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HomeMy WebLinkAboutCottonwood and Ida project overview 3-4-19Cottonwood and Ida – Mixed use project in NE Bozeman 3-4-2019 Project Narrative The Northeast neighborhood has always been a special place in our minds. Our development group, made up of reluctant developers but enthusiastic community builders operates with one simple principal “Do something good for Bozeman”. Our team has completed the revitalization of the Lark Hotel in downtown Bozeman and most recently is finishing the rehabilitation of the Rialto Theater. We continue to search for areas of need in Bozeman to build on what we consider to be the best place. Following completion of these projects we sought to find the next pressing need for the community and have centered in on creating affordable and attainable housing. The project is in the heart of the Northeast Urban Renewal District on the corner of Cottonwood and Ida. We selected this neighborhood for its truly unique character and diversity of uses. We further focused our efforts on a need to provide housing in older parts of town that was both affordable and attainable to those who live and work in Bozeman. The design team championed and organized the RUDAT to come to Bozeman and focus on the Northeast to further understand the needs specific to the Northeast. The outcomes of this community design effort have been invaluable, guiding us in the design and concepting for our project. Born from this and other research, our assertions were confirmed that creating both affordable and attainable housing in a mixed-use project that provides open public spaces and opportunities for offices and artist spaces is both needed and desired. The culmination of this research and community input has led us to propose the Cottonwood and Ida Mixed use project. The identity of which is meant to be part of the neighborhood rather than a project unto itself. The project proposes a broad range of housing types that include 24 (+/-) single family townhouse flats, 68 (+/-) apartment options including 2 bedrooms, 1 bedrooms, studios, and efficiency units. The units will include a mix of both affordable (seven of the apartments) and attainable units. As an example, the rent differential between a attainable 1 bedroom and a 65% AMI affordable is nearly $400 per month. The project includes a healthy mix of commercial options that include spaces for office, small neighborhood retail and artist / makers spaces. The project also places special emphasis on public plaza spaces and provides a community centered pavilion for future markets, CSA drop-offs, private events, and public meetings. The mass, scale, and orientation of buildings has been thoughtfully considered to respond to the existing fabric and adjacent uses in the neighborhood. The buildings along the perimeter of the site are three stories in height to promote the neighborhood feel and preserve view sheds. The project provides all the onsite parking underground to both reduce the scale of buildings and prevent views of large expanses of parking. By placing the parking under the development, we can break the buildings up into smaller components and provide plazas and greenways between them. The uses are organized to address neighborhood adjacencies. For instance, we keep the residential uses along Ida and the majority of commercial uses near other commercial uses along Cottonwood and Wallace. This project takes lead from some of the most progressive urban planning and design techniques in the United States and abroad, in a effort to create a live able, walkable mixed use community. This addition to the neighborhood will support the need for affordable housing, create artist spaces, provide public plazas and urban rooms for residents, the neighborhood, and community members to enjoy. Overview of project: •Cottonwood and Ida – Founded on the principal of “doing something good for Bozeman”. •Project team history- Successful revitalization projects include the Lark (phase 1 and 2) the Rialto theater. •Beyond hotels and event spaces what does Bozeman need – affordable places for residents to live in great parts of town. •Project goal for the NE – providing housing at reasonable prices, while maintaining the integrity of the existing community- honoring the past and accommodating the future •Provide for a broad range of housing types and bolster the creative artist community that is the very fabric of the neighborhood. •Housing – 92 units – mix of 24 (+/-) for sale units and 68 (+/-) apartment units ranging from 2 bedrooms to efficiency units. seven of the apartments will be offered at affordable rates (65% Area Median Income) •Creative spaces- •Open office space for tenants that enjoy the walkable / bike-able community (27,000 sf) •Artisan manufacturing spaces, small studios, and makers spaces (5,000 SF) •All onsite parking is below grade and provides a dedicated space for each residential unit. A surplus of spaces are provided for the public and commercial activities. •Public plaza and landscaped areas (20,000 sf) available to the public for interaction and enjoyment •Massing and scale for the buildings have been thoughtfully considered to remain at 3 stories on the perimeter of the site and special consideration was given to adjacent properties for massing and scale. The maximum height for the project is 54’ Outline of proposed development agreement The project seeks to establish a development agreement with the City to