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Home My WebLink AboutSECTION 1 COTTONWOOD AND IDA NARRATIVE 3-1-21COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 30 PROJECT NARRATIVE INTRODUCTION STATEMENT & NARRATIVE SITE VICINITY MAP- DATA GENERAL BUILDING INFORMATION BUILDING DESIGN OBJECTIVES BUILDING STRATEGIES BUILDING MATERIALS PG 37 PG 40 PG 41 PG 43 PG 44 PG 45 SECTION 1 BLDG A BLDG B BLDG C BLDG EBLDG FBLDG G MISCO MILL PLAZA BLDG D COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 31 INTRODUCTION STATEMENT The site is in the Northeast part of Bozeman and carries a unique zoning designation found only in this part of town the Northeast Historic Mixed-Use District (NEHMU). The Unified Development Code (UDC) describes this District as follows, “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.” This project proposes an integration of a broad range of housing and commercial activity along with thoughtful public plaza spaces to connect to the existing fabric of the neighborhood. The project will exceed LEED Neighborhood Design Standards, incorporate low impact development approaches, and most importantly provide affordable housing options. PROJECT SITE E COTTONWOOD ST E ASPEN ST IDA AVEE PEACH ST E TAMARACK ST PLUM AVEN WALLACE AVEN ROUSE AVEN BROADWAY AVEE A V O C A D O S T EXCERPT FROM THE NORTHEAST NEIGHBORHOOD R/UDAT REPORT APRIL 2017 “Today, the Northeast Neighborhood is strategically located and can support the housing shortage, and leverage existing infrastructure, encouraging a contemporary form of multi modal transportation due its proximity to downtown, the university and access to adjacent natural amenities. The question will be how the Northeast Neighborhood can be strategic without destroying its character and the attributes that make it unique. The challenge will be accommodating new housing and commercial development with appropriate policies and design standards to maintain the integrity and quality of life for residents and business owners in the existing area. Design must also honor the past and the historical significance of the location. New policies should regulate new construction so that it fits within the neighborhood and focuses on quality context-sensitive design. As Bozeman continues to grow, a focus on great public spaces, walkability, and opportunities to cater to active lifestyles will continue to enhance Bozeman as a place and reinforce its great quality of life and economy of choice for knowledged workers and talented professionals. One fear of additional development in the Northeast Neighborhood is gentrification of the area and increased values in an already price sensitive market. The City should explore a regional policy to make housing more attainable to the region as a whole. However, certain developments could implement a portion of housing that is below market rates in exchange for other concessions. For example, public property could be made available to those developers that conscientiously address some levels of affordable housing. Design should be unique and reflect the existing character distinguishable from other parts of the neighborhood.” The Cottonwood and Ida Neighborhood Development addresses these challenges by providing new housing at reasonable prices, while maintaining the integrity of the existing community - honoring the past and accommodating the future. COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 33 PROJECT NARRATIVE PROJECT VISION / NARRATIVE 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 73 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 five residential buildings providing a broad set of housing types: affordable and market-rate apartments, rownhouses, and urban lofts. While 14% of the rental units (7 of the 49 rental units) will be set aside for those earning less than 60% 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 27,946 GSF office building will attract mid-size commercial tenants looking for new or expanded space near the downtown district. Some of this space will provide for a small scale restaurant / cafe that will activate the Mill Yard throughout the day. These spaces are designed to be flexible to accommodated a broad range of tenant sizes. The project supports the community’s desire for a local arts culture, and acknowledges the neighborhood’s industrial past by including 5,156 SF of artisan manufacturing workshops. Located in the existing building (G) that will be rehabilitated as well as a mix of small commercial space fronting the Mill Yard in Building A. These workshops will activate the project’s open spaces, and encourage pedestrian throughout the site. 