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HomeMy WebLinkAbout10-27-20 Downtown URD Minutes Downtown Urban Renewal District Board Meeting Minutes October 27, 2020 This meeting was originally scheduled for October 20th and was moved to October 27th due to technical difficulties with the WebEx platform. This meeting was held virtually using City of Bozeman WebEx. Attending: Bobby Bear, Cory Lawrence, Angie Rutherford, Bill Stoddart, Nick Zelver, Chris Naumann, Emily Cope, Mike Veselik Absent: Marley McKenna, Tony Renslow Minutes ACTION: Cory Lawrence moved to approve the June minutes as presented. Nick Zelver seconded the motion. All voted in favor. Financial Reports Chris presented the FY20 year-end finance report (included below). He explained when the TIF bond was refinanced, the Downtown TIF paid a one-time expense of $400,938.62 in cash for the difference between the cost of terminating the old bond, the fiscal agent fees for the refinancing, and cost to initiate the new bond. He equated the fees as being like the closing costs for refinancing a mortgage. Chris presented the FY21 finance report as of October 8th, 2020 (included below). The previous month’s expenses were as follows: $8,071 to Victory Stanley for streetscape purchases, $596 to the DBP for the North Rouse streetscape project, $4,390 to Sanderson Stewart for part one of the transportation SOW, $997 to DHM design for the alley concept planning, $5,000 to MTA for Bozeman Creek planning, $83 to Groundprint for UDC edit consultation, $38,750 to City of Bozeman for the historic inventories project, $654 to Western Transportation Institute for the FY20 truck study, and $1,500 to Sanderson Stewart for the structured parking feasibility analysis. There were no questions from the board regarding these expenses. Cory did acknowledge the importance of the Hotel Incentive Grant that was recently paid to the Armory Hotel. Chris reiterated that the grant was awarded to the Etha (Amory) Hotel many years prior to Cory joining the board. 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. 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. 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, a preferred alternative will be finalized in the coming weeks. 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 City Commission approved the formation of the downtown parking management district which includes and extends 1000 feet beyond the B3 zoning district. The enabling ordinance also allows for the future creation of parking benefit zones. The Parking Commission decided not to raise the monthly parking permit and lease rates in Bridger Park Garage and the public surface lots due to COVID and the corresponding economic downturn. Downtown Plan UDC Recommendations As detailed in my e-mail to all three downtown boards on 9-14-20… Last year the City Community Development Department decided to consider UDC revisions twice each year (one slate April and another in October). City staff designate which specific UDC edits will be considered in each slate. The staff tries to group related revisions together into themes or topics. They slated building heights as a topic to be considered in October 2020, but that has been delayed by COVID until December 2020. There are a variety of building height code revisions to be discussed and considered ranging from floor-to-ceiling heights to overall building heights in different zoning designations. More details can be found on the City of Bozeman UDC Community Platform here: https://www.bozeman.net/government/planning/udc-discussions/maximum-building-heights These discussions will include the recommendations about building heights in the 2019 Downtown Plan. The URD and BID boards will have downtown building heights as discussion topics on their October and November meeting agendas. South Wallace Asbestos Remediation OSM is completing the construction of the 101 Wallace Building and recently upgrading 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 is finalizing the provisions. The agreement and payment should be finalized 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 24 – Final City Commission hearing and resolution of adoption for final action 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 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 Hotel Incentive Grant: The Etha/Armory Hotel submitted their Certificate of Grant Competition and staff turned in the corresponding accounts payable request to the City Finance Department. With this grant payment, the Hotel Incentive Grant program has officially ended. Building Projects Armory Hotel OPENED August 18, 2020 (Congratulations, Cory!) 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. Village Downtown 30 new residential condo units and 9 single-family lots are under review by the City. 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. Strata Building (106 East Babcock)—former BSW Bank—3 floor (46,000 SF) office building. Construction projected to be complete 4th quarter 2020. Carin Townhomes (northwest corner of W Beall & N Grand)—5 townhome condos currently under construction. New Businesses • Athleta—2 East Main—former Miller’s Jewelry location—OPEN • Teton Gravity Research—9 East Main—formerly Sassy Sisters—OPEN • Blackbird Kitchen—140 East Main—formerly C. Moose—OPEN • Genuine Ice Cream—407 West Main—OPEN • Revelry—24 North Tracy—formerly Starky’s (and Barley & Vine)—OPEN • Whiskey & Lace Clothing Boutique—23 West Main—formerly Stix—OPEN • Tanoshii—113 East Main—formerly Corx—renovations underway 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 Bozem 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 Stre 102 E Babcock St- Bloc Randy Scully Intrinsik Planning 7,500$ Total 36,000$ Technical Assistance Program FY2020 Report • Bozeman Running Company—132 East Main—formerly Dari Rasa—OPEN • Ghost Town Coffee—110 East Olive—in Black Olive apartment building—OPEN • Smoke, Fire & Coal—303 East Main—formerly Fire Pizza—renovations underway • Fabers Bakery & Deli—33 South Willson—formerly Delicious Bakery—renovating • TBD—126 East Main—formerly Bozeman Running