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HomeMy WebLinkAboutProjectNarrative_07282021PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| This applicant is proud to present a new mixed-use arm to One 11, an existing mixed-use building in downtown Bozeman. For the sake of clarity, this new addition is referred to as One 11 – 2.0 throughout the submission. The project is located on the south west corner of N Willson Ave and W Beall St. In addition to residential units at levels 2-6, the proposal includes a ground floor residential lounge, ski/bike workshop and three walk-up residential units, wrapping the corner of Willson and Beall to conceal an at grade parking garage housing 14 parking spaces. The footprint is designed to accommodate area for 64 for-lease residential units located at the five floors above the ground floor, for a total of 67 residential units in the building. In addition to the project goals described below, One 11 has been incorporated into the proposed North Central Master Site plan. The 2.0 addition will be the first building to be proposed and built in Phase 1 of North Central’s master plan as indicated in the associated Master Site Plan application. Please review that application for more information at the proposed master plan phasing, parking calculations and verification of open space requirements. Project Address: Lot A & Lot 8-10, Block B, of Tracy’s Third Addition, Plat J-198, Bozeman, MT, 59715 Lot Aggregation: The design proposes an addition to the existing One 11 building and as a result will request to aggregate the lots in compliance with a Subdivision Exemption application. This application has yet to be submitted, but will be in compliance with City of Bozeman requirements. Zoning District: B-3 Occupancy Classifications: R-2, B, S-2, A-3 The development proposed in this submittal is intended to respond to the City of Bozeman’s goal to densify the downtown urban core. Since the development is occurring in the Downtown B-3 zoning district it was critical for the building to respond to the ground floor street activation at the frontage of Willson and Beall. Ground floor activity will be triggered by pedestrian traffic to and from the residential lounge, through the bike and ski storage areas, and the three ground floor walk-up residential units. The parking garage entrance is proposed off N Grand Ave, but connects to the existing One 11 garage to provide tenants access to additional parking spaces. The new trash room has been located off Willson, with a close adjacency to the existing trash room at One 11. The design of the utility area at the NW corner of this additional footprint mimics the logistics that were worked out in the transformer and utility yard off W Lamme St. The property managers who have taken on the responsibility of pre-leasing the residential units at One 11, have seen great success in the layout proposed at those residential floors. As a result, the design of the 67 units proposed in this design will take inspiration from the original design. The project will offer a mix of studio, 1 bed, 2 bed and 3 bed units ranging in size from 550sf to 1600sf and featuring a variety of viewpoints from the ground floor all the way up to the 6th floor units – highlighting the breathtaking views of the Bridgers to the north. EXISTING BUILT ENVIRONMENTEXISTING BUILT ENVIRONMENT PROJECT GOALSPROJECT GOALS PROJECT DESCRIPTIONPROJECT DESCRIPTION PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| Given that One 11 – 2.0’s design is meant to serve as an addition to the existing One 11 building, the design/footprint and façade development will follow this principal. As a result, the guiding design intent at this project was to align with the exiting massing, scale and material composition as seen in One 11. Touched on in the Project Goals, this addition will be connected at the ground floor with access from the south to the north garage and at the 2nd floor courtyard space to provide additional area to building tenants for a diverse design of gathering space. While seismic design connection points will be critical to the success of this addition, these details will likely be invisible to the untrained eye. The interior finishes and architectural expression at the interior of One 11 – 2.0 will also speak to what was designed for the existing common lounge and bike workshop areas. Conceptually, when construction at One 11 - 2.0 is complete pedestrians and building tenants should not be able to perceive that there once wasn’t a building at this proposed site that the applicant has since acquired. Located directly north of downtown, the design draws heavily from the more traditional building materials that are seen in the urban core, with the addition of a contextual touch of the corrugated metal and buff brick. Brick, cedar, and corrugated metal are utilized with contemporary detailing, providing timeless materials with a connection to Bozeman’s past, yet looking to the future in their performance. Softening the approach are recessed