineered and constructed to yield a development that makes much more efficient use of land and
resources than land-use patterns typical for the region - thus reducing overall energy consumption.
In addition to the overall site planning, strategies will be employed in the individual buildings to reduce
energy consumption and promote long-term sustainable practices across the project - including low-
flow plumbing fixtures, high-performance windows, energy efficient appliances, low-voltage lighting, and
onsite recycling facilities.
COTTONWOOD + IDA
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RATIONALE FOR CHOICES MADE BY THE APPLICANT
From the early planning stages of the project we insisted that it contribute a solution for the shortage
of affordable housing in Bozeman. Traditionally, more affordable housing has been pushed to the newer
parts of town, with the older neighborhood becoming more and more gentrified.
We see an opportunity to keep affordable housing options in the NEHMU District, taking advantage of
the existing infrastructure and established neighborhoods surrounding the site. We also believe that
the project needs to accommodate more than one demographic, and have included a broad range of unit
types to promote a mix of age and income levels on the site.
The project has also very intentionally approached the need to provide commercial uses in this mixed-
use neighborhood so that there are opportunities for individuals to live close to where they may work.
The hope is that both residents of the site and the surrounding neighborhood will be able to bike or walk
to work. We have planned the site and the structures as a distinct micro-urban context, with individual
residents living and working on-site, with inviting places for them to gather and enjoy the interactions
of daily life. We have provided extensive public open spaces and landscaped courtyards to serve this
purpose, and have intentionally created an open and accessible site. The unique aesthetic qualities of
this district also compelled the project to respond in a unique manner, exploring architectural styles that
respond to both the industrial and residential context.
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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)
GENERAL SITE DATA
COTTONWOOD + IDA
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SOUTHEAST TO MT BLACKMORE
SOUTHWEST TO GALLATIN PEAK NORTHWEST TO MT BALDY
TOWNHOUSE-STYLE UNITS
RELATE TO ADJACENT
RESIDENTIAL SCALE
OFFICE & APARTMENT BUILDINGS RELATE TO ADJACENT COMMERCIAL & INDUSTRIAL SCALE
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.”WALLACE AVEAERIAL FROM THE SOUTHEASTIDA AVEC
O
T
T
O
N
W
O
O
D
S
T
PEDESTRIAN CONNECTION
PROPOSED VEHICLE CONNECTION
ALLEYWAY ALIGNMENT
VIEW SHEDS
ASPEN STREET R.O.W.
PRESERVE EXISTING BUILDING
COTTONWOOD + IDA
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LAND USE
CITY LAND USE POLICIES & OBJECTIVES
ACHIEVED
LAND USE CLASSIFICATION
ALIGNMENT OF GOALS WITH NORTHEAST URBAN
RENEWAL DISTRICT PLAN
ALIGNMENT OF GOALS FROM VISION NE/RUDAT
REPORT
4.00
4.01
4.02
4.03
SECTION 4
COTTONWOOD + IDA
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CITY LAND USE POLICIES & OBJECTIVES ACHIEVED
This infill, affordable housing, mixed use, urban plaza project exceeds many of the goals and objectives the
City has across multiple planning documents from the Community Plan, Design Objectives Plan, Northeast
Urban Renewal Plan, and the Economic Development Strategic Plan. Additionally, the design team and the
developer facilitated an additional series of public meetings and charettes that further reinforced the goals
of the project. (The RUDAT) the following covers the high-level items from the Bozeman Community Plan
that are not covered elsewhere in the application. We have also provided a matrix of the basic policies that
we are meeting across multiple planning documents.
LAND USE – A SENSE OF PLACE
BOZEMAN COMMUNITY PLAN 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 Cottonwood and Ida project is best described as a mixed-use infill project providing for places of
work and housing within the existing fabric of a neighborhood. By Creating opportunities for multiple
demographics and varying the types of housing, this project will successfully combat the pressures of
sprawl. It is estimated that if this density of both commercial and residential uses were to develop under
traditional greenfield development standards it would be nearly five times as consumptive of land. One of
the objectives under this goal is:
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.
The Cottonwood and Ida project provides this much needed density while respecting the context of the
existing neighborhood by placing much of the parking below grade, breaking up the buildings into multiple
structures that create broad public plazas and intimate courtyards for enjoyment by the resident and the
visitor alike.
QUALITY COMMUNITY
GOAL C-1: Human Scale and Compatibility - Create a community composed of neighborhoods designed
for the human scale and compatibility in which the streets and buildings are properly sized within their
context, services and amenities are convenient, visually pleasing, and properly integrated.
This project has placed great emphasis on the human scale and as mentioned above by breaking up the
massing of the buildings to more similarly match the context of the neighborhood and creating public
spaces has created a visually pleasing and properly integrated quality set of buildings and public spaces.
GOAL C-5: Public Landscaping and Architecture - Enhance the urban appearance and environment with
architectural excellence, landscaping, trees and open space.
OBJECTIVE C-5.2: Encourage inclusion of plazas and other urban design features as public areas within
developments.
The Cottonwood and Ida project provides over 6,750 SF of public plaza space that will provide an urban park
experience unique to this neighborhood.
COTTONWOOD + IDA
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GROWTH POLICY DESIGNATION / COMMUNITY PLAN DESIGNATION
The project area is designated as “Industrial” in the Community Plan. This classification provides areas for
uses which support an urban environment such as manufacturing, warehousing, and transportation hubs.
Development within these areas is intensive and is connected to significant transportation corridors. In
some circumstances, uses other than those typically considered industrial have been historically present
in areas which were given an industrial designation in this growth policy. Careful consideration must
be given to public policies to allow these mixed uses to coexist in harmony. The property holds a unique
identity within this context given that it is also part of the NEHMU Zoning Classification (see below). This
classification has provided for a mix of residential uses and commercial / industrial uses throughout its
history. The project is compatible with this and will add to an ever-evolving future of this neighborhood.
ZONING DESIGNATION
Sec. 38.300.110. - Commercial and Mixed-use Zoning Districts - Intent and Purpose
The intent and purposes of the commercial zoning districts are to establish areas within the City that are
primarily commercial in character and to set forth certain minimum standards for development within
those areas.
Northeast Historic Mixed-Use District - Intent and Purpose. NEHMU
1. The intent of the Northeast Historic Mixed-use District is to provide recognition of an area that
has developed with a blend of uses not commonly seen under typical zoning requirements.
The unique qualities and nature of the area are not found elsewhere in the city and should be
preserved as a place offering additional opportunities for creative integration of land uses. The
intent of this area is to allow private and case-by-case determination of the most appropriate
use of land in a broad range of both non-residential and residential uses. Standards for
buffering between different land uses are deliberately not as high as standards elsewhere in
the community as it is assumed that persons choosing to locate in this area are aware of the
variety of possible adjacent land uses and have accepted such possibilities as both acceptable
and desirable. It is expected that the lots within this district will continue to develop under a
variety of uses which may increase or decrease in scope in any given portion of the district.
2. The clear intent of this district is to support a mix and variety of non-residential and residential
uses. Nothing in Division 38.300 of this Article shall be interpreted to be discouraging or
prejudicial to any listed use except as set forth as principal and conditional uses.
As stated above the unique aspects of this zone type make it very suitable for a mixed use
commercial and residential project. The project respects this identity both in the planning of
uses as well as the scale of the architecture.
LAND USE CLASSIFICATIONS
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THE NORTHEAST URBAN RENEWAL DISTRICT MISSION AND VISION:
“The plan envisions a mixed-use neighborhood that is user-friendly, safe, secure and healthy.
While the plan envisions a District with diversity of housing, businesses, and amenities, it intends
to maintain the unique ambiance and historic character of the District.” NEURD Plan pg. 5
We used this mission statement along with feedback from the RUDAT to develop our plan. We are seeking
to create a neighborhood that is user-friendly, offering plaza spaces and good connectivity to the surrounding
neighborhood. We are providing a healthy mix of housing, businesses and amenities that respond to the unique
ambiance of the district through massing and scale and configuration of buildings.
The NEURD plan outlines nine principles along with goals and implementation policies that it seeks to achieve
through the creation of our project it addresses many of these principals, goals, and implementation policies
aligned in the plan. In fact, our project directly addresses 7 of these principals. Specifically,
ALIGNMENT OF GOALS WITH NEURD
(NORTHEAST URBAN RENEWAL DISTRICT) PLAN
Principle 1 is to ensure health safety and security of the District by updating outdated or insufficient
infrastructure. We intend to make improvements to the surrounding street network and utilities in
collaboration with the District. This project also furthers the goal of a land use pattern that facilitates
all modes of transportation. We have included substantial underground parking to provide the needed
parking while shielding the presence of “parking lots” from the neighborhood viewshed. We have provided
plazas and greenways to facilitate public pedestrian uses on the site and intend to create specific bike
garage facilities to accommodate bike parking, storage, and maintenance areas.