facilitate the improvement to public infrastructure and building impact fees. The improvements include the completion of Aspen street , full construction of Ida street to provide parking along the west side and completion of Cottonwood street to match the South side with angled parking. Improvements to underground utilities are also proposed and include new water lines under Aspen and Ida street. The street improvements will also include pedestrian facilities like walking paths, sidewalks and bike lanes. The project is creating private parking in the underground garage for the use of the residences and shared with some of the office users. The balance of the commercial demand is provided by 72 Off Site lease (Brewery site). There is a total of 200 parking spaces provided within the proposed project of which 96 spaces are in the underground garage. Alignment of goals with NEURD Plan 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 principals 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, Principal 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 view shed. 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. Principal 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. Principal 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. Principal 4 addresses the need for public open space that contribute to the health and appeal of the urban environment. This project creates over 18,000 SF of multiple public open spaces and provides improvements to adjacent greenways. Principal 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 the 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. The amount of increment beyond what is needed to support the improvements for the project will be in excess of the amount of increment of the entire district to date. 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 insofar that it will promote the principals and goals of the district and contribute significantly to the underlying value of the district. Principal 6 states that private 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 general public in the form of public plazas. Principal 8 states that projects shall consider impacts on adjacent neighborhoods. Our project has thoughtfully address 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” (Principal 1, pg. 5 NEURD Plan) ✓“Assure compatibility of land use through appropriate urban design techniques” (Principal 2, pg. 6 NEURD Plan) ✓“Promote sustainable building practice and design within the District” (Principal 3, pg. 7 NEURD Plan) ✓“Encourage affordable housing” (Principal 2, pg. 6 NEURD Plan) ✓“Secure public open spaces in locations that will optimize accessibility” (Principal 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.” (Principal 3, pg.7 NEURD Plan) ✓“Harmonize commercial and industrial development with residential quality of life” (Principal 2, pg. 6 NEURD Plan) Alignment of goals from the Vision NE (RUDAT follow-up committee) Many of the District goals drafted in 2005 are aligned with the recent RUDAT effort and the subsequent Vision NE Draft Goals and Principals. •Values the neighborhoods 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; and •Embraces the notation that change can be positive, that it can enhance the neighborhoods unique character and vitality and increase opportunities for affordable housing, connectively 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, history of the district while making opportunities for civic participation on site. The Vision NE further 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 ✓Recognize the importance of the Bridger Mountain view shed By maintaining a three-story limit on all buildings along street edges and breaking the massing into smaller footprint buildings we can create view sheds through the site as well as over the site from afar. ✓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 the majority of traffic on existing major roadways ✓Support artists and artisans and providing 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 the 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; and 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. GOALS – MATRIX OF ALIGNMENT PRINCIPALS, GOALS, IMPLEMENTATION POLICIES AND OBJECTIVES NEURD PLAN 2005 RUDAT VISION NE GOALS 2017 COTTONWOOD AND IDA MIXED USE PROJECT METHODS AND MEANS HONOR / ENHANCE UNIQUE CHARACTER OF DISTRICT ✓✓✓ Through massing scale, and placement of buildings on the site. Additionally, program elements such as artists, makers etc. PROMOTE ENVIRONMENTALLY SOUND BUILDING AND PLANNING TECHNIQUES ✓✓ The project meets LEED ND standards and incorporates several sustainable design techniques PROVIDE SAFE, HEALTHY PUBLIC TRANSPORTATION FACILITES AND INFRASTRUCTURE ✓✓✓ Through the creation of additional public infrastructure and pedestrian plazas and walks SUPPORT ARTISTS AND PROVIDE OPPORTUNITY FOR PUBLIC ART ✓✓ Providing opportunities for artist residences and studio spaces and will incorporate public art in the plaza spaces RECOGNIZE IMPORTANCE OF BRIDGER VIEW SHED AND NEIGHBORHOOD IMPACTS ✓✓✓ By keeping the buildings on the perimeter to 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 ✓✓✓ The project has over 20,000 SF of public plaza spaces and nearly a 1/4 ROOMS AND PUBLIC GATHERING SPACES mile of pedestrian walks will be improved PROMOTE AND PROVIDE AFFORDABLE HOUSING OPTIONS ✓✓✓ The project provides 20% of the units at affordable rates and the balance of units are intended to be attainable at 100% AMI