entries and pulling back the mass at the sixth floor, providing a connection to the surrounding residential building materials. DESIGN INTENTDESIGN INTENT MATERIAL CONTEXTMATERIAL CONTEXT BUFF BRICKBUFF BRICK BUFF CMUBUFF CMU CEDAR SIDINGCEDAR SIDINGCORRUGATED METALCORRUGATED METAL At the main entry, located on the corner of N Willson Ave and W Beall St, will be a residential lounge with a possible leasable coffee bar. The applicant has yet to find a coffee bar tenant, so the space will be designed with flexibility as a residential lounge that could accommodate a space for a small coffee bar area that would be open to the public and residents alike. This lounge will offer opportunities for residents to interact with their community and promote space that encourages that type of atmosphere, while considering a variety of seating areas. Amenities for the building’s residential occupants include private balconies at almost all units, on-site parking shared with the existing One 11 building tenants, enclosed storage space for recreational equipment, interior bicycle parking spaces, and access to a common second floor courtyard. This courtyard amenity space will be reconfigured to be shared between the addition of One 11 and the existing building. As a 6,120 sf area – this gives the design team an opportunity to carve out a space between the two buildings that will bring the tenants to a common area, but enhance the existing amenities that were previously designed and constructed at the courtyard. The additional area now available to bridge between the original One 11 footprint and One 11-2.0 parcel lead to new opportunities for gathering spaces. The landscape drawings show some renovation to the existing courtyard, but integrate the 2.0 courtyard area to make them cohesive. BUILDING AMENITIESBUILDING AMENITIES PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| PROJECT TIMEFRAME SEPTEMBER 2020CONR|SUBMIT CONCEPT REVIEW TO THE CITY START OF CONSTRUCTION END OF CONSTRUCTION SPR|SUBMIT SITE PLAN REVIEW TO THE CITY The proposed site is zoned with a zero-lot line development standard at all sides of the property with respect the Vision Triangle at both the North East and North West Corners of the One 11 – 2.0 addition. The design is utilizing a mixed frontage at W Beall St. and N Willson Ave to tie into the existing One 11 storefront design. The footprint of the building will step back at all entrances to facilitate a more intimate entrance into the building off both streets. Additionally, the design will include ground floor residential units at the mixed frontage off West Beall St, in compliance with UDC Section 38.510.030.D and 38.510.030.J regarding special provisions associated with ground level residential uses adjacent to the sidewalk. The applicant is requesting a Departure to utilize storefront and landscape frontages. One 11 – 2.0’s main utility services that are being provided will be located off the street frontage and tucked into the South West and North West portion of the building. Some of the smaller utility services that require frontage access include trash collection, and meter locations. The current Water Riser room located in the existing One 11 structure will be retrofitted to accommodate both the domestic water and fire suppression needs for both the addition and the original One 11 building. These utilities spaces are intended to blend into the existing storefront façade as seen at One 11, while also respecting the Vision Triangle on the corner frontages of this new addition. A surface lot located on the corner of N Grand Ave. and W Lamme St. will be provided to accommodate parking needs. The existing building, currently at that location, will be demolished. Please review the Demolition application for more information. The demolition of the existing building will create a cohesive lot design and provide parking for residents and visitors alike. PROJECT TIMEFRAMEPROJECT TIMEFRAME NOVEMBER 2020JANUARY 2021FEBRUARY 2021JUNE 2021LATE 2022SITE IMPROVEMENTSSITE IMPROVEMENTS PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| The proposed plan is designed with 67 residential units and possible retail use for a coffee bar. According to the City of Bozeman regulations, only one parking space is required to be provided per dwelling unit and no spaces are required for commercial use less than 3,000 sf. There are 14 new parking stalls in the garage. The original One 11 has 55 residential units to accommodate when looking at the parking calculations as one building. It was recommended that the parking calculations be looked at with the original One 11 parking provisions as access will be added from the 1.0 garage to the 2.0 garage with a one way entry at the north wall of the existing garage. The 1.0 garage has 47 spaces, the NW corner of the existing garage will be renovated to accommodate 2 new spaces, but the new opening at the north wall of the existing garage will eliminate 2 spaces. In total, the 1.0 and 2.0 parking garage will provide spaces for 61 vehicles. There