Principle 2 speaks to the desire to balance commerce and livability in the District within the mixed-use
framework. Our project provides this balance and compatibility through the very best practices of urban
design. We achieve this by providing good connections to public spaces for all that improve quality of life
for the residents and business owners alike.
Principle 3 is to “honor the unique character and vitality of the District”. We have taken great effort
to include opportunities within this project for affordable and attainable housing, unique artist spaces
and commercial uses that best fit the emerging character of the District. Additionally, our thoughtful
consideration of mass and scale, attention to public values, and sustainable building practices will both
honor the vitality and show a path forward that the district can truly be proud of.
Principle 4 addresses the need for public open space that contributes to the health and appeal of the
urban environment. This project creates over 20,000 SF of multiple public open spaces and provides
improvements to adjacent greenways.
Principle 5 establishes the framework to evaluate the cost of projects and programs weighted against
their benefits to the district. This project provides the much-needed benefit of affordable housing
and unique artists spaces in a progressive urban design that will enhance and preserve the unique
character of the District. The project will also substantially increase the available increment in the
District which can be used to achieve additional goals outlined in the plan. (continued)
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We have estimated this at $100,000 annually, after debt service, that can be used on other projects
within the District. This principal exemplifies our project in so far that it will promote the principals and
goals of the District and contribute significantly to the underlying value of the District.
Principle 6 states the private land shall not be acquired for private use through the eminent domain
process. Our project does not use any eminent domain in the redevelopment. We do offer our own
private land to the public in the form of public plazas.
Principle 7 states that projects shall consider impacts on adjacent neighborhoods. Our project has
thoughtfully addressed the surrounding neighborhood by incorporating smaller scale housing next to
smaller scale adjacent homes and placed more commercially oriented uses next to existing commercial
uses.
ESSENTIAL GOALS OF THE 2006 NEURD PLAN ACHIEVED
• “Outdated or insufficient infrastructure should be repaired, replaced, or otherwise improved”
(Principle 1, pg. 5 NEURD Plan)
• “Assure compatibility of land use through appropriate urban design techniques” (Principle 2, pg. 6
NEURD Plan)
• “Promote sustainable building practice and design within the District” (Principle 3, pg. 7 NEURD
Plan)
• “Encourage affordable housing” (Principle 2, pg. 6 NEURD Plan)
• “Secure public open spaces in locations that will optimize accessibility” (Principle 4, pg.7 NEURD
Plan)
• “New structures should be designed keeping in mind public values of durability, flexibility, and
simplicity. Thoughtful consideration of design, materials, and massing in construction of new
private buildings will add strength and character to the built environment. To the degree that
private sector can be influenced by a public partner in development, the community ought to
strongly encourage excellence in urban design as a basis of partnership.” (Principle 3, pg.7 NEURD
Plan)
• “Harmonize commercial and industrial development with residential quality of life” (Principle 2,
pg. 6 NEURD Plan)
ALIGNMENT OF GOALS WITH NEURD PLAN
(NORTHEAST URBAN RENEWAL DISTRICT)
CONTINUED
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ALIGNMENT OF GOALS FROM THE VISION NE/RUDAT REPORT
(NORTHEAST REGIONAL URBAN DESIGN ASSISTANCE TEAM)
While not an adopted city policy document the RUDAT provided an opportunity for a broad base of
neighborhood and community engagement discussing the future direction of this District and areas
surrounding it. The RUDAT came up with a few guiding principles as follows:
• Values the neighborhood’s unique vibrancy, diversity, artistry, history, commercial / industrial
interface, walk- and bike - ability, and special bridger mountain views;
• Understand that growth and change in our neighborhood is inevitable;
• Embraces the notation that change can be positive, that it can enhance the neighborhood’s unique
character and vitality and increase opportunities for affordable housing, connectivity and civic
participation.
The goals of the Cottonwood and Ida project very much align with these as we endeavor to create affordable
housing opportunities and embrace the artistry and history of the District while making opportunities for
civic participation on site.
THE VISION NE/RUDAT FOLLOW-UP COMMITEE SEEKS TO:
• Enhance neighborhood character
We are looking to enhance the character through unique buildings and public spaces and provide
commercial opportunities for artists to continue to contribute to the fabric of place.
• Create new pocket parks, urban rooms and public gathering spaces
We have incorporated several public plaza spaces and pocket parks within the site to support public
gathering and invite the neighborhood to be part of the location as we ask to be part of the neighborhood.
• Provide safe transportation through residential neighborhoods
The project provides full pedestrian circulation through the site connecting to the existing sidewalk
and trail network. Transportation patterns have been considered to keep most of the traffic on existing
major roadways.
• Support artists and artisans and provide opportunities for public art
From the beginning our intent is to support and provide opportunity for the burgeoning artist
community to flourish by adding additional artist spaces, as well as affordable places for artists to live
and incorporate within the public spaces art.
• Expand the trail network and connectivity to downtown Bozeman, the North 7th Corridor, and
Story Mill Community Park
This project creates a through pathway and can become a hub of connection to the various sub districts.
• Consider the area’s agricultural and light industrial historical legacy
The character of the buildings will incorporate attributes that pay homage to the legacy of the various
historical uses.
• Provide affordable housing options
Lastly - we are providing both affordable housing and attainable housing through a mix of unit types to
support the unique character of the neighborhood.
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INFRASTRUCTURE
INFRASTRUCTURE STRATEGIES & SUMMARIES
WATER RIGHTS
CASH-IN-LIEU TABLE
WATER WELL PROPOSED FOR IRRIGATION
CONCURRENT CONSTRUCTION PLAN
SECTION 5
5.00
5.01
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BELOW-GRADE PARKING GARAGE
Two of the residential buildings, the office building, and a portion of the public open space are
constructed over a parking garage.
96 Parking spaces
Entry & exit to the parking garage is from Aspen Street in order to direct traffic to Wallace Avenue,
and reduce traffic impacts on Cottonwood Street and Ida Avenue.
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 north and 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.
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.
NORTH IDA AVENUE
The right-of-way adjacent to the project site will be improved with sidewalk, street trees, curb,
and parallel parking. Improvements will continue East across the Ida right-of-way up to, but not
including, the opposite curb.
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.
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.
SITE ACCESSIBILITY
INFRASTRUCTURE STRATEGIES & SUMMARIES
CONTINUED
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PARKING
The parking demand will be met primarily by the 96 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.
There will be accessible path of travel to commercial parking lot at Wallace & Aspen street.
RESIDENTIAL PARKING STUDIOS 1-BDRM 2-BDRM UNITS DEMAND
COUNTS 38 36 18 92
CURRENT CODE RATIO 1.25 1.5 2 137.5
PROPOSED REDUCTION RATIO 1 1.25 2 119.0
BIKE PARKING CODE 14
PROVIDED 100 (MIN)
NON-RESIDENTIAL PARKING NON-RESIDENTIAL AREA
AREA NET
SF
USE*RATIO DEMAND
BUILDING 4 3,591 PRIMARILY OFFICE 250 14.36
BUILDING 5 1,200 RESTAURANT (INDOOR)50 24.00
700 RESTAURANT (OUTDOOR)100 7.00
BUILDING 6 20,127 PRIMARILY OFFICE 250 80.51
16 COVERED BIKE AND LOCKERS -10%(8.05)
CURRENT CODE 117.8
PROPOSED PER PUD
REDUCTION
40%70.7
PARKING PROVIDED
ON SITE PARKING GARAGE 96 PRIMARILY RESIDENTIAL
OFF SITE LEASE 72 FOR NON-RESIDENTIAL USE WITHIN 800 FEET OF
ENTRANCE(S)
ON STREET 32 COUNTED TOWARD RESIDENTIAL ONLY
COVERED BIKE PARKING 88
ON SITE BIKE PARKING 50
TOTAL BIKE PARKING 138
TOTAL PROVIDED 200
TOTAL PER PUD REQUESTS 190
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FIRE PROTECTION
Buildings 1 and 6 will have floors and/or roof decks at least 30 feet above the adjacent road where fire
equipment will have access. We are proposing standpipe systems in the exit stairs at the North end of each
of these buildings.
All of the buildings and the below-grade parking garage will be fully-sprinklered per NFPA-13, with the
exception of the single-story open-air existing building (building 5).
The site is surrounded by public right of way on the North, South and East sides. The West side of the site
will be maintained as a 20 feet wide fire equipment access route. Each side of the project will have at least
one direct and readily accessible access point from the street or on-site fire access route onto the top of the
parking garage, which functions as the ground floor for each of the buildings.
