HomeMy WebLinkAboutEx6A 2019 DBIP Appendix Final Draft2019 Downtown Bozeman Improvement
Plan Appendix | Final Draft | 2.1.2019
Downtown Bozeman Partnership
City of Bozeman
Downtown Improvement Plan Update Appendix - 2/01/2019 Unified Development Code (UDC) Suggestions Note: this appendix is intended to explain how recommended improvements from the Downtown Improvement Plan Update can be incorporated into the Unified Development Ordinance. Details of actual future zone text amendments will be worked through with City Staff and subject to a full public process and hearing. # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 1 38.300.110.D The intent of the B3 zone should be amended to maintain requiring high-volume pedestrian uses in the Core Area (defined as “Main Street from Grand to Rouse and to the alleys one-half block north and south”) but allow more use flexibility within alleys. [Note: snow removal, garbage collection, accessibility, addressing, utility coordination/ maintenance will need to be carefully studied and coordinated as uses increase on the alleys.] Principles: More than Main Street For Everyone This district encourages high volume, pedestrian-oriented uses for the ground floor in the Core Area of the city's Downtown District, i.e., along Main Street from Grand to Rouse and to the alleys one-half block north and south from Main Street. Businesses accessed solely from an alley are permitted lower volume pedestrian uses described below. Lower volume pedestrian uses such as offices, apartment buildings and artesian/light manufacturing may locate on ground floor space in the downtown B-3 area outside the above-defined Core Area or when accessed solely from an alley. This district encourages high volume, pedestrian-oriented uses in ground floor space in the "core area" of the city's central business district, i.e., along Main Street from Grand to Rouse and to the alleys one-half block north and south from Main Street. Lower volume pedestrian uses such as professional offices may locate on ground floor space in the downtown B-3 area outside the above-defined core. 2 Table 38.310.040.B, Footnote 3 & Coordinate with Tables 38.510.030.A and 38.510.030.B Allow more flexibility for offices and daycares Downtown. The Storefront designation is intended to relate to form and not use; however, as written, the code does not permit offices on the ground floor along parts of Mendenhall that are designated storefront because Table 38.510.030.B requires “Retail” space depth of 20’ minimum. Principles: More than Main Street For Everyone [Edit footnote 3 for offices] 3. Only lobbies and stairs for the applicable use are allowed in the Core Area. -and- [Eliminate this footnote entirely for Daycare Centers as they are vibrant services.] Note: as Bozeman continues to update the UDC, it is recommended that the extensive list of uses for the whole city be simplified. [Daycare and offices are both currently subject to Footnote 3 which states] 3. Only lobbies for the applicable use are allowed on designated Storefront block frontages as set forth in section 38.510.020. [Also need to revise table language in A5 to eliminate “retail” minimum depth reference – see item #11]
2 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 3 Table 38.310.040.C, Footnote 5 Allow more flexibility for apartments and apartment buildings Downtown (outside of the Core Area) in line with great historic examples such as the Blackmore. Principles: More than Main Street For Everyone Heart of a Thriving City [Footnote 5] 5. Only lobbies and stairs for the applicable use are allowed in the Core Area. [Footnote 5 currently states] 5. Non-residential uses (except for lobbies associated with residential uses) are required on the ground floor to a minimum depth of 20 feet from front building façade on properties adjacent to designated storefront streets per section 38.500.010. 4 Table 38.310.040.D, Footnotes 3 and 4 Allow more flexibility for artisan and light manufacturing Downtown outside of the Core Area or even within the Core Area when accessed solely from an alley. Principles: More than Main Street For Everyone [Footnotes 3 and 4 should be combined into one footnote that reads:] 3. This use is not permitted in the Core Area (defined as those properties along Main Street from Grand to Rouse Avenues and to the alleys one-half block north and south from Main Street) unless the sole access is from an alley. [Footnotes currently state:] 3. For uses in the downtown core as described below, a high volume, pedestrian-oriented use adjoining the building's entrance on Main Street is required. The downtown core includes those properties along Main Street from Grand to Rouse Avenues and to the alleys one-half block north and south from Main Street. 4. Except on the ground floor in the downtown core (those properties along Main Street from Grand to Rouse Avenues and to the alleys one-half block north and south from Main Street). 5 Table 38.310.040.E, Footnote 3 Allow more flexibility for “public, regional, recreational, and cultural uses” Downtown. Principles: More than Main Street For Everyone Heart of a Thriving City [Eliminate Footnote 3 entirely as these types of uses are appropriate anywhere Downtown.] 3. Only lobbies for the applicable use are allowed on designed Storefront block frontages as set forth in section 38.510.020. Otherwise, the applicable use is permitted when located on the second or subsequent floor, or basement, as defined in section 38.700.030 of this chapter.
