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HomeMy WebLinkAboutC and I PPUD Section 4 Land Use policies achieved 1-24-19COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 64 LAND USE CITY LAND USE POLICIES & OBJECTIVES ACHIEVED LAND USE CLASSIFICATION ALIGNMENT OF GOALS WITH NORTHEAST URBAN RENEWAL DISTRICT PLAN ALIGNMENT OF GOALS FROM VISION NE/RUDAT REPORT 4.00 4.01 4.02 4.03 SECTION 4 COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 65 CITY LAND USE POLICIES & OBJECTIVES ACHIEVED This infill, affordable housing, mixed use, urban plaza project exceeds many of the goals and objectives the City has across multiple planning documents from the Community Plan, Design Objectives Plan, Northeast Urban Renewal Plan, and the Economic Development Strategic Plan. Additionally, the design team and the developer facilitated an additional series of public meetings and charettes that further reinforced the goals of the project. (The RUDAT) the following covers the high-level items from the Bozeman Community Plan that are not covered elsewhere in the application. We have also provided a matrix of the basic policies that we are meeting across multiple planning documents. LAND USE – A SENSE OF PLACE BOZEMAN COMMUNITY PLAN GOAL LU-1: Create a sense of place that varies throughout the city, efficiently provides public and private basic services and facilities in close proximity to where people live and work and minimizes sprawl. The Cottonwood and Ida project is best described as a mixed-use infill project providing for places of work and housing within the existing fabric of a neighborhood. By Creating opportunities for multiple demographics and varying the types of housing, this project will successfully combat the pressures of sprawl. It is estimated that if this density of both commercial and residential uses were to develop under traditional greenfield development standards it would be nearly five times as consumptive of land. One of the objectives under this goal is: OBJECTIVE LU-1.4: Provide for and support infill development and redevelopment which provides additional density of use while respecting the context of the existing development which surrounds it. Respect for context does not automatically prohibit difference in scale or design. The Cottonwood and Ida project provides this much needed density while respecting the context of the existing neighborhood by placing much of the parking below grade, breaking up the buildings into multiple structures that create broad public plazas and intimate courtyards for enjoyment by the resident and the visitor alike. QUALITY COMMUNITY GOAL C-1: Human Scale and Compatibility - Create a community composed of neighborhoods designed for the human scale and compatibility in which the streets and buildings are properly sized within their context, services and amenities are convenient, visually pleasing, and properly integrated. This project has placed great emphasis on the human scale and as mentioned above by breaking up the massing of the buildings to more similarly match the context of the neighborhood and creating public spaces has created a visually pleasing and properly integrated quality set of buildings and public spaces. GOAL C-5: Public Landscaping and Architecture - Enhance the urban appearance and environment with architectural excellence, landscaping, trees and open space. OBJECTIVE C-5.2: Encourage inclusion of plazas and other urban design features as public areas within developments. The Cottonwood and Ida project provides over 6,750 SF of public plaza space that will provide an urban park experience unique to this neighborhood. COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 66 GROWTH POLICY DESIGNATION / COMMUNITY PLAN DESIGNATION The project area is designated as “Industrial” in the Community Plan. This classification provides areas for uses which support an urban environment such as manufacturing, warehousing, and transportation hubs. Development within these areas is intensive and is connected to significant transportation corridors. In some circumstances, uses other than those typically considered industrial have been historically present in areas which were given an industrial designation in this growth policy. Careful consideration must be given to public policies to allow these mixed uses to coexist in harmony. The property holds a unique identity within this context given that it is also part of the NEHMU Zoning Classification (see below). This classification has provided for a mix of residential uses and commercial / industrial uses throughout its history. The project is compatible with this and will add to an ever-evolving future of this neighborhood. ZONING DESIGNATION Sec. 38.300.110. - Commercial and Mixed-use Zoning Districts - Intent and Purpose The intent and purposes of the commercial zoning districts are to establish areas within the City that are primarily commercial in character and to set forth certain minimum standards for development within those areas. Northeast Historic Mixed-Use