INFRASTRUCTURE STRATEGIES & SUMMARIES
CONTINUED
SOLID WASTE COLLECTION
A Trash room A serves the 64 studio and one-bedroom apartments in buildings 1 and 2. The 34 units
on the upper floors have access to trash and recycling chutes that terminate in a trash room at
street level. The trash chute will have a compactor, while the recycling chute will feed directly into a
dumpster.
The trash room is 300 sf (18 feet x 17 feet), and can accommodate up to four 4-yard dumpsters,
roughly 6 feet x 4 feet each, including the two at the chutes.Building staff will use a pallet jack to
move the dumpsters from the trash room to Aspen Street for pick-up, and will place them back in
the trash room once they’ve been emptied.
The 18 units on the ground floor will use a separate small trash room with four standard curbside
bins. Those bins will be set out and retrieved by building staff.
B Trash room B serves the 28 one- and two-bedroom units in buildings 3 and 4, as well as the
commercial spaces in building 4. Residents and commercial tenants will place their trash and
recycling into standard curbside bins. The bins will be put out and retreived by building staff.
The trash room is 290 sf (21 feet x 14 feet) and is able to accommodate two 4-yard dumpsters for the
commercial tenants, and six curbside bins for the residential tenants. Building staff will place the
dumpsters and bins at Cottonwood Street for collection, and return them to the trash room when
they’ve been emptied.
C Trash room C serves the office building (building 6), with up to 90 employees. Janitorial staff will
collect trash and recycling from the offices, and place it in dumpsters and/or curbside bins. The
dumpsters and/or bins will be put out and retreived by building staff.
The trash room is 280 sf (15 feet x 19 feet), and able to accommodate up to four 4-yard dumpsters,
roughly 6 feet x 4 feet each.
D Trash room D serves building 5 and cafe staff will collect trash and recycling and place it in a
dumpster or curb side bins. The bins/dumpster will be out by staff and retrieved by staff.The trash
enclosure is 10 feet x 10 feet and able to accomodate a four yard dumpster and recycling bin.
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WATER RIGHTS
WATER WELL PROPOSED FOR IRRIGATION
An existing well, located approximately in the Northeast corner of the project area, is proposed to be used for
landscaping irrigation. We have had discussions with the department of natural resources and conservation
and we understand that, as the project progresses, this use of the existing well is contingent upon providing
proof of water rights.
USE USE AREA SF RESIDENTIAL
UNITS
UNIT WATER
DEMAND GAL/YR/1,000 SF
UNIT WATER
DEMAND AF/RESIDENTIAL
UNIT
ESTIMATED WATER
VOLUMN
GAL / YR AF / YR
APARTMENT UNITS --92 --0.124 3,717,308 11.31
RESTAURANT 2,175 --165,000 --358,875 1.10
ARTISAN MANUFACTURING
(ASSUMED RESTAURANT) 4,500 --165,000 --742,500 2.28
OFFICE 28,700 --10,000 --287,000 0.88
IRRIGATION N/A (EXEMPT WELL FOR
IRRIGATION WATER)
TOTAL 15.67
LESS CILWR CREDIT FROM 0.00
LESS HISTORICAL ANNUAL AVG METERED USE -0.07
NET VOLUME FOR CILWR 15.60
FINAL CILWR FEE - 18516 COTTONWOOD + IDA PUD @ $6,000 / AF $ 93,593.00
CASH-IN-LIEU TABLE
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CONCURRENT CONSTRUCTION PLAN
The Cottonwood & Ida project includes the construction of five new buildings and renovation of one existing
building with mixed use of commercial, multi-family residential and office/retail. Two of the proposed
buildings of which will be built on top of a podium above a parking garage. A courtyard/plaza, interior to
the site, will be a publicly-accessible space. These buildings will be constructed in a single phase. Off-site
infrastructure improvements will be necessary in conjunction with the aforementioned site improvements.
The Developer proposes concurrent construction of off-site infrastructure improvements in order to satisfy
the infrastructure needs of the project (water, sewer, storm drain and transportation) while progressing the
construction of the on-site parking structure, buildings and appurtenances.
It is anticipated that off-site sanitary sewer infrastructure will be the first public infrastructure element to be
installed, as it is the deepest utility, on average. Storm drain and water infrastructure will follow, as well as
widening the adjacent roads (Aspen Street to the north, Ida Avenue to the west, and Cottonwood Street to the
south) to the approved roadway sections, including widened travel lanes, parking spaces, curb and gutter,
as well as landscaping boulevards and sidewalks. The anticipated construction durations for these off-site
infrastructure improvements are as follows:
SANITARY SEWER
- To be determined following PUDP review
STORM DRAIN
- To be determined following PUDP review
WATER
- To be determined following PUDP review
ROADWAY
- To be determined following PUDP review
ESTIMATED OVERALL COMPLETION DATE OF OFF-SITE INFRASTRUCTURE
IMPROVEMENTS
- To be determined following PUDP review
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CONCURRENT CONSTRUCTION PLAN
CONTINUED
It is also likely that additional parking facilities within the Front Street Right-of-Way will be constructed in
conjunction with the proposed Cottonwood & Ida project—this will provide parking stalls within the ROW for
the City’s purposes adjacent and to the northeast of the existing Boulder Park which lies northeast of the
on-site improvements.
While the off-site infrastructure improvements are progressing in their installation, it is anticipated that the
on-site improvements will be construction, with order and duration roughly as follows:
1. PARKING GARAGE CONSTRUCTION
- To be determined following PUDP review
2. BUILDINGS 1 AND 2
- To be determined following PUDP review
3. BUILDING 6
- To be determined following PUDP review
4. BUILDING 3
- To be determined following PUDP review
5. BUILDING 4
- To be determined following PUDP review
6. EXISTING BUILDING 5 RENOVATIONS
- _____________________
7. SITE IMPROVEMENTS, OVERALL COMPLETION DATE OF ON-SITE IMPROVEMENTS
- To be determined following PUDP review
The Developer understands the requirement that off-site infrastructure improvements must be designed,
constructed, and installed per Bozeman City standards and specifications, and ultimately approved by the
City of Bozeman prior to issuance of Certificates of Occupancy. Additionally the Developer understands and
will comply with all parts of the BMC 38.270.030.D.
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BUILDING & DESIGN
BUILDING DESIGN OBJECTIVES
BUILDING STRATEGIES
BUILDING MATERIALS
DESIGN VIGNETTES
SECTION 6
6.00
6.01
6.02
6.03
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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.”
Drawing heavily from community input gathered during the R/UDAT workshop held in april, 2017, 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 bike-friendly 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 middle-income local residents.
The development must be truly mixed-use; 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 site-wide 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.
BUILDING DESIGN OBJECTIVES
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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
BUILDING STRATEGIES
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BUILDING MATERIALS
Exterior materials have been selected in order to reference the residential and industrial buildings found
throughout the Northeastern neighborhood. The materials will be durable, with consideration given to
reducing maintenance costs for the residents where feasible. Primary exterior wall surfaces will be faced
in panel siding, and both corrugated and standing seam metal siding; while ground floor access points that
are protected from the elements - entryways, stoops, storefronts, etc. - Will have wood siding. Railings,
sunshades, fences, and similarly scaled items are still being designed but may consist of wood, steel frames,
and/or perforated corrugated metal.
Exterior materials include the following:
• Wood Siding
• Panel Siding
• Standing Seam Metal Roof and Siding
• Horizontal and Vertical Sun Shades
• Horizontal and Vertical Corrugated Metal Siding
WOOD SIDING PANEL SIDING STANDING SEAM
METAL ROOFING
AND SIDING
CORRUGATED
METAL SIDING
HORIZONTAL AND
VERTICAL SUN
SHADES
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COTTONWOOD STREET LOOKING INTO THE CENTRAL COURTYARD
ASPEN STREET
DESIGN VIGNETTES
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COTTONWOOD STREET
IDA AVENUE TOWNHOUSE-STYLE UNITS
STREET EDGE DESIGN
The perimeter of the site, and the adjacent right-of-way 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 AMENITIESThe 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 courtyard 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.
A 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 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 studio and 1-bedroom
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.
These “micro-units” will be provided with generous
common kitchens, living rooms, home office spaces,
and dining rooms to encourage community.
BUILDING 3 will be divided into modest 1-bedroom
flats and family-size 2-bedroom townhouse-style
units.
