HomeMy WebLinkAbout01-07-21 Minutes - Northeast Urban Renewal Board (NURB)
NURB Meeting –January 7, 2021 1
Northeast Urban Renewal Board (NURB)
Regular Meeting Thursday, January 7, 2021 The Northeast Urban Renewal Board met in regular meeting at 6:30 p.m. on Thursday, January
7, 2021, via WebEx.
Present: Absent: Voting Members:
Bobbi Clem Corwin Dormire Dan Doehring Jeanne Wesley-Wiese Non-Voting Members:
Ethan Barlow (arrived at 6:58 pm) Robert Pavlic Commissioner Liaison: I-Ho Pomeroy
Staff: David Fine, Urban Renewal Program Manager Mike Veselik, Economic Development Specialist Robin Sullivan, Recording Secretary
Guests: Erik Nelson, ThinkTank Design Group Karen Filipovich, 426 North Grand Avenue
Call to Order – Chair Bobbi Clem called the meeting to order at 6:38 p.m. Due to the lack of a quorum, Bobbi Clem announced that the board members present will listen to the presentation from ThinkTank Design Group but all other agenda items will move to the next meeting.
Announcements. David Fine acknowledged that the Board is currently short on members, but there is a logjam in the City Clerk’s office that has kept appointments off the Commission’s agenda.
Daniel Doehring announced that, due to recently selling his home on North Church Avenue and moving outside city limits, he will need to resign after this meeting.
Special Presentation – Update on the Tinworks Project (Cottonwood and Ida) and the former Brewery Site (Tamarack and Wallace) – Erik Nelson, ThinkTank Design Group. Erik Nelson indicated that he is willing to make a presentation at this time but wishes to also make a presentation to
the entire Board at next month’s meeting.
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Erik Nelson identified the changes that have occurred since the Board saw the plans for the Cottonwood and Ida project a couple years ago. He noted the project has now been renamed the Tinworks Project, and it is largely the same as it was before; however, the Brewery site is
now a part of the project since it will provide parking for the project. He reminded the Board that the project includes 50 rental units, and 15 to 20 percent of those will be affordable units. He briefly highlighted the styles of residential units, which include row houses along North Ida Avenue that will look like little townhouses, and 1 and 2 bedroom units for sale that look like
flats. In addition, there will be commercial uses along East Aspen Street and a larger commercial building with rental space along East Cottonwood Street. A large plaza open to the public will also be provided on the site. A new building will be located on that portion of the site currently housing the Tinworks building.
Erik Nelson reminded the Board that the original plan included parking under the entire site. Because of the costs of that underground parking, the area was reduced to half of the site; but that proved to be still too costly. As a result, parking for the project was relocated to the Brewery site and was originally planned as surface parking.
Erik Nelson stated that construction on the Tinworks Project is expected to begin in June. The project includes about 73 residential units and 30,000 square feet of commercial space. From a taxing authority perspective, he estimated that the $45 million project will generate about $450,000 annually in taxes for the district.
Erik Nelson turned attention to the Brewery project. He noted that, upon review of the original design, it was determined that the parking lot would cover about two-thirds of the site; and that is a poor use of this space within the district and is not respectful of the Brewery site.
Subsequently, the plans have evolved to include a parking structure with 207 parking spaces flanked by residential units in the 100 to 120 percent of AMI range, which is the missing middle in the current Bozeman market, and some commercial spaces. The residential development will include row houses, lofts above the commercial space and some flats.
Erik Nelson reminded the Board that the original development agreement for the Tinworks Project included the underground parking spaces. With the reduction in those spaces, parking was removed from the development agreement, leaving the infrastructure improvements, including off-site roads, water and sewer, and dark sky compliant lighting, subject to pay back
through an estimated $2.2 million bond issue. With the changes to the plans and expansion of the project, it is now estimated the total project will cost $65 million, generating a projected $650,000 in tax increment annually. The development team views the parking structure as a piece of the transportation infrastructure in the district and is requesting that it be included in the
development agreement. Erik Nelson stated that Phase 1 of the Brewery site development is the parking structure, and it is to be constructed simultaneously with the Tinworks Project. He asked that the board members provide feedback on this proposal and that they be prepared to ask additional
questions at next month’s meeting. Bobbi Clem stated she feels the northeast area is where growth needs to happen, and the parking structure will be helpful in that development, particularly on those small lots where
development is currently very restricted due to parking requirements. She voiced support for the mixture of buildings, the varying architecture and access to the site from East Tamarack Street. She feels this is a good use of the site and will benefit the neighborhood.
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Erik Nelson observed that a public parking garage functions much differently than private parking. He stated 170 parking spaces are required for the proposed development, leaving just over 30 parking spaces available for public use. He noted that, with turnover in parking
throughout the day, the capacity of the parking structure is expanded. He views this parking structure as an asset, addressing the parking challenges in this immediate area. He also noted that providing access from East Tamarack Avenue will take pressure off North Wallace Avenue and other streets in the area.
Dan Doehring stated he finds this plan really busy, but a good plan for the site. He voiced support for the access off East Tamarack Street, noting that North Wallace Avenue is a narrow street. He then noted that, with the North Rouse Avenue reconstruction now done, he expects traffic patterns will change as people use that street more.