are 16 on-street parking spaces available between the two parcels and a new surface parking lot with 32 parking spaces, 8 of which are designated for compact cars. There is a total parking need of 109 parking spaces between the two buildings. See the attached Parking and Mobility Plan for more information on these details. As mentioned earlier in the project narratives, the One 11 development has been included in the design and master planning of the North Central parcels and as a result is supported by the Traffic Impact Study and Parking Summary that has been included with that application. PARKING AND TRAFFIC DEMANDPARKING AND TRAFFIC DEMAND PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| LANDSCAPELANDSCAPE All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants, use of appropriately sized landscape plant material, street frontage landscaping, use of trees with residential adjacency, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. Streetscape: Street paving is designed to preserve the neighborhood’s design and continuity from adjacent sites. The streetscape at One 11 2.0 will connect seamlessly into the existing One 11 building at mid-block of North Willson Avenue. Both West Beall Street and North Willson Avenue will follow storefront block frontage standards with a minimum 12’ width sidewalk. The original One 11 building was designed before the implementation of block frontage standards, but the buildings will be tied together with complimentary paving and plant material. From back of curb, a 6’ strip of permeable pavers will be provided, followed by a minimum 6’ width concrete sidewalk. Planting Strips: The storefront block frontage along West Beall Street and North Willson Avenue will be softened by 5’x10’ raised planters, placed at regular intervals along the street within the 6’ width paver strip. These planters will be maintained to a similar standard as the surrounding streetscape. Pattern of Street Trees: The pattern of street trees will relate to the pattern that exists on the original One 11 site. These trees will be placed within the 5’x10’ raised planters and maintained in an attractive appearance. Connections between indoor and outdoor spaces are integral to a successful design and vital to a positive experience for residents. Code requirements for open space, Sec. 38.520.060.C, states “up to 50% of the required open space may be provided by private balconies, provided they meet the requirements of subsection B.3”. Only balconies that are at least 36 square feet, with no dimension less than 6 feet, will be counted towards this amount. The Level 2 courtyard, which connects to the existing One 11 Lofts courtyard, will provide an additional 1,779 square feet of open space leaving the required 4,337 sf for the original One 11 building design. The remaining open space requirement is divided into balcony space (2,833 square feet) and common indoor recreation areas. Common indoor recreation areas include bike storage, indoor fitness space, and residential lounge community space. These calculations are indicated in the Project Matrix included with these application documents on the Open Space Distribution columns of the spreadsheet. STREETSCAPE SECTIONSSTREETSCAPE SECTIONS WEST BEALL STREET NORTH WILLSON AVENUE PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| DESIGN GUIDELINES | SUBCHAPTER 4B A | MASS & SCALE 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan: With 67 total units on 0.42 acres, One 11 2.0 makes good use of its lot area. As a mixed use building, the floor to floor height at level 1 is 15’-0” with large storefront windows to engage the sidewalks. 2. Innovative development and diversity of design is encouraged: One 11 2.0 incorporates a varied material palette of brick, horizontal wood siding, and vertical corrugated metal siding to relate to the high density Community Core, B-3 zone and respect the lower density residential zones of Bozeman. See the Design Intent and building renderings for more information on the purpose behind the design decisions that were made at the proposed building elevations. 3. A new building should exhibit clear order and comprehensive composite on all elevations: One 11 2.0 establishes a striking grid module that sets the stage for a varied material palette. The relief at the facades are intentionally placed to allow for light penetrations and variety at the face of the building, paying specific attention to how the pedestrian will experience this building from the street level. Balconies serve as a private amenity, but also add variety to the grid module that has been created with the windows. 