BUILDING 4 will make up the most urban edge of
the project, and consist of ground floor 1-bedroom
flats behind the makerspace workshops. The units
on level 2 and 3 will be 1- and 2-bedroom townhouse
/ loft units.LIVE WORKCOMMUNITY COMMUNALURBAN HOUSING
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SIGNAGE
COMPREHENSIVE SIGN PLAN
SECTION 7
7.00
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The following information and accompanying drawings are to provide allowable areas per building along with
location of proposed signs to the extent possible given the current extent of building design and possible
tenants uses. Permitted sign areas are given for all buildings.
The construction type, graphics and lighting design styles are covered below:
GENERAL SIGNAGE GUIDELINES
General building and tenant signage limitations are described below and in the attached comprehensive sign
plan drawings. The following are general criteria.
• Prior to any fabrication of any sign, a sign permit must be obtained by the City of Bozeman. All signs and
sign lighting must comply with the City of Bozeman Unified Development Code requirements and with
this comprehensive sign plan
• The following sign materials are encouraged
• Wood
• Metal
• Frosted glass
• Acrylic sheet in appropriate colors and limited quantity
• Signs are encouraged to be constructed three dimensionally and not solely flat painted surfaces.
PERMITTED SIGN TYPES
The following sign types are permitted for the Cottonwood and Ida project
• Blade signs
• Projecting blade signs that address pedestrian users are highly encouraged
• Blade signs shall be integrated into the building facade design both in placement and materiality
• Blade sign dimensions are governed by the City Sign Code
• Internally lit blade signs are not permitted
• Wall signs
• Wall signs shall have a three-dimensional quality to them with either raised letters or cut-outs providing a reveal
from the surface that it is attached to
• All fasteners are encouraged to be hidden where possible
• Back lit signs are permitted on wall signs
• Signs lit from the front face are not permitted
• Temporary free-standing signs
• Temporary signage may be place outside of the tenant space and at plaza entries during tenant hours and is
encouraged
• Temporary freestanding signs must be placed as to not impede pedestrian traffic
• Signs not permitted
• In addition to signs not permitted by the City of Bozeman Unified Development Code, the following sign types are not
permitted.
• Exposed or surface mounted box or cabinet style signs
• Signs which are not professional in appearance
COMPREHENSIVE SIGN PLAN
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PROPOSED SIGNS
Sign quantities, locations and types are subject to change and the tenant space sign allocations are subject
to change. Any adjustment to the sign quantities will not result in signs in excess of the total amount
allowed per the building.
• General site signs allowed per 38.560.050 signs exempt from permit
On premise directional signs not exceeding 4 sf in area and 5 feet in height
• Lot 1: 4 directional signs per above- location TBD
• Lot 2: 4 directional signs per above- location TBD
• Lot 3: 4 directional signs per above- location TBD
• Lot 4: 4 directional signs per above – location TBD
• Building 1 - Residential Building Identifier
• Total signage allowable 8 sf
• Signs proposed:
Wall sign 8 sf
• Building 2 - Residential Building Identifier
• Total signage allowable 8 sf per frontage
• Signs proposed:
Wall sign 8 sf - along Ida Avenue
Wall sign 8 sf - along Aspen Street
• Building 3 - Residential Building Identifier
• Total signage allowable 8 sf per street frontage
• Signs proposed:
Wall sign 4 sf - along Ida Avenue
Wall sign 4 sf - along Cottonwood Street
• Building 4
• Total signage allowable
8 Sf - Residential Building Identifier
250 Sf total - all commercial spaces maximum
• Signs proposed:
Wall sign 8 sf - Residential Identifier along Cottonwood Street
General building signage reserved 40 sf allowed / 0 proposed
Tenant space 1: 60 sf allowed / two 8 sf projection signs proposed
Tenant space 2: 30 sf allowed / 8 sf projection sign proposed
Tenant space 3: 30 sf allowed / 8 sf projection sign proposed
Tenant space 4: 30 sf allowed / 8 sf projection sign proposed
Tenant space 5: 30 sf allowed / 8 sf projection sign proposed
Tenant space 6: 30 sf allowed / 8 sf projection sign proposed
COMPREHENSIVE SIGN PLAN
CONTINUED
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PROPOSED SIGNS
Sign quantities, locations and types are subject to change and the tenant space sign allocation are subject
to change. Any adjustment to the sign quantities will not result in signs in excess of the total amount
allowed per the building.
• Building 5
• Total signage allowable 82.5 Sf
• Signs proposed:
Wall sign 72 sf
• Building 6
• Total signage allowable 159 sf
• Signs proposed:
General building wall signs 4 at 10 sf each (40 sf)
Tenant roster signs 3 at 16 sf each (48 sf)
Level 1 tenant allowance 24 sf
Level 2 tenant allowance 24 sf
Level 3 tenant allowance 24 sf
Total signage proposed with allowances 156 sf
COMPREHENSIVE SIGN PLAN
CONTINUED
3
2
1
AS.104R2
SCALE
ISSUE DATE
PROJECT
PRINTEDSTAMPENSC ARCHITECTURE | URBANISM | DESIGNECONSULTANTS
SITE PLAN -SP1
As indicated
1/22/2019 12:06:05 PMAS.201
01-21-2019
STREETELEVATIONS
COTTONWOOD & IDABOZEMAN, MT 597151707COTTONWOOD+ IDA 1/16" = 1'-0"2 SITE ELEVATION - EAST (IDA)
1/16" = 1'-0"3 SITE ELEVATION - SOUTH (COTTONWOOD)
1/16" = 1'-0"1 SITE ELEVATION - NORTH (ASPEN)
SITE KEY PLAN - AS.201
