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HomeMy WebLinkAbout11-24-20 Downtown URD Minutes Downtown Urban Renewal District Board Meeting Minutes November 24, 2020 Attending: Bobby Bear, Cory Lawrence, Tony Renslow, Angie Rutherford, Bill Stoddart, Nick Zelver, Chris Naumann, Emily Cope, David Fine Absent: Marley McKenna, Bill Stoddart Minutes ACTION: Cory Lawrence moved to approve the October minutes as presented. Tony Renslow seconded the motion. All voted in favor. Financial Reports Chris presented the FY21 finance report as of November 18th, 2020 (included below). The previous month’s expenses were as follows: $95 to Christie Electric for streetlamp repair, $ 434 to Greenspace Landscaping for Soroptomist Park landscaping, $275 to Sunshine Lighting for streetlamp bulb replacement, $306 to Windspill Direct for banner arm purchases, $950 to TD&H for the North Rouse streetscape engineering, $1,954 to Sanderson Stewart for part one of the transportation SOW, $743 to DHM design for the alley concept planning, $5,000 to MTA for Bozeman Creek planning, $1,230 to Groundprint & Intrinsik for UDC edit consultation, $100 to Intrinsik for the downtown 3D model sketch up, $75,000 to Wallace-Babcock LLC for the South Wallace asbestos project. Executive Director’s Report Downtown Plan Projects Here are some updates regarding other projects proposed in the 2019 Downtown Plan. Bozeman Creek—the Downtown Partnership is working with Mountain Time Arts to identify opportunities to enhance and improve Bozeman Creek. Their initial work was completed with Intrinsik Architecture and partially funded with a Downtown URD Technical Assistance Grant. MTA has created a project website that will be updated as more work is completed: https://mountaintimearts.org/see-bozeman-creek To advance the opportunities identified in the grant report, MTA is now convening three working committees made up of community organizations and citizens: Landscape & Water Resources; Art & Placemaking; and Communications & Funding. November board meeting discussion agenda item. Soroptomist Park—the Downtown Partnership has entered a MOU with the MSU Community-Engaged and Transformational Scholarship (CATS) program that will provide opportunities for MSU professors and students to due coursework related to concepts in the Downtown Plan. This semester a senior-level landscape design class will be working on improvement concepts for Soroptomist Park. The DBP will be coordinating with professional mentors to add value and expertise to the student’s work. The students gave their final presentation on November 10th for professional mentor critique. A final report will be compiled before the end of the semester. Alley Improvements—staff is continuing the work with DHM Landscape Architects to refine the improvement concepts for the alley adjacent to Bridger Park Garage between North Black and North Tracy. Three design options have been developed that phase in a wide variety of enhancements in the public and private realms. With specific input from the adjacent property and business owners, and in consultation with the City and utilities, the final concept plan has been published with a press release to soon follow. Alley renderings will be printed and installed at either end of the alley with a QR code linked to the final plan on the DBP website. https://downtownbozeman.org/uploads/2020-11-12_Bozeman_Alleyways_-_Report_Reduced.pdf. Transportation & Mobility Analysis—the URD board approved the final scope of work (SOW) on June 16, 2020 and the City Commission subsequently approved the corresponding Task Order on July 20, 2020. The Sanderson Stewart team is working on the Part One deliverables which should be completed in November. Structured Parking Planning—major impediments have been discovered with the two preferred sites for a second garage. Therefore, DBP staff is looking at other sites and reconsidering different types of structured parking. The consulting team is going to look the options to install simple decks above existing surface lots as a simpler more affordable way to create more spaces. Two financial garage analyses are also being prepared: 1) Sources, Uses, Debt Service scenarios; and 2) Short- and Long-Term Operations and Maintenance projections. City Parking Policy Updates The Parking Commission introduced the parking engagement plan to implement parking strategies in downtown and surrounding neighborhoods. The plan aims to inform constituents through a series of engagement sessions and outreach to produce a consensus on parking topics. The stakeholder outreach and public engagement will begin in