District - Intent and Purpose. NEHMU 1. The intent of the Northeast Historic Mixed-use District is to provide recognition of an area that has developed with a blend of uses not commonly seen under typical zoning requirements. The unique qualities and nature of the area are not found elsewhere in the city and should be preserved as a place offering additional opportunities for creative integration of land uses. The intent of this area is to allow private and case-by-case determination of the most appropriate use of land in a broad range of both non-residential and residential uses. Standards for buffering between different land uses are deliberately not as high as standards elsewhere in the community as it is assumed that persons choosing to locate in this area are aware of the variety of possible adjacent land uses and have accepted such possibilities as both acceptable and desirable. It is expected that the lots within this district will continue to develop under a variety of uses which may increase or decrease in scope in any given portion of the district. 2. The clear intent of this district is to support a mix and variety of non-residential and residential uses. Nothing in Division 38.300 of this Article shall be interpreted to be discouraging or prejudicial to any listed use except as set forth as principal and conditional uses. As stated above the unique aspects of this zone type make it very suitable for a mixed use commercial and residential project. The project respects this identity both in the planning of uses as well as the scale of the architecture. LAND USE CLASSIFICATIONS COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 67 THE NORTHEAST URBAN RENEWAL DISTRICT MISSION AND VISION: “The plan envisions a mixed-use neighborhood that is user-friendly, safe, secure and healthy. While the plan envisions a District with diversity of housing, businesses, and amenities, it intends to maintain the unique ambiance and historic character of the District.” NEURD Plan pg. 5 We used this mission statement along with feedback from the RUDAT to develop our plan. We are seeking to create a neighborhood that is user-friendly, offering plaza spaces and good connectivity to the surrounding neighborhood. We are providing a healthy mix of housing, businesses and amenities that respond to the unique ambiance of the district through massing and scale and configuration of buildings. The NEURD plan outlines nine principles along with goals and implementation policies that it seeks to achieve through the creation of our project it addresses many of these principals, goals, and implementation policies aligned in the plan. In fact, our project directly addresses 7 of these principals. Specifically, ALIGNMENT OF GOALS WITH NEURD (NORTHEAST URBAN RENEWAL DISTRICT) PLAN Principle 1 is to ensure health safety and security of the District by updating outdated or insufficient infrastructure. We intend to make improvements to the surrounding street network and utilities in collaboration with the District. This project also furthers the goal of a land use pattern that facilitates all modes of transportation. We have included substantial underground parking to provide the needed parking while shielding the presence of “parking lots” from the neighborhood viewshed. We have provided plazas and greenways to facilitate public pedestrian uses on the site and intend to create specific bike garage facilities to accommodate bike parking, storage, and maintenance areas. Principle 2 speaks to the desire to balance commerce and livability in the District within the mixed-use framework. Our project provides this balance and compatibility through the very best practices of urban design. We achieve this by providing good connections to public spaces for all that improve quality of life for the residents and business owners alike. Principle 3 is to “honor the unique character and vitality of the District”. We have taken great effort to include opportunities within this project for affordable and attainable housing, unique artist spaces and commercial uses that best fit the emerging character of the District. Additionally, our thoughtful consideration of mass and scale, attention to public values, and sustainable building practices will both honor the vitality and show a path forward that the district can truly be proud of. Principle 4 addresses the need for public open space that contributes to the health and appeal of the urban environment. This project creates over 20,000 SF of multiple public open spaces and provides improvements to adjacent greenways. Principle 5 establishes the framework to evaluate the cost of projects and programs weighted against their benefits to the district. This project provides the much-needed benefit of affordable housing and unique artists spaces in a progressive urban design that will enhance and preserve the unique character of the District. The project will also substantially increase the available increment in the District which can be used to achieve additional goals outlined