4. Building interface with residential zone properties: One 11 2.0’s site, zoned B-3, is directly adjacent to other B-3 zoned properties to the North of Downtown Bozeman. The East, West and North facades maintain the recommended setback w/ an additional utility easement on the West side of the property. To the South, One 11 2.0, ties in directly with the existing One 11 building to create a seamless transition between the two lots, and create a ‘single’ building design. B| BUILDING QUALITY 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman: Given that One 11 2.0 is still within the B-3 boundary that makes up Downtown Bozeman, it was important to consider the material context that was shown there. In an effort to deliver quality and timeless building materials, One 11 2.0 implements brick as its primary material as it anchors the building at the pedestrian level, with wood accents to accommodate a warmer experience between the building and pedestrians. Both materials are tested over time for their permanence. These classic materials promote the permanence and quality that currently exists in historic downtown, with a contemporary edge through the use of glass and metal siding. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design: At a density of 67 units / 0.42 acres the proposed design allows for many people to live in the “Community Core” which reduces the need and use for cars in the area. Storm water management procedures will be utilized at the common courtyard and exposed areas of the ground floor to collect and distribute storm water while providing green space to the residents. Individual heating systems are planned for each unit as these will be rentable units. The building design plans for recycling/trash rooms at each floor to encourage green disposal of waste. Lastly, the envelope and mechanical systems will exceed energy standards as set by the State of Montana. C| BUILDING ROOF FORM 1. Use flat roof lines as the primary roof form: One 11 2.0’s flat roof design blends with the other B-3 zoned buildings and allows for the mechanical equipment to be located on the roof. Efficient use of the roof space for roof top mechanical units hides their visibility from the pedestrian experience and the proposed screening will allow zero visibility of the mechanical equipment. 2. Use of other roof forms: No other roof forms are used at the proposed building. PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| D| SITE DESIGN 1. Create strong connections between downtown’s sub-districts and between downtown and the surrounding neighborhoods: One 11 2.0 utilizes façade relief at all facades along W Beall St and N. Willson Ave. This partnered with storefrontage at the ground level encourages an interaction with pedestrians bringing the six story building down to a pedestrian level. The Residential Amenity space at the ground floor will encourage residents & pedestrians to venture north from Main St and connect One 11 2.0 to downtown Bozeman’s activity. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety: One 11 2.0’s site offers a large public space along the two primary facades of the building. The space located on the north east corner is intended to be more interactive as there is more activity anticipated here. While the north and east property line is expected to experience heavy traffic, it will be in a routine nature for commuters walking or biking from their homes to school or places of work traveling east/west or north/south. The public space on the north/east frontage has incorporated a series of planters & landscaped flower beds to promote a more comfortable seating area. At W. Beall multiple private residential entrances have been proposed with a covered & recessed entry which responds best to the residential language across the street. Plantings will provide privacy and will buffer the facade from the pedestrian experience. E| PARKING FACILITIES 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots: One 11 2.0 is planning to house 14 cars in an enclosed at-grade parking garage, 32 cars on a surface lot and 8 on-street parking spaces for visitors & residence to the residential amenity space provided. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge: The building is using a combination of on-street parking, surface parking and enclosed parking in a garage that is hidden from the street frontage, to promote the pedestrian activation at the street frontage. 3. For residential projects, enclosed parking is preferred to surface parking lots: The enclosed parking garage is to be hidden from the street frontage, to promote the pedestrian activation at the street frontage. F| SIGNS 1. Commercial and Mixed Use projects should include a variety of creative and clear signage: One 11 2.0’s main building signage is still in development as building branding has yet to be finalized. Signage will be located in prominent yet unobtrusive locations at the primary facade, north facade, according to the signage standards as set forth in the design guidelines and Unified Development Code. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place: The main building identification signage will prominently add a sense of place to the building as a point of reference along the western elevation. 