January. Here is the link to review the draft engagement plan: http://weblink.bozeman.net/WebLink8/0/doc/227693/Electronic.aspx Downtown Plan UDC Recommendations Since the board meeting in October, maximum building heights has been removed from the December UDC revision schedule and has not yet been placed on a future date. The December schedule does include floor-to-ceiling heights, definitions of front setbacks and entryways facing the street. For each of these topics they will aim to provide clarification for language and definitions. Rob Pertzborn and Susan Riggs will continue to track these conversations as they are discussed at the zoning commission and city commission meetings. https://www.bozeman.net/government/planning/udc-discussions South Wallace Asbestos Remediation OSM has completed the construction of the 101 Wallace Building and recently upgraded the sewer line from the site to Main Street. The URD Board pledged $75,000 in FY2020 to help offset the asbestos remediation costs associated with the public infrastructure upgrades. That funding is encumbered in the FY21 budget. Staff drafted a legal agreement for the disbursement of the funding and the City Attorney’s office finalized the provisions. The payment was made in November. MDT Rouse Project The URD contracted with MDT’s Rouse Avenue construction company, Missouri River Construction, to install the underground electric conduit and pull-boxes for the future installation of downtown streetlamps. Following the completion of the Rouse reconstruction, MDT will review and provide final location approval for over 24 new downtown streetlamps between Main and Lamme Streets. The URD will release an RFP for the installation of the lamps which will most likely take place next summer once school is out of session. Truck Traffic Study The new Main Street Truck Traffic Study has been completed by the Western Transportation Institute (WTI). Staff is preparing a summary memo that will be distributed to the board in the coming weeks. Here is the link to the study: https://downtownbozeman.org/uploads/2020_WTI_Downtown_Bozeman_Truck_Study_Final_Report_7-27-20.pdf Planning Updates In this section, I will provide update about several ongoing City planning processes. Community Plan (City Growth Policy) Update The Planning Board has completed their draft of the Plan and is advancing it to the City Commission. The draft Plan, appendices, and future land use map can be downloaded here: https://www.bozeman.net/city-projects/bozeman-community-plan-update Remaining Community Plan Schedule: • September 16th - Community Meeting on Community Plan text - Virtual • September 23rd - Community Meeting on Community Plan Future Land Use Map - Virtual • September 30th - Community Meeting on Overall Plan and open Q&A - Virtual • October 6th – First City Commission public hearing • October 20th – Second City Commission public hearing with direction of amendments • October 28th to November 12th – Revisions to text and map as needed to implement City Commission direction • November 17 – Final City Commission hearing and resolution of adoption for final action – passed 4-1 The URD Board’s involvement unequivocally better aligned the Community and Downtown Plans. The Planning Board ultimately incorporated all 18 edits and additions requested by the URD Board. Bozeman Climate Plan The draft Bozeman Climate Plan has been released for public review. The plan is the City of Bozeman’s effort to create a comprehensive roadmap to reduce the community’s greenhouse gas emissions and build resiliency to the impacts of climate change. A City Commission work session to review the draft plan was held on September 22, 2020 in anticipation of the City Commission’s adoption hearing on December 8, 2020. As a part of engagement on the project, City staff hosted a community-wide virtual workshop on October 1. Here is the link to the Draft Climate Plan: https://bzncloud.bozeman.net/s/tfKoBH8ATaNsRk5#pdfviewer Homeless Working Group Members of the group currently are made up of Emily Cope, Chris Naumann, Susan Gregory (Bozeman Public Library), Susan Neubauer (Fresco Café owner), Amy Kirkland (Altitude Gallery owner), Erica Brubaker (Wild Joes Coffee owner), Marek Ziegler (Bozeman PD), and Heather Grenier (HRDC). The first version of the business resource toolkit was sent out to downtown property and business owners on November 11th. This toolkit will be revised as new resources and information become available. The group is compiling a letter to the mayor and city manager asking to set up meetings to discuss desired next steps. Technical Assistance Program Update