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HomeMy WebLinkAboutC and I PPUD Section 3.01-3.05 Project Overview and PUD information 1-24-19COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 36 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 COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 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 COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 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 RESPONSE & RESUBMITAL II || JANUARY 2019 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 COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 40 EXISTING CONDITIONS & HISTORY CONTINUED EXISTING BUILDING TO BE REHABILITATED - INTO PLAZA PAVILLION (BUILDING 5) SOUTH EAST NORTH WEST COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 41 EXISTING CONDITIONS & HISTORY CONTINUED EXISTING BUILDING TO BE REHABILITATED - INTO PLAZA PAVILLION (BUILDING 5) PRESERVE - ELEVATOR INTERIOR - ELEVATOR PRESERVE - CRIB CONSTRUCTION INTERIOR COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 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 RESPONSE & RESUBMITAL II || JANUARY 2019 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% WALLA C E A V E IDA A V E C O T T O N W O O D S T ASP E N S T 35’ 46’ 31’ 48’ 49’ 25’ COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 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 RESPONSE & RESUBMITAL II || JANUARY 2019 page 45 PROPOSED PUD POINTS CONTINUED COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 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 COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 47 PROPOSED RELAXATIONS CONTINUED 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 COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 48 PROPOSED RELAXATIONS CONTINUED 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 COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 49 PROPOSED RELAXATIONS CONTINUED 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 COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 50 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 CONTINUED COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 51 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.