in the plan. (continued) COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 68 We have estimated this at $100,000 annually, after debt service, that can be used on other projects within the District. This principal exemplifies our project in so far that it will promote the principals and goals of the District and contribute significantly to the underlying value of the District. Principle 6 states the private land shall not be acquired for private use through the eminent domain process. Our project does not use any eminent domain in the redevelopment. We do offer our own private land to the public in the form of public plazas. Principle 7 states that projects shall consider impacts on adjacent neighborhoods. Our project has thoughtfully addressed the surrounding neighborhood by incorporating smaller scale housing next to smaller scale adjacent homes and placed more commercially oriented uses next to existing commercial uses. ESSENTIAL GOALS OF THE 2006 NEURD PLAN ACHIEVED • “Outdated or insufficient infrastructure should be repaired, replaced, or otherwise improved” (Principle 1, pg. 5 NEURD Plan) • “Assure compatibility of land use through appropriate urban design techniques” (Principle 2, pg. 6 NEURD Plan) • “Promote sustainable building practice and design within the District” (Principle 3, pg. 7 NEURD Plan) • “Encourage affordable housing” (Principle 2, pg. 6 NEURD Plan) • “Secure public open spaces in locations that will optimize accessibility” (Principle 4, pg.7 NEURD Plan) • “New structures should be designed keeping in mind public values of durability, flexibility, and simplicity. Thoughtful consideration of design, materials, and massing in construction of new private buildings will add strength and character to the built environment. To the degree that private sector can be influenced by a public partner in development, the community ought to strongly encourage excellence in urban design as a basis of partnership.” (Principle 3, pg.7 NEURD Plan) • “Harmonize commercial and industrial development with residential quality of life” (Principle 2, pg. 6 NEURD Plan) ALIGNMENT OF GOALS WITH NEURD PLAN (NORTHEAST URBAN RENEWAL DISTRICT) CONTINUED COTTONWOOD + IDA RESPONSE & RESUBMITAL II || JANUARY 2019 page 69 ALIGNMENT OF GOALS FROM THE VISION NE/RUDAT REPORT (NORTHEAST REGIONAL URBAN DESIGN ASSISTANCE TEAM) While not an adopted city policy document the RUDAT provided an opportunity for a broad base of neighborhood and community engagement discussing the future direction of this District and areas surrounding it. The RUDAT came up with a few guiding principles as follows: • Values the neighborhood’s unique vibrancy, diversity, artistry, history, commercial / industrial interface, walk- and bike - ability, and special bridger mountain views; • Understand that growth and change in our neighborhood is inevitable; • Embraces the notation that change can be positive, that it can enhance the neighborhood’s unique character and vitality and increase opportunities for affordable housing, connectivity and civic participation. The goals of the Cottonwood and Ida project very much align with these as we endeavor to create affordable housing opportunities and embrace the artistry and history of the District while making opportunities for civic participation on site. THE VISION NE/RUDAT FOLLOW-UP COMMITEE SEEKS TO: • Enhance neighborhood character We are looking to enhance the character through unique buildings and public spaces and provide commercial opportunities for artists to continue to contribute to the fabric of place. • Create new pocket parks, urban rooms and public gathering spaces We have incorporated several public plaza spaces and pocket parks within the site to support public gathering and invite the neighborhood to be part of the location as we ask to be part of the neighborhood. • Provide safe transportation through residential neighborhoods The project provides full pedestrian circulation through the site connecting to the existing sidewalk and trail network. Transportation patterns have been considered to keep most of the traffic on existing major roadways. • Support artists and artisans and provide opportunities for public art From the beginning our intent is to support and provide opportunity for the burgeoning artist community to flourish by adding additional artist spaces, as well as affordable places for artists to live and incorporate within the public spaces art. • Expand the trail network and connectivity to downtown Bozeman, the North 7th Corridor, and Story Mill Community Park This project creates a through pathway and can become a hub of connection to the various sub districts. • Consider the area’s agricultural and light industrial historical legacy The character of the buildings will incorporate attributes that pay homage to the legacy of the various historical uses. • Provide affordable housing options Lastly - we are providing both affordable housing and attainable housing through a mix of unit types to support the unique character of the neighborhood.