3. All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience: One 11 2.0’s building signage will compliment the proposed design, while establishing a sense of place visible from the surrounding neighborhoods. See signage calculation for allowable building signage. PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| G| STREET PATTERNS 1. Alleys: There is no alley on the lot. 2. Streetscape: The streetscape design at One 11-2.0 as a part of the North Central master site plan has been designed to align with the landscaping proposed throughout the master plan. This alternate design has been approved by City officials at the Forestry Dept. as it varies from the typical landscaping provided downtown, but propose a 5’-0” raised streetscape planter with a 6” concrete curb. Additional landscape details have been provided in the landscape section of the project narratives. 3. Planting strips: Planting strips will be maintained to keep with the existing design of the streetscape. 4. Pattern of street trees: The pattern of street trees will match that of other downtown sites, while considering the relief of the facade based on its location on the site. H| LANDSCAPE DESIGN 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment: The landscape will include planting areas with ornamental grasses, perennials, and shrubs. Required City of Bozeman landscape performance points will be met with a combination of drought tolerant plants and enhanced pedestrian plaza areas. See landscape plans for more information on the design that is being proposed at the ground floor and common courtyard. I | UTILITIES 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes away from major streets: The waste disposal, trash room is located directly adjacent to the Existing One 11 trash room, for ease of access. This location takes advantage of the exiting pattern of service areas located off of N. Willson Ave. 2. Position service areas to minimize conflicts with other abutting uses: Trash bins are located in the conditioned trash room for easy access off N Willson Ave while trying to keep these services away from the pedestrian store frontage. J| SITE FURNITURE 1. Site furniture should be simple in character: In order to maximize the usage of the site and comply with frontage setback requirements, no additional site furniture has been provided. The landscape design has pursued their requirements via other methods and the ground floor utilizes other approaches to break up the facade and enhance the pedestrian experience. PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| EXISTING CONDITIONS | ONE 11 EXISTING CONDITIONS | ONE 11 WEST FACADE EAST FACADE NORTH FACADE SOUTH FACADE PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| UP LAND USE LOT SIZE (SF) ESTIMATED TOTAL FLOOR AREA FLOOR AREA RATIO (FAR) LANDSCAPED AREAS Indicates areas landscaped adjacent to sidewalks inside property lines 16,222 SF 94,148 SF 5.80 1,061 SF FRONTAGE DESIGNATION N. WILLSON AVE. = STOREFRONT FRONTAGE In compliance with Sec. 38.510.030.B - See Site Constraint Diagram for building placement - See Exterior Elevation sheets for Facade Transparency calculations W. BEALL ST. = MIXED FRONTAGE In compliance with Sec. 38.510.030.D and 38.510.030.J for special design provisions associated with ground level residential uses adjacent to sidewalk - See Site Constraint Diagram for building placement - See Architectural Site Plan for special design provisions at residential unit at ground floor (In compliance with Sec. 38.510.030.J.1) - See Exterior Elevation sheets for Facade Transparency calculations (E) ONE 11 -1.0 ONE 11 -2.0 PROPERTY LINE ROPERTY LINEPROPERTY LINEPROPERTY LINE W. BEALL ST.N. WILLSON AVE.VISION TRIANGLE VISION TRIANGLE UTILITY EASEMENT FRONTAGE SETBACK LOT A, BLOCK B, OF TRACY'S THIRD ADDITION, PLAT C-18-E 16,222 SF0.42 ACRES EXISTING OFFICE FRONTAGE SETBACK PROPERTY LINEMIXED-LANDSCAPE FRONTAGE MIXED-STOREFRONT FRONTAGE STOREFRONT FRONTAGEMIXED-STOREFRONT FRONTAGEFRONTAGE DIVISION LINE OONNEE 1111 22..00 BLOCK 4 BOZEMAN MAIN ST. 7TH ONE 11 2.0 OFF SITE PARKING LOCATION BIM FILE PATH: SHEET NO.: TITLE: copyright 2018 SMA, P.C. REVISIONS: KEYMAP: HHEELLEENNAA920 Front Street | Suite 101Helena | MT | 59601P| 406/442.4933www.architects-sma.com ARCHITECT SEAL: PROJECT: PROJECT LOCATION: PREPARED FOR: LOGO: CONSULTANT: PROJECT NUMBER: DDRRAAWWNN BBYY:: CCHHEECCKKEEDD BBYY:: TEAM: PHASE: DATE: PROJECT NUMBER:Plot Date:BBOOZZEEMMAANN109 East Oak Street | Suite 2EBozeman | MT | 59715P| 406/219.2216 www.architects-sma.com C:\Users\JordanC\Documents\2032 - One11-2-R20_jordancL2SGC.rvt 1/28/2021 9:14:19 AMSPR-A1 22003322 0011//2288//22002211 PPRROOJJEECCTT IINNFFOORRMMAATTIIOONN && BBUUIILLDDIINNGG DDAATTAA Author Checker OONNEE 1111 --22..00 22003322 LLOOTT AA,, BBLLOOCCKK BB,, OOFF TTRRAACCYYSS NNOORRTTHH TTHHIIRRDD AADDDDIITTIIOONN,, PPLLAATT CC--1188--EE || BBOOZZEEMMAANN,, MMOONNTTAANNAA 5599771155 SSIITTEE PPLLAANN RREEVVIIEEWW SITE CONSTRAINT DIAGRAM PROJECT MATRIX SITE CONTEXT MAP N N NO. DATE REVISION DESCRIPTION The request for departure is not being submitted/processed independent of the site plan application. See below for graphic representation of proposed changes. The departure design