Erik Nelson stated that, with reconstruction of East Tamarack Street and East Peach Street, he feels traffic will naturally flow to those streets. He acknowledged the reality of truck traffic in the district, but recognized the evolution that has occurred. He noted that Molerway Freight Line no
longer operates in the district, and the school buses have moved from the existing Karst Stage site to the School District’s bus barn on the west end of town. He expects the district to continue evolving with infill development, and stressed the importance of that development being done in a thoughtful way that maintains the “coolness of the district.” He then noted that streets, water and sewer have always been viewed as infrastructure, but parking is also an
important piece of infrastructure. Responding to questions from Ethan Barlow, Erik Nelson stated that he has seen two strategies for constructing a parking garage that could later be transformed to a different use. One option
is to construct the garage with dedicated ramps and flattened decks and the other is to design the structure to be taken down. Constructing a parking garage that minimizes the footprint does not create a structure that can adapted to another use. He then stated it makes more sense for the City to own this type of asset than a private individual, particularly when a portion of the
spaces are available to the public. He noted that other options were also considered, such as two stories of commercial and residential with a parking garage above. He also has considered exterior treatments that could minimize the visual impacts of the parking garage. Responding to questions from Bobbi Clem, Erik Nelson stated there are no specific plans for
bike facilities in the parking structure at this time, but will be included as building plans become more finalized. He is also looking at the possibility of chargers for electric cars and electric bikes but has made no firm decisions at this time. He noted it will cost approximately $200,000 to put a solar array on the south face of the parking structure. He concluded by asking who
would pay for the electricity used in a publicly available outlet. Bobbi Clem stated all of their buildings are on wind power and cost about $33 a month. She encouraged Erik Nelson to make sustainable power a part of the strategy for this development.
Responding to Ethan Barlow, Erik Nelson stated the Tinworks Project will take twenty-four months to complete. Phase 1 of the Brewery site, which is the parking structure, will take eighteen months and will begin six months after the Tinworks Project starts. Phase 2 of the Brewery site will be constructed shortly thereafter.
Responding to David Fine, Erik Nelson stated snow can be removed from the upper deck of the parking structure by opening a panel so a dump truck can be backed up to the building via a
NURB Meeting –January 7, 2021 4
modified curb cut on North Wallace Avenue and the snow shoved off the deck and into the truck.
Erik Nelson stated the new building will be set back from the sidewalk; and bricks from the site will be utilized to create a pedestal seating area between the sidewalk and the building. He had hoped the archway from the Brewery building could be utilized in its original location; however, it did not line up with the new building. He noted that the Tinworks Project will result in losing the
existing Tinworks building, which has recently housed art events. He is interested in keeping those events alive, so this site could include a possible artist residency program. Also, the plans provide a space that is 20 feet tall for the first 15 feet of the building with a plaza out front; and that space could potentially be used to continue the art events as they currently exist.
Responding to Ethan Barlow, Erik Nelson stated the housing on the Brewery site is designed for the “missing middle” bracket. He noted that the design of that housing does not currently meet City standards so, while the design may change, the intent won’t.
Responding to Bobbi Clem, Erik Nelson stated he is contemplating board form concrete for the row houses, similar to an old automotive shop in Wilsall. He acknowledged that one cannot re-create history, but he feels that using rougher materials will result in a project that honors the site and blends with the existing district.
Erik Nelson stated the agreement with the Board is for reimbursement of off-site improvements and is in the projected amount of $2.1 million. With the addition of the Brewery site, he projects the annual increment will be about $650,000, and the bond could be increased to closer to $8 million. If the bond repayment cost $350,000 annually, that would leave $300,000 for other
projects. He concluded by stating that the lots involved in this development total a little over three acres; and he feels a certain responsibility to help those who are constricted by small lots. David Fine noted one person from the public is in attendance; Karen Filipovich stated she is
attending simply to learn more about the project. Erik Nelson stated he has made two presentations to the NorthEast Neighborhood Association and is scheduled to make another one next week. He then noted this Board’s input is extremely important and noted he will try to incorporate it whenever possible.
Ethan Barlow asked several questions about the design of the project; Erik Nelson responded that some tweaks need to be made to these concept plans to meet City requirements, including the height of the gable walls for the residential units.
Further responding to Ethan Barlow, Erik Nelson stated he is seriously considering the use of wood in this project. David Fine stated this request will go to the Commission in the next couple months. If additional
members are not appointed to this Board prior this project going to the Commission, it may go without a Board recommendation. David Fine thanked Dan Doehring for his time on the board and voiced his appreciation for the
way he has provided input over the years.
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Action Items – Set agenda for February 4, 2021 meeting or cancel meeting. In addition to the standard agenda items, the following items were moved from this meeting to the February 4
meeting; Approval of Minutes – June 16, 2020; Update on financial status of NURB fund; Staff update on the status of budgeted items; Election of Chair and Vice Chair for 2021 and Discussion – looking forward.
FYI/Discussion. There was no discussion under this agenda item. Adjournment – 7:45 p.m. There being no further business to come before the Board at this
time, Chair Clem adjourned the meeting.
Bobbi Clem, Chair Northeast Urban Renewal Board City of Bozeman