Two grants awarded in FY2020 remain open. One grant remains from FY2018 for the Osborne Building. No grants have been awarded thus far in FY2021. Other Financial Program Updates Streetscape Grants: None Life-Safety Grants: None Fiber Connectivity Grant: None Building Projects Osborne Building (233 East Main) 4-story mixed use building with 2 floors of restaurant use and 2 floors of offices. Construction began October 2018. See https://www.theosbornebozeman.com/ 101 Wallace “OSM” Building 5 story mixed use building on southwest corner of Babcock and Wallace—construction began Spring 2019. https://www.101wallace.com/ One 11 Lofts (corner of North Willson and West Lamme) 50-unit apartment building with 53 parking spaces. Construction began spring 2019. Merin Condos (on North Bozeman across from Dave’s Sushi) 28 units of owner-occupied housing. Under construction. Veranda Apartments (111 South Church) proposed new construction of 6 units. AC Hotel (5 East Mendenhall) 6 story 140 room full-service hotel. Site Plan approved in November 2019. Under construction. East End Flats (240 East Mendenhall) 6-story mixed use project. Development review completed and final site plan approved. Property and project are currently for sale. Strata Building (106 East Babcock)—former BSW Bank—3 floor (46,000 SF) office building. Construction projected to be complete January 2021. Carin Townhomes (northwest corner of W Beall & N Grand)—5 townhome condos currently under construction. New Businesses • Tanoshii—113 East Main—formerly Corx—renovations underway • Smoke, Fire & Coal—303 East Main—formerly Fire Pizza—renovations underway • Fabers Bakery & Deli—33 South Willson—formerly Delicious Bakery—renovating • TBD—16 South Tracy—formerly 9 Round Kickboxing (possible makerspace opening) • The Montana Scene—126 East Main—formerly Bozeman Running Company (moving locations in December) • Wild West Local Foods—326 East Mendenhall—formerly Montana Provisions—OPEN Date Project Name Project Address Applicant Professional Type Value Completed 4/16/2018 Osborne Building 233 East Main Street Casey Durham Locati Arch Plan/Façade 10,500$ Total 10,500$ Technical Assistance Program FY2018 Report Date Project Name Project Address Applicant Professional Type Value Completed 10/7/2019 Gallatin Laundry 137 East Babcock St Robert Lateiner Think Tank Plan/Façade 10,500$ YES 11/1/2019 9 E Main Street 9 E Main Street Robert Lateiner Think Tank Façade 3,000$ CANCELED 1/30/2020 Bozeman Creek Watercourse of Bozeman Creek Jim Madden Intrinsik Planning 7,500$ YES 1/30/2020 DA Davidson & Co 529 E Main St Randy Scully Intrinsik Planning 7,500$ 1/30/2020 102 E Babcock Street Parking Lot102 E Babcock St- Block B Lot 12ARandy Scully Intrinsik Planning 7,500$ Total 36,000$ Technical Assistance Program FY2020 Report Date Project Name Project Address Applicant Professional Type Value Completed 10/5/2020 107 E Babcock 107 E Babcock Randy Scully Intrinsik Planning 7,500$ 10/5/2020 104 E Main 104 E Main Randy Scully Intrinsik Planning 7,500$ Technical Assistance Program FY2021 Report • TBD—27 East Main—formerly Crossroads—to be redeveloped as a restaurant(s) • TBD—402 East Main Suite 3—The Montana Scene (moving locations in December) • TBD—411 East Main—formerly Knife Bistro • TBD—424 East Main—formerly Sage Spa • TBD—424 East Main—formerly Yellowstone Wild Gallery • TBD—544 East Main—formerly Heeb’s—building improvements underway for a tenant • TBD—137 East Babcock—formerly Gallatin Laundry • TBD—19 South Willson—formerly Barley & Vine Discussion and Decision Items URD Interim Administration (memo attached) Chris reviewed the memo that he sent to the board on November 17th. The memo suggested designation Emily Cope, DBP District Manager, as the interim administrator of the URD until a new DBP Executive Director is hired. Emily would be responsible to process accounts payable, board meeting facilitation, strategic project management and basic communications regarding URD business. ACTION: Cory Lawrence moved to designate Emily Cope, DBP District Manager, as the interim administrator of the Downtown Urban Renewal District until such time that a new DBP Executive Director is in place. Interim administrative roles shall include, but not be limited to, managing district communications; accounts payable; board meetings; and project implementation. This designation will be effective December 15, 2020. Bobby Bear seconded the motion. All voted in favor. MTA Bozeman Creek Planning Project (memo attached) Chris provided an overview of the status of the MTA Bozeman Creek project. He spoke with Jim Madden from MTA and they both decided it