BLOCK FRONTAGE ARTICULATION & TRANSPARENCYPER BMC SECTION 38.510.010.B, MIXED BLOCK FRONTAGE DESIGNATIONS HAVE THE OPTION TO COMPLY WITH EITHER STOREFRONT OR LANDSCAPE BLOCK FRONTAGE PROVISIONS WITH ADHERANCE TO MODIFICATIONS PER TABLE 38.510.030.C:STOREFRONT BLOCK FRONTAGE• GROUND FLOOR: NON-RESIDENTIAL USES SPECIFIED IN 38.10.020, EXCEPT FOR LOBBIES ASSOCIATED WITH RESIDENTIAL OR HOTEL/MOTEL USES ON UPPER FLOORS.• FLOOR TO CEILING HEIGHT: 13’ MIN. (NEW BLDGS)• RETAIL SPACE DEPTH: 20’ MIN. (NEW BLDGS)• BUILDING PLACEMENT: REQ. @ FRONT PROPERTY LINE / BACK EDGE OF SIDEWALK ADDN’L SETBACKS ALLOWED FOR WIDENED SIDEWALKS OR PEDESTRIAN ORIENTED SPACE• BUILDING ENTRANCES: MUST FACE STREET. FOR CORNER BUILDINGS, ENTRANCES MAY FACE THE STREET CORNER.• TRANSPARENCY: AT LEAST 60% OF GROUND FLOOR BETWEEN 30" AND 10' ABOVE SIDEWALK FOR PRIMARY FAÇADES AND 40% OF GROUND FLOOR BETWEEN 30" AND 10' ABOVE SIDEWALK FOR SECONDARY FAÇADES.DISPLAY WINDOWS MAY COUNT FOR UP TO 50% OF THE TRANSPARENCY REQUIREMENT PROVIDED THEY ARE AT LEAST 30" IN DEPTH TO ALLOW FOR CHANGEABLE DISPLAYS. TACK-ON DISPLAY CASES DO NOT QUALIFY AS TRANSPARENT WINDOW AREAS.• WEATHER PROTECTION: WEATHER PROTECTION W/ 8-15’ VERTICAL CLEARANCE AT LEAST 5’ IN AVG. DEPTH ALONG T LEAST 60% OF FACADE• PARKING LOCATION: NEW SURFACE AND STRUCTURED PARKING AREAS (GROUND FLOOR) MUST BE PLACED TO THE SIDE OR REAR OF STRUCTURES AND ARE LIMITED TO 60' OF STREET FRONTAGE. PROVIDE A 6' MINIMUM BUFFER OF LANDSCAPING BETWEEN THE STREET AND OFF STREET PARKING AREAS MEETING THE PERFORMANCE STANDARDS OF DIVISION 38.550.• SIDEWALK WIDTH: 12 FEET MINIMUM BETWEEN CURB EDGE AND STOREFRONT (AREA INCLUDES CLEAR/ BUFFER ZONE WITH STREET TREES). SETBACKS AND UTILITY EASEMENTS MUST ALSO BE CONSIDERED AND MAY RESULT IN A LARGER MINIMUM SIDEWALK WIDTH.LANDSCAPE BLOCK FRONTAGE• GROUND FLOOR: SEE TABLES 38.310.030-.040 FOR PERMITTED USE DETAILS.• BUILDING PLACEMENT: 10' MIN. FRONT SETBACK, EXCEPT WHERE GREATER SETBACKS ARE SPECIFIED IN THE DISTRICT IN DIVISION 38.220.• BUILDING ENTRANCES: BUILDING ENTRANCES MUST BE VISIBLE AND DIRECTLY ACCESSIBLE FROM THE STREET. FOR USES THAT FRONT ON MULTIPLE MIXED DESIGNATED BLOCK FRONTAGES, ENTRY ALONG BOTH STREETS IS ENCOURAGED, BUT NOT REQUIRED.• TRANSPARENCY:FOR BUILDINGS DESIGNED WITH GROUND LEVEL NON-RESIDENTIAL USES, AT LEAST 25% OF THE GROUND FLOOR BETWEEN 4'-8' ABOVE THE SIDEWALK.FOR RESIDENTIAL USES, AT LEAST 15% OF THE ENTIRE FAÇADE (ALL VERTICAL SURFACES GENERALLY FACING THE STREET). WINDOWS MUST BE PROVIDED ON ALL HABITABLE FLOORS OF THE FAÇADE.OTHER BUILDINGS DESIGNED WITH NON-RESIDENTIAL USES ON THE GROUND FLOOR WITHIN 10' OF SIDEWALK, AT LEAST 40% OF THE GROUND FLOOR BETWEEN 4'-8' ABOVE THE GROUND LEVEL SURFACE.• WEATHER PROTECTION: PROVIDE WEATHER PROTECTION AT LEAST 3’ DEEP OVER PRIMARY BUSINESS AND RESIDENTIAL ENTRIES• PARKING LOCATION: PROVIDE 10' MIN. BUFFER OF LANDSCAPING BETWEEN THE STREET AND OFF STREET PARKING AREAS• LANDSCAPING: AREA B/N STREET & BLDG MUST BE LANDSCAPED, PRIVATE PORCH OR PATIO SPACE, AND/OR PEDESTRIAN-ORIENTED SPACE• SIDEWALK WIDTH: 6' MINIMUM SIDEWALKS ARE REQUIRED ADJACENT TO ARTERIAL STREETS AND PUBLIC PARKS AND 5' MINIMUM WIDTH IN OTHER AREAS, EXCEPT THE REVIEW AUTHORITY MAY REQUIRE WIDER SIDEWALKS IN SPECIAL AREAS WHERE CALLED FOR IN ADOPTED PLANS OR WHERE SIGNIFICANT PEDESTRIAN TRAFFIC IS ANTICIPATED.FAÇADE ARTICULATIONSTOREFRONTS AND OTHER BUILDINGS WITH NON-RESIDENTIAL USES ON THE GROUND LEVEL MUST INCLUDE A MINIMUM OF THREE OF THE FOLLOWING ARTICULATION FEATURES EVERY 60 FEET (MAXIMUM) TO CREATE A HUMAN SCALED FAÇADE PATTERN:• WINDOWS• ENTRIES• USE OF WEATHER PROTECTION FEATURES• USE OF STRUCTURAL EXPRESSION• CHANGE IN ROOFLINE PER SUBSECTION F BELOW• CHANGE IN BUILDING MATERIAL OR SIDING STYLE• ARTICULATION OF A SINGLE BUILDING MATERIAL THROUGH VARYING COLORS, TEXTURES, OR INCORPORATING JOINTS OR AN INTEGRATED TRIM PATTERN• OTHER DESIGN TECHNIQUES THAT EFFECTIVELY REINFORCE A HUMAN-SCALED PATTERN COMPATIBLE WITH THE BUILDING'S SURROUNDING CONTEXT• PROVIDING VERTICAL ELEMENTS SUCH AS A TRELLIS WITH PLANTS, GREEN WALL, ART ELEMENT• PROVIDING VERTICAL BUILDING MODULATION OF AT LEAST 12 INCHES IN DEPTH IF TIED TO A CHANGE IN ROOFLINE PER SUBSECTION F BELOW OR A CHANGE IN BUILDING MATERIAL, SIDING STYLE, OR COLORRESIDENTIAL BUILDINGS MUST INCLUDE ARTICULATION FEATURES AT APPROPRIATE INTERVALS RELATIVE TO THE SCALE OF THE FAÇADE IN ORDER TO REDUCE THE PERCEIVED MASSING OF THE BUILDING AND ADD VISUAL INTEREST. AT LEAST THREE OF THE FEATURES (LISTED ABOVE) MUST BE EMPLOYED AT INTERVALS RELATIVE TO THE INDIVIDUAL DWELLING UNITS OR AT A MAXIMUM OF EVERY 30 FEET. THE SCALE OF THE FAÇADE ARTICULATION SHOULD BE COMPATIBLE WITH THE SURROUNDING CONTEXT. ADDITIONAL FEATURES MAYINCLUDE:• USE OF VERTICAL PIERS/COLUMNS• OTHER DESIGN TECHNIQUES THAT EFFECTIVELY BREAK UP THE MASSING AT NO MORE THAN 30-FOOT INTERVALSSPECIAL RESIDENTIAL BLOCK FRONTAGE STANDARD COMPLIANCESEE OVERALL FLOOR PLAN SHEET AS.111 FOR COMPLIANCE WITH ONE OF THE PUBLIC/PRIVATE 1" = 1'-0"4RENDERING - ASPEN 1" = 1'-0"5RENDERING - IDA
1" = 1'-0"6RENDERING - COTTONWOOD
REVISIONS
NO. DATE.
3
2
1
AS.104R2
SCALE
ISSUE DATE
PROJECT
PRINTEDSTAMPENSC ARCHITECTURE | URBANISM | DESIGNECONSULTANTS
SITE PLAN -SP1
As indicated
1/22/2019 12:06:05 PMAS.201
01-21-2019
STREETELEVATIONS
COTTONWOOD & IDABOZEMAN, MT 59715
1707COTTONWOOD+ IDA
1/16" = 1'-0"2 SITE ELEVATION - EAST (IDA)
1/16" = 1'-0"3 SITE ELEVATION - SOUTH (COTTONWOOD)
1/16" = 1'-0"1 SITE ELEVATION - NORTH (ASPEN)
SITE KEY PLAN - AS.201
BLOCK FRONTAGE ARTICULATION & TRANSPARENCYPER BMC SECTION 38.510.010.B, MIXED BLOCK FRONTAGE DESIGNATIONS HAVE THE OPTION TO COMPLY WITH EITHER STOREFRONT OR LANDSCAPE BLOCK FRONTAGE PROVISIONS WITH ADHERANCE TO MODIFICATIONS PER TABLE 38.510.030.C:STOREFRONT BLOCK FRONTAGE• GROUND FLOOR: NON-RESIDENTIAL USES SPECIFIED IN 38.10.020, EXCEPT FOR LOBBIES ASSOCIATED WITH RESIDENTIAL OR HOTEL/MOTEL USES ON UPPER FLOORS.• FLOOR TO CEILING HEIGHT: 13’ MIN. (NEW BLDGS)• RETAIL SPACE DEPTH: 20’ MIN. (NEW BLDGS)• BUILDING PLACEMENT: REQ. @ FRONT PROPERTY LINE / BACK EDGE OF SIDEWALK ADDN’L SETBACKS ALLOWED FOR WIDENED SIDEWALKS OR PEDESTRIAN ORIENTED SPACE• BUILDING ENTRANCES: MUST FACE STREET. FOR CORNER BUILDINGS, ENTRANCES MAY FACE THE STREET CORNER.• TRANSPARENCY: AT LEAST 60% OF GROUND FLOOR BETWEEN 30" AND 10' ABOVE SIDEWALK FOR PRIMARY FAÇADES AND 40% OF GROUND FLOOR BETWEEN 30" AND 10' ABOVE SIDEWALK FOR SECONDARY FAÇADES.DISPLAY WINDOWS MAY COUNT FOR UP TO 50% OF THE TRANSPARENCY REQUIREMENT PROVIDED THEY ARE AT LEAST 30" IN DEPTH TO ALLOW FOR CHANGEABLE DISPLAYS. TACK-ON DISPLAY CASES DO NOT QUALIFY AS TRANSPARENT WINDOW AREAS.• WEATHER PROTECTION: WEATHER PROTECTION W/ 8-15’ VERTICAL CLEARANCE AT LEAST 5’ IN AVG. DEPTH ALONG T LEAST 60% OF FACADE• PARKING LOCATION: NEW SURFACE AND STRUCTURED PARKING AREAS (GROUND FLOOR) MUST BE PLACED TO THE SIDE OR REAR OF STRUCTURES AND ARE LIMITEDTO 60' OF STREET FRONTAGE. PROVIDE A 6' MINIMUM BUFFER OF LANDSCAPING BETWEEN THE STREET AND OFF STREET PARKING AREAS MEETING THE PERFORMANCE STANDARDS OF DIVISION 38.550.• SIDEWALK WIDTH: 12 FEET MINIMUM BETWEEN CURB EDGE AND STOREFRONT (AREA INCLUDES CLEAR/ BUFFER ZONE WITH STREET TREES). SETBACKS AND UTILITY EASEMENTS MUST ALSO BE CONSIDERED AND MAY RESULT IN A LARGER MINIMUM SIDEWALK WIDTH.