Company • TBD—27 East Main—formerly Crossroads—to be redeveloped as a restaurant(s). • 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 Chris provided an update that was not included in the ED report regarding a working group to address homelessness issues in Downtown Bozeman. The group is 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 group held one initial meeting and will be holding their second meeting on October 29th. The group is working to put together a business resource toolkit to be available to downtown businesses and stakeholders. Conversations will then be held with the City Manager, Interim Police Chief and Mayor about next steps and how they may can help. Discussion and Decision Items Funding Request for North Black Pocket Park (funding request memo attached below) Chris presented the funding request (memo attached below) to cover the final costs of the North Black Pocket Park which totaled to $8,485. This funding would be paid as a reimbursement to the Downtown Bozeman Partnership as the DBP paid for the project in full. ACTION: Cory Lawrence moved to approve the funding request for the North Black Pocket Park. Bobby Bear seconded the motion. All voted in favor. Downtown Plan Building Height Recommendations Discussion (packet attached) Chris gave an overview of the building height information packet he compiled with assistance from Rob Pertzborn and Susan Riggs (included below). He highlighted that the 2019 Downtown Bozeman Improvement Plan recommends that buildings downtown should be seven stories tall with upper floor step backs to give taller buildings better human scale at the street level. The City Commission and staff have scheduled a discussion in December about UDC revisions for building heights including specific floor-to-floor height increments. Cory Lawrence stated he would love to hear about the same conversation from the BID board meeting. He stated that conversations of density and buildings heights can only go on for so long before parking is brought into the discussion. He asked what the URD board is doing or could do regarding parking concerns in parallel with the building heights discussion. Cory asked how topics get put into the queue for review and what resources the city must collect information on these topics. Chris answered that city staff takes an initial run on compiling information and gathering feedback on the topics, City Commission can then bring the topics to the table for further action. Chris stated that the 2019 DBIP is an adopted plan with recommended code language edits. Nick Zelver stated that this discussion has a lot of items to consider more than just deciding on one building height for downtown, the communication can be a challenge for all of the aspects of the discussion to apply to the whole picture. Public Comment: Linda Semones gave public comment and thanked the URD board for their time and intelligent conversation regarding building heights. She said that the transition areas are very important to the neighborhoods that surround downtown and she is encouraged that transition standards are a part of the discussion. New Business Discussion Cory Lawrence wanted to have a discussion with the URD board about the next steps in hiring the next DBP Executive Director. He explained the Partnership Management Committee is made up of the chair and vice-chair of the three organizations that make up the DBP, those three organizations are the URD, BID, and DBA. He stated that at a prior meeting before the COVID-19 pandemic hit, the URD board was going to hold a workshop to prioritize projects for the remainder of the life of the URD, which sunsets in 2032. He said that this priority list could play a role in determining who the PMC would look to hire. Nick Zelver commented he has been impressed with Chris’ leadership and performance for the time that Nick has been on the board. He believes the prioritization could be important to who they look to hire but would be very important to the URD board in general. Cory Lawrence stated he will initiate an email to the URD board to bring the prioritization topic back into discussion. Cory Lawrence stated that Chris developed several memos and plans. Bobby Bear stated they should be shared to all three boards to view. Chris stated he will share those documents within a week. Meeting was adjourned at 2:20 pm MEMO October 5, 2020 TO: URD Board FR: Chris Naumann RE: NBPP Funding Request Recommend Motion: I move to approve $8,485 of funding to cover the final costs of the North Black Pocket park as requested. Since we last met, the construction of the North Black Pocket Park has been complete, and I am finalizing the project finances. Over the course of the project there were approximately $12,000 in changes orders to address upgrades like skateboard deterrents, but mostly to fix unforeseen issues with the pre-existing irrigation and stormwater systems. The original amount of funding for the project totaled $168,000 with contributions from the City Parks Department ($20,000), City Parking Division ($30,000), and the URD ($118,000). Realizing some other savings during construction, I was able to cover about $4,000 of the change orders. To cover the remaining $8,485.00 of changes orders, I am asking the URD board for permission to approve allocating this funding from the “DBIP: General Implementation” line item in the FY2021 budget. For those funds, the FY21 Work Plan says: Downtown Improvement Plan Implementation $ 100,000 budgeted This funding is intended to be available for smaller investments in the implementation of the 2019Downtown Improvement Plan objectives. The Downtown Plan talks about: Public spaces – both large and small – should be enhanced and made active through programming or adjacent uses that can animate and oversee them. [DBIP p. 122] Since the work was completed months ago, the Downtown Partnership paid the final invoices in full. Therefore, if approved, this funding would be paid as a reimbursement to the Partnership. Thank you for considering this funding request. 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).