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. The project will obtain site-wide certification under the LEED Neighborhood Development program. PROJECT VISION / NARRATIVE 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 73 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 five residential buildings providing a broad set of housing types: affordable and market-rate apartments, rownhouses, and urban lofts. 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 SP1 SUBMITTAL || JANUARY 2021 page 34 1/2 MILE RADIUS 1/4 MILE RADIUS TRAILS BIKE LANES BIKE ROUTES SHARED USE PATHS STREAMS RAILWAYS CITY LIMITS PARKS OPEN SPACE FIRE STATION & POLICE SUBSTATION SCHOOL NORTH 5 MINUTE WALK (1/4 MILE) • PARK TRAILS • FAIRGROUNDS • BASEBALL FIELD • CAFES • BUS STOP • OFFICES • ARTIST STUDIOS 10 MINUTE WALK (1/2 MILE) • ELEMENTARY SCHOOL • BOZEMAN CITY HALL • DOWNTOWN RETAIL DISTRICT • PUBLIC LIBRARY • LINDLEY PARK • BEALL PARK • STORY MILL PARK • PUBLIC POOL (3/4 MILE) SITE VICINITY MAP AND DIAGRAM E OAK ST E BIRCH ST CE D A R S T BO H A R T L NL STE OAK STGOLD AVEE COTTONWOOD ST E ASPEN ST IDA AVEE PEACH ST E TAMARACK ST FRIDLEY ST PLUM AVEIDA AVEDAVIS ST FRIDLEY S T DAVIS ST E LAMME STN WALLACE AVEN ROUSE AVEN BLACK AVEFR O N T S T VILLAGE DO WNT O WN BLVDN BROADWAY AVEE MENDENHALL ST COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 35 COMPILED DATA/ BUILDING TABLE BUILDING LEVELS USE/ LEVEL GROSS SF LOT COV. FOOTPRINT UNIT TOTAL BLDG A 4 L1: RES & COMM L2-4 RES 33,769GSF 9090 SF 15 RES. UNITS; 3775 NSF COMM. BLDG B 3 L1-L3 RES 8,726 GSF 3,558 SF 49 RES. UNITS BLDG C, D & E 3 L1-3 RES 22,382 GSF 9,063 SF 9 UNITS W/ PRIVATE GARAGEES BLDG F 3 L1- REST. / OFF L2-L3 OFFICE 26,545 GSF 8,359 SF 2,200 NSF RESTURANT 17,054 OFFICE BLDG G 1 ARTISAN/ COMM 2,156 GSF 2,156 SF 2,100 NSF FLEXIBLE SPACE FOR ARTISANS PUBLIC PLAZA PUBLIC 8.726 GSF OPENSPACE / RESIDUAL PUBLIC PRIVATE 23,530 SGSF RESIDENTIAL PARKING UNDER GROUND GARAGE & PRIVATE 39,395 GSF 36,998 SF 80 SPACES ON STREET 26 SPACES COMMERCIAL PARKING LEASE -OFF SITE 83 SPACES TOTAL PROJECT PARKING AUTO 189 SPACES BIKE 120 SPACES TOTAL BUILDING SF 123,651 GSF 40,478SF TOTAL SITE SF 89,995 SF FLOOR AREA RATIO (F.A.R.)1.4 G A CDE C F B GENERAL BUILDING INFORAMTION - all completed in phase 1 A MIXED USE- GROUND FLOOR COMMERCIAL / RESIDENTIAL & RESIDENTIAL LEVELS 2-4 B APARTMENTS / STUDIOS & 1 BEDROOMS (7 AFFORDABLE @60%AMI) C ROW HOUSE REDIENTIAL UNITS D ROW HOUSE RESIDENTIAL UNITS E ROW HOUSE RESIENDIAL UNITS F MIXED OFFICE BUILDING G EXISTING BUILDING REAHBILITATED H PUBLIC PLAZA F H COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 36 FROM THE R/UDAT REPORT “The look and feel of the core is central to how the resident’s see themselves and identify with the neighborhood. Developing a strategy for defining and protecting the core is essential to maintaining the residents’ cultural connection to the city’s history as well as their neighborhood identity as a ‘funky,’ creative, and diverse place to live, work and play.” Drawing heavily from community input gathered during the R/UDAT workshop held in April, 2017, a number of design priorities have been identified and applied through the design effort. Specifics for the designs can be found on the drawings sheets, the final buildings will be substantially similar to those deppiced thier. The PUD has been contempalted as a final design as such the buildings as drawn represent the deisgn guidelines. NEIGHBORHOOD INTEGRATION The project will be responsive to the existing scale, massing, and land uses in the surrounding neighborhood, and will build upon the eclectic and creative spirit valued by the Northeastern neighborhood residents. The majority of the parking will be placed in an underground garage to minimize its impact, and to promote a pedestrian oriented and bike-friendly community. DIVERSITY The site provides a wide range of housing options for the residents, and must respect the community’s desire to have housing