3 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 6 Table 38.320.050, Footnote 9 Coordinate with the Community Plan – “Shape of Our City” to allow up seven stories for B3 (outside of the Core Area) with step back requirements for upper floors that face a street. Additionally, cross-reference that required zone edge transitions may further limit height in certain areas of the periphery of B3. (Also need to clarify setback implications of transitions for small/narrow lots.) Coordinate with future Affordable Housing Action Plan to explore ways to use height to incentivize smaller units that have long term affordability restrictions in place. Principles: More than Main Street For Everyone Heart of a Thriving City 9. Maximum building height in the B-3 district is 5 stories in the “Core Area” and 7 stories outside the “Core Area.” [TBD: consider also adding a height in feet or maximum story height.] For buildings with more than four stories, the floor plates on levels five through seven shall step back at least 10 feet from the street-facing building edge(s) to break down the form. Note that zone edge transitions may further limit height in accordance with Section 38.320.060. 9. Maximum building height in the B-3 district must be 55 feet in the district core area and 70 feet outside of the core area. 7 38.400.100.A Add flexibility for the Engineering Department to look at site-specific details when evaluating required street vision triangles. Use existing code language for access standards – Section 38.400.090.H “Modifications of property access standards” as a template. [TBD - coordinate with Engineering Department to work out exact language and standards.] Example language: Modifications of street vision triangle standards. 1. Some of the standards listed in this section, may be relaxed by the review authority if it is shown during the development review process that more efficient design can be accomplished without jeopardizing the public's health, safety and welfare, the intent of this chapter, or the intent of the city's growth policy… Arterial streets. On corner lots on arterial streets in all districts, no fence, wall or planting in excess of 30 inches… is permitted within a triangular area defined as follows: beginning at the intersection of the projected curblines … thence 50 feet along one curbline, thence diagonally to the point 50 feet from the point of beginning on the other curblines, then to the point of beginning, except when traffic control signals are installed, in which case the a local street vision triangle shall apply. Nothing in this section prohibits portions of buildings 12 feet or more above grade from encroaching into required vision triangle setbacks. [40 feet for Local/Collectors]
4 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 8 38.320.020 [Also 38.410.060 & 38.400.090.B] Promote narrow townhomes with stacked utilities and narrower easements in the B3 zone. Principles: For Everyone Walkable and Accessible TBD [Continue to work with the Engineering Department to come up with standards that are safe but still promote narrow lots especially Downtown. Coordinate with ongoing efforts related to Cottage Housing.] Lots less than 3,000 square feet, or less than 25 feet wide may be limited in their ability to comply with other required standards of the municipal code. 9 38.510.030 Block frontage standards are intended to result in a certain form rather than dictate specific uses therefore, references to uses (20 feet of retail space depth) should be removed so that Article 3 should be the only section of the UDC that dictates uses Downtown. Principles: More than Main Street Walkable and Accessible Land Use: See Tables 38.310.030.040 for permitted use details. [References to “commercial space depth” and more importantly “retail space depth” are recommended to be removed for B3 so that Article 3 controls use rather than Article 5.] Land Use: Non-residential uses specified in 38.10.020, except for lobbies associated with residential or hotel/motel uses on upper floors. Table 38.510.030.A “Minimum commercial space depth = 20’ (new buildings only) Table 38.510.030.B “Retail space depth 20’ minimum” 10 Table 38.540.050-1 Currently, all residences in B3 only require one parking space per unit regardless of the number of bedrooms. To increase the overall housing unit supply and promote smaller and more affordable 1BR and studio units, recommend decreasing the residential parking standards for one-bedroom units and increasing the required number of spaces for 3+ bedroom units. This edit would result in less required parking for smaller 1BR units, no change for a two-bedroom unit and more required parking for a three-bedroom unit. Principles: For Everyone Studio – 0.5 spaces 1 BRs – 0.75 spaces 2 BRs – 1 space 3 BRs – 1.5 spaces [Eliminate all references to B3 in the larger parking chapter and create a new section and table that describes parking in B-3.] All types of dwellings within the B-3 district – 1 space [additional reductions may also apply]
5 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 11 38.540.050.7 (several sections would need to be amended to coordinate edits) Eliminate all parking requirements Downtown. OR Exempt the “Core Area” from parking requirements and group and simplify the parking requirements for rest of B3 with a blended rate factor that has “built-in” reductions that recognize shared public surface and structured parking, transit availability, bike infrastructure, walkability, mixed use, variable hours of operation for different business types and overall district capture of parking demand (park once; shop twice concept). Note this recommendation only works in combination with the other parking recommendations to “unlock” existing spaces, create more choices beyond driving and expand parking capacity. Principles: More Than Main Street Heart of a Thriving City Walkable and Accessible For Everyone Option 1: eliminate all parking requirements in the B3 District. OR Option 2: Eliminate parking requirements in the “Core Area” Establish new factors: · 0.6 spaces per hotel room (including accessory uses up to 20% of the building area) · 1 space per 1000 gross square feet for all other uses. Eliminate the list of parking reductions. [Examples of current requirements:] Residential: 1 space per unit Retail: 1 per 300 SF net Office: 1 per 250 SF net Health & Exercise: 1 per 300 net Hotels: 1.1 per guest room (+ accessory uses) Restaurants: 1 space per 50 square feet of indoor public serving area + 1 space per 100 square feet of outdoor area List of reductions: More than one adjustment may apply. Multiple adjustments are added together to modify the minimum required parking from Table 38.540.050-3 in a single operation. Multiple adjustments are not applied sequentially. The first 3,000 gross square feet of a non-residential building within the B-3 district or adjacent to designated storefront block frontage per section 38.500.010 is not included in the calculation of required parking. 15% reduction when the site is within 800 feet of a parking structure of at least 200 spaces 10% reduction where the development is within 800 feet of a developed and serviced transit stop. 10% reduction for on-site bicycle facilities