would be best to put this project on pause while both organizations hire new Executive Directors. Part One of the SOW has been completed, the decision to continue on to Part Two will be decided at a future board meeting. Downtown Plan Building Height Recommendations Discussion (packet attached) Chris stated that Maximum Building Heights has been removed as a topic from the UDC December revision schedule. This topic has not yet been rescheduled for a future date on the UDC schedule. Chris provided an explanation that floor-to-ceiling heights is still on the December schedule. Public Comment: Linda Semones gave public comment and thanked the URD board for their time and intelligent conversation regarding building heights. She looks forward to the conversation continuing in the coming months. December Board Meeting Discussion Cory Lawrence commented he would like the board to hold a work session to help prioritize the projects the URD tackles in the future for the remaining life of the district. Chris Naumann commented that he is finalizing the implementation matrix with Sanderson Stewart on rough cost estimates and should have that available to the board soon. The board will hold will decide over email if they will hold a December board meeting or turn it into a work session. Meeting was adjourned at 1:45 pm TO: Downtown URD Board FR: Chris Naumann DA: November 17, 2020 RE: Interim Administration of the URD As I continue to transition towards my last day at the Downtown Partnership, one issue that needs to be addressed is the continued administration of the URD during the Executive Director vacancy. I anticipate the vacancy lasting from December 18, 2020 until sometime in March 2021—approximately three months. Below is a list of the URD functions that need to be carried out during the interim. • Basic communications regarding URD business (e-mails, phone calls, voicemails) • Accounts payable processing (review of invoices, staff signature, submittal to COB) • Board meeting facilitation (preparing materials, coordinating platform, meeting admin) • Strategic project management (maintaining progress on select implementation) In my May 6, 2019 memo to the Partnership Management Committee about expanding the DBP’s organizational capacity, I stressed the importance of “success(ion)”: “Having a manager for each organization will create critical “institutional knowledge” and potential leadership succession when a current director leaves the organization. Considering the paramount importance of our organization’s role in shepherding downtown’s evolution, the Partnership needs experienced and capable employees that are prepared to either assume these roles or maintain basic functions during a leadership transition.” Over the last year Emily has gained the necessary experience, and she is certainly more than capable, to “maintain basic functions during a leadership transition”. I will be asking the board to consider the following motion for action at URD meeting on November 24, 2020. RECOMMENDED MOTION: I move to designate Emily Cope, DBP District Manager, as the interim administrator of the Downtown Urban Renewal District until such time that a new DBP Executive Director is in place. Interim administrative roles shall include, but not be limited to, managing district communications; accounts payable; board meetings; and project implementation. This designation will be effective December 15, 2020. TO: Downtown URD Board FR: Chris Naumann DA: November 24, 2020 RE: MTA Bozeman Creek Update and Next Steps The FY2021 Work Plan and Budget includes directive to begin working on Bozeman Creek: DBIP: Bozeman Creek Project the URD intends to continue planning for a variety of enhancements to Bozeman Creek as suggested in the 2019 Downtown Improvement Plan with $30,000 of funding. An additional $50,000 is budgeted for creek improvements that could include a combination of public art, education elements, culvert improvements, furniture (benches, picnic tables), stream restoration, and bank stabilization. Back in July 2020, we contracted with Mountain Times Art to begin convening stakeholders, engaging community partners, and developing programs and projects to enhance Bozeman Creek as recommended in the 2019 Downtown Bozeman Improvement Plan. The contract stipulates that the work be divided into two distinct parts. The pages included below document the Part One’s completed work. Highlights include establishing three working committees (Communications & Funding, Placemaking & Art, Water Resources); initial branding and public awareness campaign (#seebozemancreek, Instagram, Facebook); and