LANDSCAPE BLOCK FRONTAGE
• GROUND FLOOR: SEE TABLES 38.310.030-.040 FOR PERMITTED USE DETAILS.• BUILDING PLACEMENT: 10' MIN. FRONT SETBACK, EXCEPT WHERE GREATER SETBACKS ARE SPECIFIED IN THE DISTRICT IN DIVISION 38.220.• BUILDING ENTRANCES: BUILDING ENTRANCES MUST BE VISIBLE AND DIRECTLY ACCESSIBLE FROM THE STREET. FOR USES THAT FRONT ON MULTIPLE MIXED DESIGNATED BLOCK FRONTAGES, ENTRY ALONG BOTH STREETS IS ENCOURAGED, BUT NOT REQUIRED.• TRANSPARENCY:FOR BUILDINGS DESIGNED WITH GROUND LEVEL NON-RESIDENTIAL USES, AT LEAST 25% OF THE GROUND FLOOR BETWEEN 4'-8' ABOVE THE SIDEWALK.FOR RESIDENTIAL USES, AT LEAST 15% OF THE ENTIRE FAÇADE (ALL VERTICAL SURFACES GENERALLY FACING THE STREET). WINDOWS MUST BE PROVIDED ON ALL HABITABLE FLOORS OF THE FAÇADE.OTHER BUILDINGS DESIGNED WITH NON-RESIDENTIAL USES ON THE GROUND FLOOR WITHIN 10' OF SIDEWALK, AT LEAST 40% OF THE GROUND FLOOR BETWEEN 4'-8' ABOVE THE GROUND LEVEL SURFACE.• WEATHER PROTECTION: PROVIDE WEATHER PROTECTION AT LEAST 3’ DEEP OVER PRIMARY BUSINESS AND RESIDENTIAL ENTRIES• PARKING LOCATION: PROVIDE 10' MIN. BUFFER OF LANDSCAPING BETWEEN THE STREET AND OFF STREET PARKING AREAS• LANDSCAPING: AREA B/N STREET & BLDG MUST BE LANDSCAPED, PRIVATE PORCH OR PATIO SPACE, AND/OR PEDESTRIAN-ORIENTED SPACE• SIDEWALK WIDTH: 6' MINIMUM SIDEWALKS ARE REQUIRED ADJACENT TO ARTERIAL STREETS AND PUBLIC PARKS AND 5' MINIMUM WIDTH IN OTHER AREAS, EXCEPT THE REVIEW AUTHORITY MAY REQUIRE WIDER SIDEWALKS IN SPECIAL AREAS WHERE CALLED FOR IN ADOPTED PLANS OR WHERE SIGNIFICANT PEDESTRIAN TRAFFIC IS ANTICIPATED.
FAÇADE ARTICULATION
STOREFRONTS AND OTHER BUILDINGS WITH NON-RESIDENTIAL USES ON THE GROUND LEVEL MUST INCLUDE A MINIMUM OF THREE OF THE FOLLOWING ARTICULATION FEATURES EVERY 60 FEET (MAXIMUM) TO CREATE A HUMAN SCALED FAÇADE PATTERN:• WINDOWS• ENTRIES• USE OF WEATHER PROTECTION FEATURES• USE OF STRUCTURAL EXPRESSION• CHANGE IN ROOFLINE PER SUBSECTION F BELOW• CHANGE IN BUILDING MATERIAL OR SIDING STYLE• ARTICULATION OF A SINGLE BUILDING MATERIAL THROUGH VARYING COLORS, TEXTURES, OR INCORPORATING JOINTS OR AN INTEGRATED TRIM PATTERN• OTHER DESIGN TECHNIQUES THAT EFFECTIVELY REINFORCE A HUMAN-SCALED PATTERN COMPATIBLE WITH THE BUILDING'S SURROUNDING CONTEXT• PROVIDING VERTICAL ELEMENTS SUCH AS A TRELLIS WITH PLANTS, GREEN WALL, ART ELEMENT• PROVIDING VERTICAL BUILDING MODULATION OF AT LEAST 12 INCHES IN DEPTH IF TIED TO A CHANGE IN ROOFLINE PER SUBSECTION F BELOW OR A CHANGE IN BUILDING MATERIAL, SIDING STYLE, OR COLOR
RESIDENTIAL BUILDINGS MUST INCLUDE ARTICULATION FEATURES AT APPROPRIATE INTERVALS RELATIVE TO THE SCALE OF THE FAÇADE IN ORDER TO REDUCE THE PERCEIVED MASSING OF THE BUILDING AND ADD VISUAL INTEREST. AT LEAST THREE OF THE FEATURES (LISTED ABOVE) MUST BE EMPLOYED AT INTERVALS RELATIVE TO THE INDIVIDUAL DWELLING UNITS OR AT A MAXIMUM OF EVERY 30 FEET. THE SCALE OF THE FAÇADE ARTICULATION SHOULD BE COMPATIBLE WITH THE SURROUNDING CONTEXT. ADDITIONAL FEATURES MAY INCLUDE:• USE OF VERTICAL PIERS/COLUMNS• OTHER DESIGN TECHNIQUES THAT EFFECTIVELY BREAK UP THE MASSING AT NO MORE THAN 30-FOOT INTERVALS
SPECIAL RESIDENTIAL BLOCK FRONTAGE STANDARD COMPLIANCE
SEE OVERALL FLOOR PLAN SHEET AS.111 FOR COMPLIANCE WITH ONE OF THE PUBLIC/PRIVATE
1" = 1'-0"4RENDERING - ASPEN
1" = 1'-0"5RENDERING - IDA
1" = 1'-0"6RENDERING - COTTONWOOD
REVISIONS
NO. DATE.
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 88
COMPREHENSIVE SIGN ELEVATIONS
WALL SIGN / PROJECT
SIGN 36 SF
WALL SIGN 36 SF
PROJECTING SIGNS
MAX 8 SF
RESIDENTIAL BUILDING IDENTIFIER 8 SF RESIDENTIAL BUILDING IDENTIFIER 4 SF
RESIDENTIAL BUILDING IDENTIFIER 8 SFPROJECTING SIGNS MAX 8 SF
3
2
1
AS.104R2
SCALE
ISSUE DATE
PROJECT
PRINTEDSTAMPENSC ARCHITECTURE | URBANISM | DESIGNECONSULTANTS
SITE PLAN -SP1
As indicated
1/22/2019 12:06:05 PMAS.201
01-21-2019
STREETELEVATIONS
COTTONWOOD & IDABOZEMAN, MT 59715
1707COTTONWOOD+ IDA
1/16" = 1'-0"2 SITE ELEVATION - EAST (IDA)
1/16" = 1'-0"3 SITE ELEVATION - SOUTH (COTTONWOOD)
1/16" = 1'-0"1 SITE ELEVATION - NORTH (ASPEN)
SITE KEY PLAN - AS.201
BLOCK FRONTAGE ARTICULATION & TRANSPARENCYPER BMC SECTION 38.510.010.B, MIXED BLOCK FRONTAGE DESIGNATIONS HAVE THE OPTION TO COMPLY WITH EITHER STOREFRONT OR LANDSCAPE BLOCK FRONTAGE PROVISIONS WITH ADHERANCE TO MODIFICATIONS PER TABLE 38.510.030.C:
STOREFRONT BLOCK FRONTAGE
• GROUND FLOOR: NON-RESIDENTIAL USES SPECIFIED IN 38.10.020, EXCEPT FOR LOBBIES ASSOCIATED WITH RESIDENTIAL OR HOTEL/MOTEL USES ON UPPER FLOORS.• FLOOR TO CEILING HEIGHT: 13’ MIN. (NEW BLDGS)• RETAIL SPACE DEPTH: 20’ MIN. (NEW BLDGS)• BUILDING PLACEMENT: REQ. @ FRONT PROPERTY LINE / BACK EDGE OF SIDEWALK ADDN’L SETBACKS ALLOWED FOR WIDENED SIDEWALKS OR PEDESTRIAN ORIENTED SPACE• BUILDING ENTRANCES: MUST FACE STREET. FOR CORNER BUILDINGS, ENTRANCES MAY FACE THE STREET CORNER.• TRANSPARENCY: AT LEAST 60% OF GROUND FLOOR BETWEEN 30" AND 10' ABOVE SIDEWALK FOR PRIMARY FAÇADES AND 40% OF GROUND FLOOR BETWEEN 30" AND 10' ABOVE SIDEWALK FOR SECONDARY FAÇADES.DISPLAY WINDOWS MAY COUNT FOR UP TO 50% OF THE TRANSPARENCY REQUIREMENT PROVIDED THEY ARE AT LEAST 30" IN DEPTH TO ALLOW FOR CHANGEABLE DISPLAYS. TACK-ON DISPLAY CASES DO NOT QUALIFY AS TRANSPARENT WINDOW AREAS.• WEATHER PROTECTION: WEATHER PROTECTION W/ 8-15’ VERTICAL CLEARANCE AT LEAST 5’ IN AVG. DEPTH ALONG T LEAST 60% OF FACADE• PARKING LOCATION: NEW SURFACE AND STRUCTURED PARKING AREAS (GROUND FLOOR) MUST BE PLACED TO THE SIDE OR REAR OF STRUCTURES AND ARE LIMITEDTO 60' OF STREET FRONTAGE. PROVIDE A 6' MINIMUM BUFFER OF LANDSCAPING BETWEEN THE STREET AND OFF STREET PARKING AREAS MEETING THE PERFORMANCE STANDARDS OF DIVISION 38.550.• SIDEWALK WIDTH: 12 FEET MINIMUM BETWEEN CURB EDGE AND STOREFRONT (AREA INCLUDES CLEAR/ BUFFER ZONE WITH STREET TREES). SETBACKS AND UTILITY EASEMENTS MUST ALSO BE CONSIDERED AND MAY RESULT IN A LARGER MINIMUM SIDEWALK WIDTH.