6 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 12 38.540.050.A. 3.b Move description of cash-in-lieu of parking to the B3 specific section so all B3 parking related items are in one location. Consider requiring that a percentage of cash-in-lieu of parking money go toward multi-modal transit alternatives. Also, as stated in the Downtown Strategic Parking Management Plan: “Re-evaluate and clarify the legality, purpose and intent of SID 565…” Principles: Walkable and Accessible Heart of a Thriving City TBD [Edits to code language will be addressed separately in coordination with the Parking Commission, ongoing data studies and the Downtown Strategic Parking Management Plan which recommends first initiating a legal review and then making appropriate revisions.] Cash-in-lieu modifications to parking requirements in B-3 district. Where all or part of the required parking spaces cannot be provided for a proposed use in the B-3 District, either through ownership or lease of the necessary land, the petitioner may satisfy the parking requirements by providing an equivalent cash-in-lieu payment. All real property assessed by special improvement district (SID) No. 565, or other similarly adopted improvement districts designed to provide additional parking spaces within the B-3 district, will not be required to provide additional parking spaces beyond those required at the time of the SID adoption, provided the use of the real property and improvements remains unchanged from the initial assessments of SID No. 565, or other similarly adopted improvement districts; 13 38.540.060 Need more flexibility for “Joint Use of Parking” to allow development to lease from existing surface parking lots that are underutilized to “unlock” existing parking. Numerous parking facilities in downtown are underutilized; however, owners are reluctant to tie up property with recorded long-term (typically 25 years) lease agreements or to make expensive improvements to parking lots. Principles: More than Main Street Walkable and Accessible For Everyone TBD [Explore language to expand options for joint use of parking - especially for employee parking if connected by multi-modal transportation.] [Clarify that certain existing downtown parking lots can qualify as legal non-conforming uses so that only safety improvements are required to qualify for shared parking.] The parties sharing parking spaces must enter into a long-term joint use agreement revocable with review authority approval, running with the term of the designated uses. … must be located within 1,000 feet of such parking facilities… …A properly drawn legal instrument, executed by the parties concerned for joint use of off-street parking facilities, duly approved as to form and manner of execution by the city attorney, must be filed with the city clerk and recorded with the county clerk and recorder.
7 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 14 38.540.070 Need more flexibility for “Off Site Parking;” recommend removing or increasing maximum distance requirements. Principles: Walkable and Accessible For Everyone TBD [Explore language to expand options for off-site parking – especially for employee parking may be located farther if connected by multi-modal transportation.] [Loosen restrictions for parties utilizing off-site parking spaces.] [Explore establishing parking garage rates, policies and standards.] 4. Off-site parking for multiple household dwellings may not be located more than 300 feet from any commonly used entrance… 5. Off-site parking for non-residential uses may not be located more than 1,000 feet from the entrance of the principal use… 6. Any use which depends upon off-site parking to meet the requirements of this chapter must maintain ownership or provide evidence of a long-term lease agreement, revocable with review authority approval, running with the term of the designated use, for parking utilization of the off-site location. 15 38.550.050.C Parking lot landscaping should be treated differently in an urban core than in a large suburban parking lot. Consider adding more options for urban elements. For example, a low perimeter seating wall with extra perimeter trees/grates in lieu of internal landscaping islands. Of course, safety (access locations, lighting, striping, etc.) and stormwater are issues that needs to be addressed regardless of the location of the parking lot. TBD [Explore options to allowing more urban design alternatives as a substitute for internal parking lot landscaping in B3.] e. Additionally, any parking lot providing 15 or more parking spaces must have a minimum of 20 square feet of landscape area within the parking lot for each off-street parking space in the lot… e.2 Internal parking lot landscaping provided must be proportionately dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 100 feet, with landscaped areas provided in an appropriate scale to the size of the parking lot; and e.3 The minimum width and/or length of any parking lot landscaped area is eight feet.
8 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 16 Table 38.560.060 Add provision for alley signage in B3 to better activate and light the alleys and to provide opportunities for smaller and sublet tenant spaces. Wall-mounted artful neon signs, for example, would promote the concept of local discovery by treating the alleys as a unique outdoor gallery. Don’t penalize front primary businesses or require existing signage to be reduced just to allow a small sign along the alley for an additional business. Principles: More Than Main Street For Everyone [Add footnote 1 to the B3 column and add footnote as follows:] 1 Alley Signage: each business in the Downtown B3 District is allowed one 9 square foot wall sign per entrance on an alley (neon is allowed). This is in addition to the maximum 250 square foot per lot allowance. [NA – this would be a new footnote] 17 38.700.180 The current definition of townhouse does not allow for townhome vertical duplexes; however, this is great way to increase housing supply and diversity to encourage more affordable rental units in Downtown. Principles: For Everyone TBD [Coordinate with Building Division to add a new definition of “Townhouse, Vertical Duplex” Use Block M example.] Townhouse. A dwelling unit, located on its own lot, that shares one or more common or abutting walls with one or more dwelling units, each located on its own lot. A townhouse does not share common floors/ceilings with other dwelling units.
9 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 18 38.420.030 Cash in lieu of dedicated parkland and improvements in lieu of dedicated parkland are great existing options for urban residential infill projects. Downtown should continue to coordinate with the Parks Department to organize and prioritize the park and open space projects identified in the Downtown Improvement Plan. Downtown should coordinate with the future Affordable Housing Action Plan to explore eliminating or reducing the parkland requirement in B-3 for units that will have long-term affordable restrictions in place. While residents living in affordable units and market units equally deserve access to great parks, affordable infill projects Downtown are different from other newer parts of town in that Downtown is already within walking distance to seven existing quality parks which total 73 acres. Principles: Walkable and Accessible Connected to Nature & Culture For Everyone TBD [Coordinate with the Recreation and Parks Department to determine if any additional language or edits are recommended. Note that this item may be better suited to a policies and procedures rather than code edits.] [Coordinate with future Affordable Housing Action Plan.] 1. The city must use a cash donation for development or acquisition of parks to serve the development. 2. The city may use the cash donation to acquire or develop parks or recreational areas within its jurisdiction or for the purchase of public open space or conservation easements, only if: a. The park, recreational area, open space or conservation easement is within a reasonably close proximity to the proposed development; and b. The city commission has formally adopted a citywide park plan that establishes the needs and procedures for use of the cash donation.