that is affordable and attainable by middle-income local residents. The development must be truly mixed-use; bringing economic opportunities with new offices and maker spaces, housing options for residents of all walks of life, and much-needed community amenities and open spaces. CHARACTER The design of the site and buildings will enhance the neighborhood; providing a contemporary take on materials and forms already present and familiar in nearby homes and businesses. SUSTAINABILITY The site will be developed to be environmentally, economically, and socially sustainable. We are currently pursuing site-wide LEED Neighborhood Development Certification, and are committed to practical and progressive green building practices. The office space and workshops will offer new and expanded opportunities for local businesses; while the community rooms, open spaces, and overall integration of residential, production, and business uses will support a vibrant, creative, and diverse community for years to come. BUILDING DESIGN OBJECTIVES COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 37 AERIAL LOOKING NORTHEAST NEIGHBORHOOD INTEGRATION • Respect the variety of building sizes and forms in the neighborhood, and offer a similar variety in the design of the individual buildings, and portions of building • Design the ground floor of all buildings with a pedestrian scale - residential stoops, main street storefronts, sheltered entries, inviting lobbies CHARACTER • Design each building to be distinctive while maintaining a coherent and cohesive project aesthetic • Develop individual details that respect the value that the community places on its own eclectic and creative culture OUTDOOR ROOMS • Provide outdoor rooms of different sizes to accommodate a variety of uses - from small groups to larger public events • Screen the edges of the outdoor spaces to preserve privacy within the nearby residences • Respond to the solar orientation of our open spaces - offer shade in the summer, and sun in the winter MATERIALS • Select materials that evoke the industrial heritage of the site, yet are appropriate for residential uses, and result in durable and sustainable structures BUILDING STRATEGIES COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 38 BUILDING MATERIALS Exterior materials have been selected in order to reference the residential and industrial buildings found throughout the Northeastern neighborhood. The materials will be durable, with consideration given to reducing maintenance costs for the residents where feasible. Primary exterior wall surfaces will be faced in panel siding, and both corrugated and standing seam metal siding; while ground floor access points that are protected from the elements - entryways, stoops, storefronts, etc. - Will have wood siding. Railings, sunshades, fences, and similarly scaled items are still being designed but may consist of wood, steel frames, and/or perforated corrugated metal. Exterior materials include the following: • CNC1 - Concrete • FCP1 - Fiber Cement Wall Panel • LS1 - Fiber Cement Lap Siding • MTL1, 2 - Vertical Corrugated Siding • MTL3, 4 - Horizontal Corrugated Siding • SS1, 2 - Standing Seam Metal Panel • WD1, 2 - Horizontal Wood Siding • WD3, 4 - Vertical Wood Siding WOOD SIDINGFIBER CEMENT LAP SIDING STANDING SEAM METAL ROOFING AND SIDING CORRUGATED METAL SIDING FIBER CEMENT WALL PANEL COTTONWOOD + IDA SP1 SUBMITTAL || JANUARY 2021 page 39 CNC1 CONCRETE; HORIZONTAL BOARD FORM FCP1 FIBER CEMENT WALL PANEL, INTEGRAL COLOR EQUITONE, NICHIHA, SIMILAR BUILDING MATERIALS CONTINUED COTTONWOOD + IDA SP1 SUBMITTAL || JANUARY 2021 page 40 LS1 FIBER CEMENT LAP SIDING, PAINTED JAMES HARDIE PLANK SMOOTH MTL1, MTL2 VERTICAL CORRUGATED SIDING BRIDGER STEEL 3/4” 26 GA GALVALUME / DARK BRONZE BUILDING MATERIALS CONTINUED COTTONWOOD + IDA SP1 SUBMITTAL || JANUARY 2021 page 41 MTL3, MTL4 HORIZONTAL CORRUGATED SIDING BRIDGER STEEL 6025 STRUCTURAL BOX RIB GALVALUME / DARK BRONZE SS1, SS2 STANDING SEAM METAL PANEL AEP SPAN 12” W. FLAT PANEL, 1-1/2” H. MECH. LOCK SILVER METALLIC / ZINCALUME BUILDING MATERIALS CONTINUED COTTONWOOD + IDA SP1 SUBMITTAL || JANUARY 2021 page 42 WD1, WD2 HORIZONTAL WOOD SIDING BERONIO LUMBER K75, 1X6 FINELINE REVEAL WD3 VERTICAL WOOD SIDING BERONIO LUMBER K75, 1X6 FINELINE REVEAL BUILDING MATERIALS CONTINUED