engaging important community partners (GVLT, Gallatin Watershed Council, Trust for Public Lands, MSU, City Parks Department). In addition to this completed work is a 39-page technical report prepared by Intrinsik Architecture in conjunction with MTA and the DBP (not included here but available upon request). The idea was to evaluate all the Part One work done to date (the report below and the technical report) and develop a scope of work and deliverables for Part Two. Once developed, the details of Part Two would be presented to the URD board for feedback. Due to the factors outlined below, I recommend we postpone proceeding with Part Two until second quarter of 2021. • The DBP and MTA are in the process of hiring new executive directors. The next leaders of both organizations will play important roles in the long-term improvements to Bozeman Creek. Therefore, it would be beneficial for the new EDs to review the Part One work and develop the Part Two scope together, so they have ownership over the next steps. • The COVID pandemic has and will continue to make stakeholder collaboration difficult and public engagement extremely challenging. The ultimate success of the Bozeman Creek project depends on creative, hands-on interaction and robust community involvement. The hope is that by April or May of 2021, both new EDs will be in place and meaningful participation will be possible. Improving Bozeman Creek has been a goal of every downtown plan since 1995 and our partnership with MTA has resulted in more tangible progress than any efforts in the past. I am confident that this spring will provide the opportunity to continue this important project with the right people at the right time. 2019 DOWNTOWN BOZEMAN IMPROVEMENT PLAN Building Heights Excerpts Entire Plan available here: https://downtownbozeman.org/uploads/Pdfs/2019_DBIP_with_Appendix_FINAL_ADOPTED_4-15-19.pdf Guiding Principles: MORE THAN MAIN STREET • Reinforce Downtown as the city center, through new and existing buildings of urban density, considerable height and a diverse mix of uses. [DBIP p. 30] ALIGN HEIGHT WITH EXISTING ZONING AND COMMUNITY PLAN Currently, building heights Downtown are limited by the B-3 zoning district to a maximum of 55 feet in the “Core Area” (defined as Main Street and one half block north and south to the alleys from Grand Avenue to Rouse Avenue) and 70 feet in the rest of the B-3 zone. Recently codified transition language further limits the height of buildings on the edge of the B-3 District when they are adjacent to some residential zoning districts. The Downtown core area contains a mix of buildings that range from one-story storefronts to the seven- story Baxter Hotel and the nine story Armory Hotel. The diversity of building heights across the district adds interest and visual relief to the street, creating a rhythm of change and variation that is an important ingredient of dynamic downtown urban design. While height or density minimums are not regulated, in a downtown like Bozeman’s where affordability and vibrancy are values, it is also important to avoid underdevelopment. Appropriate scales of development are essential for future projects so that the community can meet its goals of sustainable infill, affordability, and a dynamic street life. Many Downtown buildings are designated as “storefront blocks” to promote retail and frequent entries that also add rhythm and walkability to a street. This comes with a requirement for a minimum height of 13 feet for the first floor, to add flexibility to all buildings in this zone to accommodate public uses like retail or lobbies. Improved diagram better illustrating current transition code requirements. [DBIP p. 114] The Community Plan update proposes that the Bozeman will have a diverse skyline with buildings that range from three- to seven-stories. Today’s Downtown height limit of 70 feet does not allow new buildings to reach seven stories due to the needed floor-to-floor heights for urban development, active ground floors, and contemporary building practices. Some buildings surpass this limit, like the historic Baxter or the new hotel and adaptive reuse project at the Armory which obtained a height deviation. Seven stories are already permitted by building conventions in other districts across the city when certain accommodations are made by the project. The 2009 DBIP decreed that Downtown should be home to buildings of the greatest height across the city. Bozeman has evolved since that aspiration, with many other districts carrying height and density as well. Still, to support a lively and vibrant Downtown for the long-term buildings