10 # SECTION QUICK SUMMARY RECOMMENDED CODE LANGUAGE EXISTING CODE LANGUAGE 19 38.340 Downtown (including the entire B3 District) needs to be recognized within the Neighborhood Conservation Overlay District (NCOD) as a distinct and independent ‘neighborhood’ with its own set of design guidelines. Alternatively, Downtown could explore creating its own separate overlay district. Future edits should also include more design flexibility so that both existing and new buildings can better respond to each unique site, use and historic context (departures, deviations, relaxations, etc.). Related note: also recommended in the plan are zone map amendments to better coordinate expectations along the periphery of B3. Each of the identified areas of inconsistency should be addressed through careful study and strategic relocation of the zoning boundary line. TBD – actual code changes related to this issue would need to be carefully considered and coordinated. [The architectural appearance design guidelines listed in the column to the right should be re-evaluated and potentially expanded. New design guidelines should clearly supplement and clarify these general categories and be place-specific to Downtown.] Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject structures or properties, and with neighboring structures and properties, must focus upon the following: 1. Height; 2. Proportions of doors and windows; 3. Relationship of building masses and spaces; 4. Roof shape; 5. Scale; 6. Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures; 7. Architectural details; 8. Concealment of non-period appurtenances, such as mechanical equipment; and 9. Materials and color schemes… When reviewing a contemporary, non-period, or innovative design for new structures or additions to existing structures, the review authority must be guided by the design guidelines for the neighborhood conservation overlay district to determine whether the proposal is compatible with any existing or surrounding structures.
LELAND CONSULTING GROUP
Market Analysis | Bozeman Downtown Plan | 1
Memorandum
Date December 10, 2018 | Revised February 1, 2019
To Brie Hensold, Agency Landscape + Planning
From Alisa Pyszka, Leland Consulting Group
Subject Market Analysis
Project Downtown Bozeman Improvement Plan
BACKGROUND
Project Description
The Downtown Bozeman Partnership (DBP) is updating the Downtown Bozeman Improvement Plan. One objective of the Plan is to foster private investment growth by identifying market-supported redevelopment
opportunities across a variety of potential commercial and residential land use types.
Analytic Objectives
This document provides a baseline assessment of real estate, market, and other economic conditions affecting
the downtown study area. Based on observed supply and demand characteristics and real estate trends, this analysis provides findings and highlights opportunities at the downtown level.
The City of Bozeman recently adopted the Demographic and Real Estate Market Assessment completed in January 2018 by EPS that will be utilized to prepare the city’s Community Plan. The EPS report includes an assessment of population and household growth, income, employment, educational attainment, and other
relevant demographic trends. This document utilizes EPS projections to maintain consistency between the two Plans and supplements that analysis with the following information.
• Summary of market trends for multi-household residential development, office and retail
• Development trends
• Supply/demand conditions
• Projection of future demand for uses in downtown
Study Area
Downtown Bozeman is in the central portion of the city along Main Street extending approximately three blocks to the north and south generally between 5th Avenue and Broadway Streets. The central core of Main Street consists of the historic brick structures with retail uses and little to no vacancies. The eastern end of Main Street consists of newer construction including the public library and office buildings. The western end includes the County Courthouse, a new hotel expansion and a recent residential rehabilitation of a historic school. This portion of Downtown also connects to the North 7th Avenue urban renewal area. A plan to encourage investment in this area, called the Midtown District, was recently completed and is garnering new development. Since 2009, there have been five new housing projects built in the downtown creating approximately 100 units, and four office projects resulting in 60,000 square feet of new office space.
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Market Analysis | Bozeman Downtown Plan | 2
Figure 1: Downtown Bozeman
Source: Agency Landscape + Planning
New development in Downtown Bozeman consists of infill development, which is a more challenging process compared to new development on vacant greenfield sites on the perimeter of the city. Downtown consists of numerous property owners with various perspectives on market value and a willingness to develop.
Furthermore, the various properties with potential for redevelopment range in condition from vacant to having small buildings and underutilized lot configurations, and potentially requiring upgrades to adjacent utilities.
Additionally, it must be considered that only certain uses will support the existing downtown form of a denser
environment with smaller parcels that support walking and bicycle commuting options. With this focus in mind, industrial and single household detached residential uses are not considered in this analysis and instead focuses
on multi-household/attached housing, office, and retail.
HOUSING
Across the city, new residential is developing at densities of 4.0 – 7.0 units per acre gross density. The market is building more single household detached residential units and less mid-density housing types consisting of
townhouses – fourplexes. Construction of the mid-density housing type decreased from 32 percent to 18
percent to of the overall market. There has been slight increase in larger multi-household units of 50+ units from 36 percent to 39 percent.