LANDSCAPE BLOCK FRONTAGE
• GROUND FLOOR: SEE TABLES 38.310.030-.040 FOR PERMITTED USE DETAILS.• BUILDING PLACEMENT: 10' MIN. FRONT SETBACK, EXCEPT WHERE GREATER SETBACKS ARE SPECIFIED IN THE DISTRICT IN DIVISION 38.220.• BUILDING ENTRANCES: BUILDING ENTRANCES MUST BE VISIBLE AND DIRECTLY ACCESSIBLE FROM THE STREET. FOR USES THAT FRONT ON MULTIPLE MIXED DESIGNATED BLOCK FRONTAGES, ENTRY ALONG BOTH STREETS IS ENCOURAGED, BUT NOT REQUIRED.• TRANSPARENCY:FOR BUILDINGS DESIGNED WITH GROUND LEVEL NON-RESIDENTIAL USES, AT LEAST 25% OF THE GROUND FLOOR BETWEEN 4'-8' ABOVE THE SIDEWALK.FOR RESIDENTIAL USES, AT LEAST 15% OF THE ENTIRE FAÇADE (ALL VERTICAL SURFACES GENERALLY FACING THE STREET). WINDOWS MUST BE PROVIDED ON ALL HABITABLE FLOORS OF THE FAÇADE.OTHER BUILDINGS DESIGNED WITH NON-RESIDENTIAL USES ON THE GROUND FLOOR WITHIN 10' OF SIDEWALK, AT LEAST 40% OF THE GROUND FLOOR BETWEEN 4'-8' ABOVE THE GROUND LEVEL SURFACE.• WEATHER PROTECTION: PROVIDE WEATHER PROTECTION AT LEAST 3’ DEEP OVER PRIMARY BUSINESS AND RESIDENTIAL ENTRIES• PARKING LOCATION: PROVIDE 10' MIN. BUFFER OF LANDSCAPING BETWEEN THE STREET AND OFF STREET PARKING AREAS• LANDSCAPING: AREA B/N STREET & BLDG MUST BE LANDSCAPED, PRIVATE PORCH OR PATIO SPACE, AND/OR PEDESTRIAN-ORIENTED SPACE• SIDEWALK WIDTH: 6' MINIMUM SIDEWALKS ARE REQUIRED ADJACENT TO ARTERIAL STREETS AND PUBLIC PARKS AND 5' MINIMUM WIDTH IN OTHER AREAS, EXCEPT THE REVIEW AUTHORITY MAY REQUIRE WIDER SIDEWALKS IN SPECIAL AREAS WHERE CALLED FOR IN ADOPTED PLANS OR WHERE SIGNIFICANT PEDESTRIAN TRAFFIC IS ANTICIPATED.
FAÇADE ARTICULATION
STOREFRONTS AND OTHER BUILDINGS WITH NON-RESIDENTIAL USES ON THE GROUND LEVEL MUST INCLUDE A MINIMUM OF THREE OF THE FOLLOWING ARTICULATION FEATURES EVERY 60 FEET (MAXIMUM) TO CREATE A HUMAN SCALED FAÇADE PATTERN:• WINDOWS• ENTRIES• USE OF WEATHER PROTECTION FEATURES• USE OF STRUCTURAL EXPRESSION• CHANGE IN ROOFLINE PER SUBSECTION F BELOW• CHANGE IN BUILDING MATERIAL OR SIDING STYLE• ARTICULATION OF A SINGLE BUILDING MATERIAL THROUGH VARYING COLORS, TEXTURES, OR INCORPORATING JOINTS OR AN INTEGRATED TRIM PATTERN• OTHER DESIGN TECHNIQUES THAT EFFECTIVELY REINFORCE A HUMAN-SCALED PATTERN COMPATIBLE WITH THE BUILDING'S SURROUNDING CONTEXT• PROVIDING VERTICAL ELEMENTS SUCH AS A TRELLIS WITH PLANTS, GREEN WALL, ART ELEMENT• PROVIDING VERTICAL BUILDING MODULATION OF AT LEAST 12 INCHES IN DEPTH IF TIED TO A CHANGE IN ROOFLINE PER SUBSECTION F BELOW OR A CHANGE IN BUILDING MATERIAL, SIDING STYLE, OR COLOR
RESIDENTIAL BUILDINGS MUST INCLUDE ARTICULATION FEATURES AT APPROPRIATE INTERVALS RELATIVE TO THE SCALE OF THE FAÇADE IN ORDER TO REDUCE THE PERCEIVED MASSING OF THE BUILDING AND ADD VISUAL INTEREST. AT LEAST THREE OF THE FEATURES (LISTED ABOVE) MUST BE EMPLOYED AT INTERVALS RELATIVE TO THE INDIVIDUAL DWELLING UNITS OR AT A MAXIMUM OF EVERY 30 FEET. THE SCALE OF THE FAÇADE ARTICULATION SHOULD BE COMPATIBLE WITH THE SURROUNDING CONTEXT. ADDITIONAL FEATURES MAY INCLUDE:• USE OF VERTICAL PIERS/COLUMNS• OTHER DESIGN TECHNIQUES THAT EFFECTIVELY BREAK UP THE MASSING AT NO MORE THAN 30-FOOT INTERVALS
SPECIAL RESIDENTIAL BLOCK FRONTAGE STANDARD COMPLIANCE
SEE OVERALL FLOOR PLAN SHEET AS.111 FOR COMPLIANCE WITH ONE OF THE PUBLIC/PRIVATE
1" = 1'-0"4RENDERING - ASPEN
1" = 1'-0"5RENDERING - IDA
1" = 1'-0"6RENDERING - COTTONWOOD
REVISIONS
NO. DATE.