in Downtown should continue to achieve comparable height to other mixed use districts across the community. To accomplish this, the Downtown height requirements should be considered in context of the Community Plan’s aspirations and zoning across the city. Downtown’s height limits should be adjusted to enable buildings of seven stories outside of the historic core, rather than specifying 70 feet which more usually results in five-story buildings. For buildings with seven stories, urban design guidelines could be put in place to shape and break down the massing while still enabling the density needed for a vibrant, inclusive Downtown. For example, the floor plates on levels five through seven can be designed to step back from the building edge to break down the form. A height increase to seven stories could also be an opportunity to address long-term affordability by incentivizing smaller units through height bonuses. Guidelines that are specific to the B-3 zone should build on ideas in Article 5, tailoring them to Downtown specific issues. [DBIP p. 115] Encourage a Mix of Scales SENSITIVE TRANSITIONS Downtown is in the unique position of needing to both continue to promote redevelopment and to ensure that there is a careful balance between adjacent residential scale neighborhoods and new Downtown projects. Density is an important element to these projects in order to foster desired traits like Downtown vibrancy and broader housing affordability. Still, there are concerns that future development will be too tall, bulky or close to residential single family homes. Babcock and Mendenhall Streets both have many surface lots and underutilized sites that are likely to be developed in the coming years. As the “outer core” of Downtown, this “halo” around Main Street is a logical - and important - place to locate buildings of greater height and mass, up to seven stories. It is walkable to transit connections and employment and away from single family housing. However, adjacent to the surrounding residential zones, buildings should begin to taper down and gradually adjust downward. This is the intent of the transition language today. Recent revisions to the UDC included the addition of standards requiring a more gradual transition between new buildings and existing residential properties. This transition language applies in places where B-3 zoning is immediately adjacent to residential zones. It includes provisions for new B-3 development that require a setback from the property line and a stepped back building form for upper stories, supporting the needs of both Downtown and nearby neighborhoods. Although the B-3 zone allows for development up to the lot line (zero lot line), new buildings within the transition zone are required to be set back five to ten feet (depending on the adjacent zone) and are limited to an initial 38 feet in building height from the property line adjacent to other zones. From there, the building form is held to a 45 degree step-back rule for zone edge development, up to the B-3 building height limit. Going forward this language will be tested on actual projects of varied size, each of which will have unique characteristics of site and design. [DBIP p. 116] From DBIP [p. 114] Note: this DBIP diagram was later incorporated into the City of Bozeman UDC to illustrate B3 transition requirements. From DBIP Code Appendix [p. 9] Discussion The current UDC maximum building height in the downtown B3 zoning district is 70 feet except in the ‘core area’ (Main Street between Rouse and Grand) which is limited to 55 feet. There are allowances for elevators towers and parapet features to extend a short distance above the height limits. As shown in the chart above, in certain situations buildings can exceed 85 feet in the UMU and B2 zoning districts. The 2019 Downtown Plans states: “The 2009 DBIP decreed that Downtown should be home to buildings of the greatest height across the city. Bozeman has evolved since that aspiration, with many other districts carrying height and density as well. Still, to support a lively and vibrant Downtown for the long-term buildings in Downtown should continue to achieve comparable height to other mixed use districts across the community.” As we begin to consider additional building height, one important distinction that needs to be consistently applied throughout the UDC is utilizing the term (and corresponding dimensions for) floor-to-floor heights. Currently there are some references to floor-to-floor heights and other references to floor-to-ceiling heights. Not only does this create confusion but it makes determining total building