Main Street
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Market Analysis | Bozeman Downtown Plan | 3
Figure 2: Units Built by Density Type, 2005 – 2010 and 2011 - 2016
Source: EPS Market Assessment
Downtown is capturing a portion of the attached residential newly constructed units across the city. Per the
following figure, 2,281 attached units (excludes single household and ADU) have been built in the city since 2010. There have been 100 new units in downtown (B-3 zone) between 2010 and 2016, which averages 16.5
units each year. Downtown captured 4.5 percent of city-wide new attached units since 2010. According to a recent analysis by Urban3, Downtown’s taxable acres account for 0.7% of the City's taxable acres
Figure 3. Residential Construction Trends, 2005-2016
Source: EPS Market Assessment
The location of new residential construction, which includes multi-household, multiplexes and townhomes (“SFR
Attached”), and single-household detached homes, is shown on the following map. “New” construction is considered anything built or permitted from 2010 to April 2018.
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Market Analysis | Bozeman Downtown Plan | 4
Figure 4. Multi-household Residential Development by Number of Units
Source: City of Bozeman, Leland Consulting
The location of new multi-household construction, which consists of 5+ units for rent, throughout the city is identified on the following map. There have been no traditional for rent multi-household projects constructed
downtown between 2000 and 2018. The Black Olive project with 45+ rental units is currently under construction. In contrast, several condominium projects for sale such as 5 West, Wilson Residences, and Block M have been constructed since 2010.
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Market Analysis | Bozeman Downtown Plan | 5
Figure 5. Multi-household Residential Development by Number of Units
Source: Costar, Leland Consulting
The vacancy rate in the city is below four percent due to the minimal new multi-household residential projects
delivered since 2016 as indicated in Figure 5. This rate is well below the rule-of-thumb equilibrium vacancy rate of 5.0 percent. Any vacancy rate close to or below five percent indicates a “tight” market, with supply not
keeping pace with multi-household demand.
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Market Analysis | Bozeman Downtown Plan | 6
Figure 6. Multi-household Residential Rents and Vacancies
Source: Costar, Leland Consulting
Figure 7. Multi-household Residential Delivery and Absorption (For Rent)
Source: Costar, Leland Consulting
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Market Analysis | Bozeman Downtown Plan | 7
Projected Demand
Based on anticipated population growth outlined in the following figure from the EPS report, Bozeman requires
approximately 12,700 housing units by 2045. The following figure projects the amount of each type of unit that
will meet future population demand.
Figure 8. Bozeman Housing Projection
Source: EPS Market Assessment
Excluding the single household detached residential uses, the remaining number of attached units projected within the city is 8,278 units. Applying a downtown capture rate of five percent, based on current trends, would
equate to 414 units downtown by 2045. A higher capture rate of 10 percent would equate to 828 units by 2045. Based on prior and anticipated continuing trends for construction of 50 unit projects, which is 35 percent of the
total demand, it is anticipated that 145 to 290 units within this building type or 3 to 6 new projects could be constructed downtown.
Figure 9. Downtown Housing Projection
Downtown Capture of Attached units by 2045
Rate 5% 10%
Total Units 414 828
5+ Units 145 290
Annual Average by 2045 15 30
Source: EPS Market Assessment, Leland Consulting
Workforce Housing
Nearly half the new jobs created in Bozeman between 2010 and 2016 paid less than $16 per hour or $34,000 annually. Demand for affordable housing is therefore increasing, especially among the 18 to 34-year population
according to the EPS report. While the City has been working to provide housing for a range of incomes, more
can be done across the city. From 2013 to present the City has supported proposals to increase density or enable attached housing and ADUs in various districts.
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Market Analysis | Bozeman Downtown Plan | 8
It is important to determine the type of workforce housing required and if supportive services are necessary to serve the population in need. An important objective to provide workforce housing is to not constrict supply and encourage density to allow for a variety of housing types, sizes and rents. It is especially important to
provide this type of housing in denser areas of the city to allow for the residents to utilize alternative modes of transportation besides an automobile. AAA currently estimates that car ownership costs approximately $8,500 a
year to cover costs of the vehicle, insurance, fuel and maintenance. Removing this cost burden effectively increases a person’s income and reduces the percentage dedicated to housing. This strategy is appropriate if the housing demand population is younger and does not require services.
As Bozeman is a micropolitan area surrounded by exceptional natural amenities and currently has minimal transit services most residents require at least one vehicle. We are not discouraging automobile use. We are encouraging future lifestyle patterns require only one vehicle. Therefore, we support modified parking code
requirements to allow for future developments that foster a built environment tied to bicycling, walking and transit in addition to automobile use.
Recommendations
• Continue to actively work with developers to construct multi-household for rent housing projects.
• Allow and encourage, but do not mandate ground-floor retail uses on multi-household projects as the
use can inflate costs and risks if the site is within a weak location for retail.
• Modify parking code requirements to allow for future developments that foster a built environment tied to bicycling, walking and transit in addition to automobile use.
• Continue to invest in multimodal infrastructure that supports bicycle, pedestrian and transit alternatives.
OFFICE
New office supply in Bozeman has been constructed largely outside of downtown. The following figure indicates the location of new construction with office space since 2000. This inventory has been supplemented by tenant
improvements in existing buildings to provide 60,000 square feet of new office space downtown.
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Market Analysis | Bozeman Downtown Plan | 9
Figure 10. Bozeman Office Construction by Square Feet
Source: Costar, Leland Consulting
With the delivery of new projects in 2009 and 2010 there was a rise in vacancy and decrease in rents in response to the supply. As the market has absorbed this new office space, rents have increased and vacancy has
decreased to 0%, suggesting demand in the market for office space.