shown below is being proposed by the applicant to provide residential units at the ground floor and depart from the 10-foot mixed-landscape setback requirement, while maintaining a mixed-storefront at the corner of Beall and Willson. The proposed departure impacts the building elevation in a positive way, adding a varied surface to what would otherwise be a long repetitive facade, however it does not impact the building height or other applicable standards. DEPARTURE REQUEST The area shown in the exhibit above is also shown in the drawings on sheet SPR-A1 Project Information & Building Data, but indicates the frontage of concern in this departure request. The frontage west of the purple line (frontage division line) is being proposed as mixed- landscape to allow residential use at the ground floor instead of the mixed-storefront that is seen on the east side of the purple division line. The design team and applicant believe residential units at the ground floor are the best way to softly and intentionally activate this portion of the 253’-0” long building facade along W Beall St. The residential unit/mixed-landscape frontage would make up 164’-0” of that total facade length and strategically adds interest to the long facade that couldn’t be achieved with the mixed-storefront requirements. Designing this Beall frontage with two types of frontages provides an opportunity to activate what will be an active corner at Willson and Beall considering the future North Central master plan development, but also supports a nod to the residential and lower traffic uses surrounding this parcel to the NW. In discussions with City staff, most recently via email (attached to this application) it was recommended that the residential entries be designed to meet the intent of the Special Residential standard being utilized in this location. The residential entries have been designed as stoop, which does not feature a fence of any type - but does push the entry points off the pedestrian sidewalk by the required depth of 6ft and provide privacy through the use planting boxes with low hedges and vertical change in elevation. Square footage measurements and additional dimensions have been added to enlarged plan views of each of the three residential entries of concern on sheet SPR-A3 Architectural Site Plan. The stoops design at One 11-2.0 meet the stoop examples provided at figure 38.510.030D.4. Additionally, the increased vertical elevation in conjunction with the natural slope of the grade maintains a heightened level of privacy for the windows that look into those residential units from the pedestrian sidewalk. The departure opportunity included with Sec. 38.510.030.J. allows “Other transitional design measures that adequately protect the privacy and comfort of the residential unit...” The design team and applicant believe the solution proposed at these residential entries significantly improves the aesthetic of the ground floor elevation along this long facade at Beall and provides a more appropriate use at the ground floor given the contextual uses. See sheet SPR-A9, Building Elevations for confirmation of the impact these entries have on the building facade. Departure Exhibit #1: This exhibit shows the departure area at the north property and required storefront frontage sidewalk requirement. See narrative below for full description of intent and value this deviation brings to the site design. N SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 Per Parkland Tracking Requirements, PLS Form TTRRAACCKKIINNGG TTAABBLLEE PPRROOJJEECCTT NNAAMMEE:: OONNEE 1111 22..00 TTHHIISS PPRROOPPOOSSAALL NO. OF RES. UNITS PER LOT 67 CIL REQUIRED VALUE OF IMPROVEMENTS IN LIEU PROPOSED vs. VALUE OF CODE REQD. BASIC PARK IMPROVEMENTS ACERAGE PARKLAND PREVIOUSLY DEEDED TO COB ACERAGE PARKLAND YET TO BE CONVEYED PARK MASTER PLAN APPROVAL DATE PPAARRKKLLAANNDD RREEQQUUIIRREEMMEENNTT CCAALLCCUULLAATTIIOONNSS NO. OF LOTS PROPOSED 1 LOT AREA (SF)18296 LOT AREA (AC)0.42 UNITS/ACRE - PER TABLE 38.420.020.A 12 PARK ACRES/UNIT - PER TABLE 38.420.020.A 0.03 PARK (AC)0.151 PARK (SF)6586 PPUUBBLLIICC PPAARRKK LLAANNDD DDEEDDIICCAATTIIOONN TTRRAACCKKIINNGG TTAABBLLEE *The proposed project is not subdivided or phased and will be providing CIL of park land. The tracking table is shown below to reflect those project conditions. 