height a challenge if they are used interchangeably. Floor-to-floor heights is used exclusively or the following narrative and renderings to illustrate the potential building height revisions. In the Downtown B3 zone the UDC requires the ground floor requires to be 15 feet. Considering modern construction types, typical upper floors are approximately 12 feet. Using a 15-foot ground floor 12-foot upper floors would yield a total building height 87 feet. As a starting point, the proposed height increase outside the ‘core area’ would equate to an additional 17 feet of total building height; from 70 to 87 feet. Below is a chart showing the building height progression using this typical floor-to-floor height. FLOORS FLOOR HEIGHTS BUILDING HEIGHT 1 floor 15’ 15’ 2 floors 15’ + 12’ 27’ 3 floors 15’ + 12’ + 12’ 39’ 4 floors 15’ + 12’ + 12’ + 12’ 51’ 5 floors 15’ + 12’ + 12’ + 12’ +12’ 63’ 6 floors 15’ + 12’ + 12’ + 12’ +12’ + 12’ 75’ 7 floors 15’ + 12’ + 12’ + 12’ +12’ + 12’ + 12’ 87’ The Downtown Plan suggests requiring an upper floor step back of 10 feet above the fourth floor “to shape and break down the massing while still enabling the density needed for a vibrant, inclusive Downtown”. Jan Gehl, renowned urban planner, noted in his seminal book Cities for People that contact between buildings and people at street level is only possible from the lowest floors and quickly dissipates beyond 45 vertical feet. He said, “the challenge is to build splendid cities at eye height with tall buildings rising above the beautiful lower stories”. Building off the rendering in the Downtown Plan and now included in the UDC, the diagram above shows an example of a 7 floor building with a 15’ ground floor and 12’ upper floors. Current Downtown Building Heights The information below demonstrates that total building heights and the floor-to-floor heights within a given building vary. So, there is no ideal total building height and no exact floor-to-floor heights. For example, the US Bank building is 64’ and has 4 floors while newly constructed One11 apartment building is also 64’ but has 5 floors. There are five 5 floor buildings described below and their total building heights range from 60’ (Black Olive) to 72’ (Element). Building Floors Height Armory Hotel 8 91’ Baxter Hotel 7 81’ AC Hotel 6 72’ Element Hotel 5 72’ One11 Apartments 5 64’ US Bank 4 64’ Merin 5 63’ 5 West 5 61’ Black Olive 5 60’ Osborne 4 60’ Below are the same buildings with more details about their floor-to-floor heights and construction types to further demonstrate the amount of variability. Armory Hotel – 8 floors 91’ Approx. Total Height 12’-0” First Floor FTF 15’-0” Floors 2-3 10'-6" Floors 3-8 Construction: Steel Frame – steel pan poured concrete floors Baxter Hotel – 7 Floors 81’ Approx. Total Height to front parapet; 72’ sides; Sign 100’ AC Hotel – 6 Floors 72’ Approx. Total Height including parapet 16’ First floor FTF 10’-4” Floors 2-4 11’-0” Floors 5-6 10’-8” Floor 6 to roof structure Construction: 5 floors of wood over post tension concrete podium Element Hotel – 5 floors 72’ Approx. Total Height including stair towers 18’ First Floor FTF 10’-6” Floors 2-5 Construction: 4 floors of wood over post tension concrete podium US Bank – 4 Floors 64’ Approx. Total Height not including stair tower 12'-10" First Floor FTF (Mezz) 10'-3" Mezz-2 11'-0” Floors 2-4 10’-8” Floor 4-roof deck Construction: 4 floors steel framing and poured concrete ONE11 – 5 Floors 64’ Approx. Total Height 15’ First floor FTF 10’-8” Floors 2-5. Construction: 4 floors of wood over post tension concrete podium Merin – 5 Floors 63’ Approx. Total Height 15’ First floor FTF 10’-8” Floors 2-5. Construction: 4 floors of wood over post tension concrete podium 5 West – 5 floors 61’ Approx. Total Height (not including stair tower) 14’ 8” First Floor FTF 12’-6” Floors 2 & 3 (originally both office) 10’-6” Floor 4 & 5 Construction: 5 floors of post tension concrete slabs Black Olive – 5 Floors 60’ Approx. Total Height 15’-0” First floor FTF 10’-8” Floors 2-4 9’-2” Floor 5 Construction: 4 floors of wood over steel pan poured concrete podium Osborne Building – 4 Floors 60’ Approx. Total Height including parapet SoBo – 4 Floors (B-2M) 52’ Approx. Total Height including parapet 14’-6” First Floor Commercial 10’-6” 2-4, Construction: 4 floors of wood Cannery Flats - 4 Floors (B-2; PUD) 57' Approx. Total Height to peak 14'-2" First Floor FTF 11'-0” Floors 2-4 Construction: 4 floors of wood This information was compiled by Chris Naumann (Downtown Bozeman Partnership) with input from Rob Pertzborn (Intrinsik Architecture) and Susan Riggs (Groundprint Consulting).