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Market Analysis | Bozeman Downtown Plan | 10
Figure 11. Office Delivery and Absorption
Source: Costar, Leland Consulting
Figure 12. Office Rents and Vacancies
Source: Costar, Leland Consulting
Projected Demand
As identified in the EPS report and other supporting work such as the city’s Economic Development Strategy, Bozeman is fortunate to have a rapidly growing high-tech sector focused on photonics and software services.
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Market Analysis | Bozeman Downtown Plan | 11
This industry is projected to have continued growth, and there are specific opportunities tied to photonics R&D connected with MSU. In keeping with this collaboration, a majority of Bozeman photonics companies are located around MSU and east of 19th Street, essentially surrounding downtown. This trend is important to note
because these companies will utilize the housing and retail uses in downtown desired by their employees, and some may locate on the eastern more industrial edge of downtown as one company has done.
Figure 13. Photonics Company Locations
Source: Leland Consulting
Additionally, the software and digital media companies are similarly located around MSU, with a significant number of them specifically in downtown.
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Market Analysis | Bozeman Downtown Plan | 12
Figure 14. Software and Digital Media/Marketing Company Locations
Source: Leland Consulting
ID Company Name ID Company Name ID Company Name ID Company Name
1 Apttus 8 Foundant 15 Service Target 22 Elixiter 2 Quiq 9 IgniteFeedback 16 SplashLab 23 Kudos 3 CommonFont 10 netDuty Online 17 wolfSSL 24 MeBox Media 4 CrossTx 11 Oppleo Security 18 Workiva 25 pulseCHECKER 5 Dataminr 12 Oracle 19 Zadiance LLC 26 Rayno Media 6 FICO 13 OppSource 20 Zinovo 27 Zigco LLC 7 FreeAgent 14 RanchLogs 21 Zoot Enterprises
Because these businesses already show a tendency to locate near MSU and downtown, they warrant further
analysis as potential tenants for downtown. All these businesses fall within the National Association of Industry
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Market Analysis | Bozeman Downtown Plan | 13
Classifications (NAICs) of “Professional, scientific and technical services”, which is distinct from other office users such as “information” or “finance and insurance”. Based on interviews with CEOs of companies within the professional, scientific and technical services, there is a demand for downtown office location because of
proximity to other companies and walkable environment to retail amenities. The following projection is for the professional, scientific and technical services industry only, and is therefore conservative. Additionally, this
business sector was selected because it is highly dependent on talent attraction and is more likely to pay higher downtown rents to provide the type of work environment that is competitive and expected within the industry.
According to the EPS report, there is total projected employment of 3,878 people through 2045 within the
professional, scientific and technical services industry alone. Due to the limited office supply across the city, we
are projecting that all of these of employees will require new office space. Industry standard for office space per employee is 250 square feet per employee, which would require a total of 969,500 square feet of new office
space for this industry. Throughout the public outreach process of this project we consulted with employers within this industry. There was a consistent theme that these businesses would like to locate in or remain downtown but due to lack of office space they must locate elsewhere. Considering this demand for downtown
office space we applied a capture rate ranging from 35 to 50 percent in the following figure to determine an approximate allocation of office space to serve the projected growth of the professional, scientific and technical services industry alone. Based on these assumptions, there is potential demand for 400,000 square feet of office
space downtown. The following projection does not account for industries such as real estate or financial services, which are anticipated to provide an additional 4,400 jobs. Those industries do not show a strong need for locating in downtown will grow throughout the city. Nonetheless, this industry group will demand additional
office space downtown beyond what is projected, but not at the same amount.
Figure 15. Professional, Science Technology Industry Downtown Office Space Demand
Source: EPS Market Assessment, Leland Consulting
Total
Employment
Industry
Standard Space
Requirement
250sf/person
35%
Downtown
Capture
Square
Footage
50%
Downtown
Capture
Square
Footage
2045 Growth 3,878 969,500 339,325 484,750
Annual Growth 139 34,625 12,119 17,313
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Market Analysis | Bozeman Downtown Plan | 14
Recommendations
Based on quantitative research and qualitative discussions, there is significant demand for new office space. The
barrier to new development is the parking code requirement of 4 stalls/1,000 square feet of office space. Not
only does this exceed the 2016 surveyed demand of 2.7/1,000 (see Parking Analysis for North 7th Avenue) for existing city office buildings, it is expensive to build. Typical costs for building parking stalls (not including land
costs) are outline below.
• Surface: $3,000
• Tuck-under: $15,000
• Wrap structured: $30,000
• Podium structured: $42,000
To provide structured parking on site to meet a parking code requirement that exceed actual demand is a
significant cost that is precluding new development. To remove this barrier, we recommend the following:
• Reduce office use parking requirement to 2 stalls/1,000 square feet
• Allow new development to lease from existing surface parking lots that are underutilized. Remove code
barriers that preclude ability to lease underutilized private stalls.
RETAIL
Retail is generally categorized as the sale of goods consumed by the general public, either material goods or food service. Therefore, when considering this land use category, food and beverage is generally allowed in the
same zones as goods-based retail. The EPS study summarizes the limited future demand for retail by stating “retail development and recruitment does not need to be a priority for the city. Food and beverage is the
exception.” We agree with their finding that “with the contraction in the retail market due to the growth of e-
commerce, there are fewer opportunities to expand retail. In addition, demographic changes are favoring less retail consumption and a shift to the food and beverage market.” The Bozeman tourist base off-sets this trend
to some degree, but not significantly enough to off-set the general national trend. The study continues to
recommend that the city focus on existing commercial centers as a planned location for future retail uses. The following figure identifies the current location of retail development within the city and where recent
development has occurred.