3
21
AS.104R2
SCALE
ISSUE DATE
PROJECT
PRINTEDSTAMPENSC ARCHITECTURE | URBANISM | DESIGNECONSULTANTS
SITE PLAN -SP1
As indicated
1/22/2019 12:06:51 PMAS.202
01-21-2019
SITEELEVATIONS
COTTONWOOD & IDABOZEMAN, MT 59715
1707COTTONWOOD+ IDA
1/16" = 1'-0"1 SITE ELEVATION - WEST (MISCO MILL)
1/16" = 1'-0"2 SITE ELEVATION - EAST BLDGS 5,6
1/16" = 1'-0"3 SITE ELEVATION - SOUTH BLDGS 1,2,6 SITE KEY PLAN - AS.202
BLOCK FRONTAGE ARTICULATION & TRANSPARENCY
PER BMC SECTION 38.510.010.B, MIXED BLOCK FRONTAGE DESIGNATIONS HAVE THE OPTION TO COMPLY WITH EITHER STOREFRONT OR LANDSCAPE BLOCK FRONTAGE PROVISIONS WITH ADHERANCE TO MODIFICATIONS PER TABLE 38.510.030.C:
STOREFRONT BLOCK FRONTAGE
• GROUND FLOOR: NON-RESIDENTIAL USES SPECIFIED IN 38.10.020, EXCEPT FOR LOBBIES ASSOCIATED WITH RESIDENTIAL OR HOTEL/MOTEL USES ON UPPER FLOORS.• FLOOR TO CEILING HEIGHT: 13’ MIN. (NEW BLDGS)• RETAIL SPACE DEPTH: 20’ MIN. (NEW BLDGS)• BUILDING PLACEMENT: REQ. @ FRONT PROPERTY LINE / BACK EDGE OF SIDEWALK ADDN’L SETBACKS ALLOWED FOR WIDENED SIDEWALKS OR PEDESTRIAN ORIENTED SPACE• BUILDING ENTRANCES: MUST FACE STREET. FOR CORNER BUILDINGS, ENTRANCES MAY FACE THE STREET CORNER.• TRANSPARENCY: AT LEAST 60% OF GROUND FLOOR BETWEEN 30" AND 10' ABOVE SIDEWALK FOR PRIMARY FAÇADES AND 40% OF GROUND FLOOR BETWEEN 30" AND 10' ABOVE SIDEWALK FOR SECONDARY FAÇADES.DISPLAY WINDOWS MAY COUNT FOR UP TO 50% OF THE TRANSPARENCY REQUIREMENT PROVIDED THEY ARE AT LEAST 30" IN DEPTH TO ALLOW FOR CHANGEABLE DISPLAYS. TACK-ON DISPLAY CASES DO NOT QUALIFY AS TRANSPARENT WINDOW AREAS.• WEATHER PROTECTION: WEATHER PROTECTION W/ 8-15’ VERTICAL CLEARANCE AT LEAST 5’ IN AVG. DEPTH ALONG T LEAST 60% OF FACADE• PARKING LOCATION: NEW SURFACE AND STRUCTURED PARKING AREAS (GROUND FLOOR) MUST BE PLACED TO THE SIDE OR REAR OF STRUCTURES AND ARE LIMITEDTO 60' OF STREET FRONTAGE. PROVIDE A 6' MINIMUM BUFFER OF LANDSCAPING BETWEEN THE STREET AND OFF STREET PARKING AREAS MEETING THE PERFORMANCE STANDARDS OF DIVISION 38.550.• SIDEWALK WIDTH: 12 FEET MINIMUM BETWEEN CURB EDGE AND STOREFRONT (AREA INCLUDES CLEAR/ BUFFER ZONE WITH STREET TREES). SETBACKS AND UTILITY EASEMENTS MUST ALSO BE CONSIDERED AND MAY RESULT IN A LARGER MINIMUM SIDEWALK WIDTH.
LANDSCAPE BLOCK FRONTAGE
• GROUND FLOOR: SEE TABLES 38.310.030-.040 FOR PERMITTED USE DETAILS.• BUILDING PLACEMENT: 10' MIN. FRONT SETBACK, EXCEPT WHERE GREATER SETBACKS ARE SPECIFIED IN THE DISTRICT IN DIVISION 38.220.• BUILDING ENTRANCES: BUILDING ENTRANCES MUST BE VISIBLE AND DIRECTLY ACCESSIBLE FROM THE STREET. FOR USES THAT FRONT ON MULTIPLE MIXED DESIGNATED BLOCK FRONTAGES, ENTRY ALONG BOTH STREETS IS ENCOURAGED, BUT NOT REQUIRED.• TRANSPARENCY:FOR BUILDINGS DESIGNED WITH GROUND LEVEL NON-RESIDENTIAL USES, AT LEAST 25% OF THE GROUND FLOOR BETWEEN 4'-8' ABOVE THE SIDEWALK.FOR RESIDENTIAL USES, AT LEAST 15% OF THE ENTIRE FAÇADE (ALL VERTICAL SURFACES GENERALLY FACING THE STREET). WINDOWS MUST BE PROVIDED ON ALL HABITABLE FLOORS OF THE FAÇADE.OTHER BUILDINGS DESIGNED WITH NON-RESIDENTIAL USES ON THE GROUND FLOOR WITHIN 10' OF SIDEWALK, AT LEAST 40% OF THE GROUND FLOOR BETWEEN 4'-8' ABOVE THE GROUND LEVEL SURFACE.• WEATHER PROTECTION: PROVIDE WEATHER PROTECTION AT LEAST 3’ DEEP OVER PRIMARY BUSINESS AND RESIDENTIAL ENTRIES• PARKING LOCATION: PROVIDE 10' MIN. BUFFER OF LANDSCAPING BETWEEN THE STREET AND OFF STREET PARKING AREAS• LANDSCAPING: AREA B/N STREET & BLDG MUST BE LANDSCAPED, PRIVATE PORCH OR PATIO SPACE, AND/OR PEDESTRIAN-ORIENTED SPACE• SIDEWALK WIDTH: 6' MINIMUM SIDEWALKS ARE REQUIRED ADJACENT TO ARTERIAL STREETS AND PUBLIC PARKS AND 5' MINIMUM WIDTH IN OTHER AREAS, EXCEPT THE REVIEW AUTHORITY MAY REQUIRE WIDER SIDEWALKS IN SPECIAL AREAS WHERE CALLED FOR IN ADOPTED PLANS OR WHERE SIGNIFICANT PEDESTRIAN TRAFFIC IS ANTICIPATED.
FAÇADE ARTICULATION
STOREFRONTS AND OTHER BUILDINGS WITH NON-RESIDENTIAL USES ON THE GROUND LEVEL MUST INCLUDE A MINIMUM OF THREE OF THE FOLLOWING ARTICULATION FEATURES EVERY 60 FEET (MAXIMUM) TO CREATE A HUMAN SCALED FAÇADE PATTERN:• WINDOWS• ENTRIES• USE OF WEATHER PROTECTION FEATURES• USE OF STRUCTURAL EXPRESSION• CHANGE IN ROOFLINE PER SUBSECTION F BELOW• CHANGE IN BUILDING MATERIAL OR SIDING STYLE• ARTICULATION OF A SINGLE BUILDING MATERIAL THROUGH VARYING COLORS, TEXTURES, OR INCORPORATING JOINTS OR AN INTEGRATED TRIM PATTERN• OTHER DESIGN TECHNIQUES THAT EFFECTIVELY REINFORCE A HUMAN-SCALED PATTERN COMPATIBLE WITH THE BUILDING'S SURROUNDING CONTEXT• PROVIDING VERTICAL ELEMENTS SUCH AS A TRELLIS WITH PLANTS, GREEN WALL, ART ELEMENT• PROVIDING VERTICAL BUILDING MODULATION OF AT LEAST 12 INCHES IN DEPTH IF TIED TO A CHANGE IN ROOFLINE PER SUBSECTION F BELOW OR A CHANGE IN BUILDING MATERIAL, SIDING STYLE, OR COLOR
RESIDENTIAL BUILDINGS MUST INCLUDE ARTICULATION FEATURES AT APPROPRIATE INTERVALS RELATIVE TO THE SCALE OF THE FAÇADE IN ORDER TO REDUCE THE PERCEIVED MASSING OF THE BUILDING AND ADD VISUAL INTEREST. AT LEAST THREE OF THE FEATURES (LISTED ABOVE) MUST BE EMPLOYED AT INTERVALS RELATIVE TO THE INDIVIDUAL DWELLING UNITS OR AT A MAXIMUM OF EVERY 30 FEET. THE SCALE OF THE FAÇADE ARTICULATION SHOULD BE COMPATIBLE WITH THE SURROUNDING CONTEXT. ADDITIONAL FEATURES MAY INCLUDE:• USE OF VERTICAL PIERS/COLUMNS• OTHER DESIGN TECHNIQUES THAT EFFECTIVELY BREAK UP THE MASSING AT NO MORE THAN 30-FOOT INTERVALS
SPECIAL RESIDENTIAL BLOCK FRONTAGE STANDARD COMPLIANCE
SEE OVERALL FLOOR PLAN SHEET AS.111 FOR COMPLIANCE WITH ONE OF THE PUBLIC/PRIVATE
REVISIONS
NO. DATE.
COTTONWOOD + IDA
RESPONSE & RESUBMITAL II || JANUARY 2019
page 89
COMPREHENSIVE SIGN ELEVATIONS
CONTINUED
GENERAL BUILDING IDENTIFIER 10 SF EACH
FACADE
TENANT ROSTER 16 SF
TENANT ROSTER AT
COMMERCIAL BUILDING ALSO PLACED AT ALL PUBLIC
ENTRIES (SOUTH EAST) 16 SF
EACH ADDITIONAL 32 SF
RESIDENTIAL BUILDING
IDENTIFIER 8 SF
RESIDENTIAL BUILDING
IDENTIFIER 8 SF