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Market Analysis | Bozeman Downtown Plan | 15
Figure 16. Retail Development by Square Feet
Source: Costar, Leland Consulting
Newly constructed large format retailers are not anticipated in a downtown location due to the higher land costs downtown and smaller parcels sizes that do not support a large single-story building footprint with higher
parking requirements than most uses. Instead, future retail will likely utilize existing building space or be incorporated into a large housing or office development. Therefore, rather than quantifying a designated amount of anticipated retail for downtown, we recommend that the Downtown Bozeman Partnership plays an
active role in curating the type of retail that is desired for downtown to intentionally foster a place that serves the surrounding neighborhoods.
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Projected Demand
Downtown is the appropriate location to capture future demand for food and beverage uses. This type of retail
is the most viable future retail use (you can’t buy a pint of beer over the internet) and it serves as important
amenity for future office and surrounding residents. Furthermore, local food and beverage is typically demanding space that is 2,500 square feet to minimize risk and off-set start-up costs that typically start at
$200,000. This small square footage is appropriate for existing ground-floor space, and more cost effective
than rents required with new construction.
An intentional focus on the retail mix will create the place desired by the community. Because the downtown
consists of numerous property owners, it falls to the DBP, in collaboration with property owners, to serve as the active orchestrator of this mix, like the role of a commercial center operator. Highly successful commercial centers are intentionally programed with events and retailers that serve their desired customer. The DBP should
take on this mindset as well. Of course, the final tenant decision is up to the property owner. However, education and a collective approach to curating tenants that serve a larger vision will ultimately benefit all property owners and the community.
As the retail industry is undergoing significant shifts, the best course of action is to remain flexible. Rather than adopting a traditional planning approach for this industry, we recommend that the community make sure the
regulatory and downtown organization environments are as supportive as possible to retain existing retailers
and allow for new innovations to emerge.
Recommendations
Downtown consists of a distinct district of small retail spaces north and south of Main Street along Grand, Wilson and Tracy. Aligned with this this storefront infrastructure is a large concentration of clothing and gift retailers. In contrast, the bars and restaurants are generally more distributed across the downtown area.
Additionally, these small retail streets connect to the hotels downtown that allows for direct access to the tourist base, which serves as a broader, unique, higher-income customer base inclined to make purchases at the small
boutique retailer. With this physical opportunity in mind, we recommend the following actions to “curate” this boutique retail district even more intentionally to support the success of the existing retailers.
We want to stress that this recommendation is intended to guide DBP actions, not dictate the location of various
types of retailers throughout downtown. The market should and will determine where it locates. However, for DBP it is helpful to understand to the purpose of efforts and desired outcomes.
Curate
• Sales – Help existing retailers increase sales by hiring a retail expert such as Michele Reeves with Civilis. This type of consultant works with city staff, downtown associations and their local property owners and
retailers to educate stakeholders on how to enhance storefront design, internal layouts and operations to maximize sales revenue.
• Collaboration – Work with property owners and retailers regarding this proposed retail district concept
and build an understanding that the success of one benefit all, including the new Lululemon store located on Main Street. The retailers should align to leverage this significant customer draw and
celebrate its presence within the destination boutique retail district. Additional national retailers may
independently decide to locate downtown. We recommend working with this trend and leverage the new customer base rather than expending energy considering how to control it.
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Market Analysis | Bozeman Downtown Plan | 17
Additionally, work with the hotels to convey this district concept. They can help promote the retailers by sharing discounts or incentives for travelers. For example, Pure Barre across the street from the Element Hotel provides a discount on classes for hotel customers.
• Inventory - Inventory the retail space within the retail boutique district. The “Improving Tennant Mix: Guide for Commercial District Practitioners” by ICSC provides a good list of elements that should be
documented to prepare an inventory. As space becomes available, work with property owners to recruit retail tenants that compliment the existing retailers to enhance the areas as a defined destination. A consultant such as Civilis can educate property owners as to how they will earn more
revenue in the long run by intentionally “curating” a quality tenant (as opposed to the first option received) that not only benefits downtown but them as well.
• Streetscape – A high-quality retail destination is walkable and encourages shoppers to continue along
storefronts as part of an overall experience. Main Street is successful in this concept with vibrant storefronts along all blocks. However due to the building design, many Main Street corners consist of blank walls that subconsciously discourage a shopper from turning the corner to further the retail
experience. We recommend that projects to enliven the corners are implemented. One example is constructing plantings on the walls as shown below or simply putting out chairs and tables to encourage activity.
Code
• Allow for ground-floor retail but don’t require it beyond the “storefront” designation on Main Street.
Required ground-floor often results in vacancies or non-pedestrian generating services such as financial advisors or banks.
• Maintain the intent of the 3,000 sf parking exemption to remove barrier to retail start-ups.
• Allow food carts as incubators for entrepreneurs and to provide variety of options for downtown tenants and residents. During peak season, perhaps start with a food cart pod.
North Tracy Avenue blank wall Source: Complete Blocks
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Market Analysis | Bozeman Downtown Plan | 18
GENERAL LAND USE ALLOCATIONS
In developing the Downtown Bozeman Improvement Plan, it is instructive to anticipate the future allocation of
residential and commercial uses generally anticipated for the downtown district. This information will inform calculations that determine long-term impacts and demand on the utility system, as well as determine if the
district is providing the anticipated amount of land uses needed to serve the growing city population. To determine this ratio of land uses, we utilized the following land demand projection prepared by EPS.
Figure 17. Summary of Land Demand Projections
Source: EPS Market Assessment
This acreage translates to a general percentage of all uses within the higher density scenario summarized below.
Due to the significant amount of anticipated single household detached residential units, 71 percent of the overall city land use will go toward residential uses and 29 percent will be allocated to commercial uses.
Figure 18. Ratio of Land Uses for Entire City
single-household 73%
townhouse 10%
duplex 13%
multi-household 4% total residential 71%
office 26%
industrial 15%
retail 27%
food 10%
institutional 23% total commercial 29%
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Market Analysis | Bozeman Downtown Plan | 19
Source: EPS Market Assessment, Leland Consulting Group
In considering this allocation for downtown, it should be recognized that certain uses identified for the entire
city, such as single household detached residential units and industrial, are not appropriate. Retail is also excluded because the anticipated type of future new retail on large site vacant greenfield land would not locate downtown. If those uses are removed from the calculations, the following allocation of land uses across the
entire city is anticipated. This anticipated ratio of 53 percent residential and 47 percent commercial uses would then be applied to downtown.
Figure 18. Ratio of Land Uses for Downtown
townhouse 38%
duplex 47%
multi-household 15% total residential 53%
office 44%
food 17%
institutional 39% total commercial 47%
Source: EPS Market Assessment, Leland Consulting Group
IMPLEMENTATION
Infill development on individual smaller parcels in an area with aging infrastructure is more complex than
traditional new development on vacant “greenfield” sites on the perimeter of the city. Therefore, proactive collaboration by DBP with private developers is required to achieve the downtown vision that serves all of Bozeman. We recommend implementing the following elements to foster healthy public-private partnerships
that serve the broader Bozeman community needs.
Guiding Principles
• Leverage Market Expertise: DBP should view its role as fostering private development that serves the broader community, not as a developer itself. Therefore, it is recommended that DBP does not acquire
parcels to proactively encourage market-rate housing or office development. Unique situations may
arise that require public acquisition, but generally the organization should allow the market to apply its expertise to engage with property owners and acquire property at a fair price.
• Invest in Infrastructure: Constructing infrastructure that benefits the public is an appropriate use of
funds to benefit the broader community. Furthermore, public construction of infrastructure is regarded as a significant cost off-set and incentive by private development.
• Limit Gap Financing Investments: Gap financing is a financial incentive to off-set private development projects that will not be constructed under standard market conditions due to high construction and land costs and low rents. As the Bozeman real estate market is currently strong, gap financing should
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Market Analysis | Bozeman Downtown Plan | 20
only be utilized for workforce housing projects to build projects that provide rents for residents with 60 – 80 percent of annual median income (AMI) for an established timeframe. Gap financing may expand to other projects if market conditions decline. However, at this time, DBP should focus on encouraging
development that is not being constructed but needed by the broader community.
Infrastructure as an Incentive
• Remove Uncertainty: Proactively determine where infrastructure gaps exist for sites that are likely to develop. Determine the cost of the project, timeframe for construction and amount of public
investment that can be applied. Work with the city to provide an initial assessment of the infrastructure project to convey that the city has preliminarily reviewed the project and that the anticipated design and cost range can be anticipated with an understanding that a formal review is still required.
• Get Necessary Infrastructure Listed on Capital Improvement Plan (CIP): For eligible projects, work with city to list them on the CIP to allow for public investment that encourages private development of several properties (not just one owner) served by the improvement.
• Remove Process Barriers: DBP should continue to maintain a healthy relationship with city staff reviewing permit applications. Work with city to potentially create team of staff from planning, public
works, historic review, etc. that are consistently committed to downtown projects. This will build institutional knowledge of opportunities and barriers in the area that can be quickly addressed.
• Strategically Use Grants: As infrastructure is a public investment, there is an opportunity to utilize
federal and state grants to fund the design or analysis of needed infrastructure. For example, if the city receives grants pertaining to brownfield redevelopment or stormwater management, application for the evaluation and preliminary design of infrastructure serving downtown should be considered.
• Only Invest in Conjunction with the Market: Do not proactively construct infrastructure to prepare a potential site as an attempt to attract development. For many communities, this practice results in “shovel-ready” sites sitting vacant for years while the committed resources could have been applied to
other projects. Providing a developer with clear overview of the needed infrastructure design, timeframe, process, cost and potential public investment is a significant incentive itself. Once the market has identified a site and is committed to development then the public agencies should invest jointly
with infrastructure investments.
• Parking is Infrastructure: Parking should be regarded as necessary infrastructure to foster desired visitor activity downtown. A new parking structure should remain available to the public to the greatest extent
possible to maximize utilization and meet the needs of customers visiting downtown. Assigning permanently dedicated parking stalls within a structure to a specific building essentially serves as gap
financing for new development as it is off-sets actual parking development costs for a few projects. Instead, leasing stalls to new projects on a limited basis is more appropriate as it allows the infrastructure operator to maximize the utility of the asset by responding to market conditions and
parking demand. New development can be served by reduced parking code requirements that align with actual market conditions and recognition of non-permanent leases to meet requirements.
2019 Downtown Bozeman Improvement
Plan | Final Draft | 2.1.2019
Downtown Bozeman PartnershipCity of Bozeman