5 PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| The intent of the additional information enclosed in this RC submittal is to revise the originally proposed design of One 11-2.0. Should the design in this RC submittal be deemed conditionally acceptable the applicant would move forward with purchasing Lots 8-10 of this block, as shown in the Existing Conditions Plan. The total lot area at Lots 8-10, to be aggregated with the other parcels as Block B, Lot 1 is around 11,760sf. Acquiring this additional parcel opens up the unique opportunity for the applicant to provide all of the required parking for the One 11 residents on site, eliminating the need for the off-site parking facility - originally identified as another building in the North Central Master Site Plan called Block 4. The lot area at this additional parcel gives the design team the opportunity to square off the south west corner of the proposed One 11-2.0 parking garage, currently housing 9 parking spaces. The additional 1,700 sf of building footprint that would be needed to square off the SW corner would make room for 5 more parking spaces inside the 2.0 garage. This area as it relates to the rest of the One 11-2.0 building footprint is best shown on sheet A3.1 - Architectural Site Plan. Following the approval of the demolition of the existing structure on this site, the design team is proposing a design of a surface parking lot in its place to fulfill the remaining parking requirements not met with the parking in the existing One 11 garage, One 11-2.0 garage, and on-street parking spaces. While the revision does propose a change to One 11-2.0’s building footprint it does not change the number of residential units proposed or the required parking spaces. Additionally, the 1,700 sf of building area added has very little impact to the overall design as it is being added to what is considered the rear and side frontages. The resulting facades designed in these locations will incorporate blank wall treatments through the use of a decorative metal screen as necessary. Besides the blank wall conditions, all other NCOD Subchapter 4B Design Guidelines are being addressed as originally described in the One 11-2.0 site plan project narratives. The applicant is presenting revised Site Plan drawings, exhibits and narratives to describe the proposed changes. All changes or revised information has been indicated by a red cloud or red text. Additionally, the applicant is requesting feedback on the interpretation of the three departure/relaxation opportunities identified in the Departure document portion of this RC application. Lastly, a revised A1 Development Application has been included to prove the involvement and approval of the existing property owner of Lots 8-10 at Block B of Tracy’s Third Addition. The following list of documents and drawings have been provided to supplement to the original One 11-2.0 site plan application: Drawings A1 - Project Information & Building Data A3.1 - Architectural Site Plan C1.0 - Existing Conditions Plan C1.1.1 - Civil Site Plan Documents A1 Development Review Application RC Narrative Departure Exhibits and Narratives Project Matrix REVISIONS/CORRECTIONS NARRATIVEREVISIONS/CORRECTIONS NARRATIVE PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| The intent of the additional information enclosed in this RC submittal is to revise the originally proposed design of One 11-2.0. Should the design in this RC submittal be deemed conditionally acceptable the applicant would move forward with the changes shown in the drawings listed below. The changes made at the exterior of One 11-2.0 have addressed the comments from both the DRC and the SPR Review. Through numerous studies of the North Facade, along W. Beall ST, a transition of material from metal to wood at the 6th floor has been proposed to minimized the scale of the large vertical mass that was once all metal. Similarly, after preforming numerous material studies at the ground floor along W. Beall St, an interesting human experience has been provided through the current design including a mixture of brick, glazing, pedestrian canopies, landscaping, and residential stoops. Additionally, at the ground floor West facade, the implementation of a storefront window has been proposed to satisfy both the transparency calculation and blank wall treatment requirments stated in the UDC. Lastly, at the exterior of One 11-2.0 metal screens have been proposed along the CMU, on the South and West facades, fronting the new proposed parking lot. Through the use of these metal screens, the intent is to break up the monotonous nature of the CMU and create some interest along the southern facade without disrupting the design of the proposed building. To encourage a more pedestiran and bike friendly atmosphere in the downtown area, the desire to provide more bike parking was explored at the One 11-2.0 design. The location of the additional 23 bike parking stalls is being proposed at the Bike/Ski Room, bringing the total bike parking to 61 stalls. One 11-2.0 is not just encouraging the use of bikes, but also providing ski storage lockers, a work bench, and a “Fix-it” bike station, to encourage the participation in outdoor activities that are found in downtown Bozeman and in the surrounding area. While One11-2.0 is providing a space meant for the storage and maintenance of equipment for outdoor activities, it is also providing a “vision” or “atmosphere” for the participation in outdoor activies; as the space is on display moving along the W. Beall St. frontage. The applicant is presenting revised Site Plan drawings, exhibits and narratives to describe the proposed changes. All changes or revised information has been indicated by a red cloud or red text. All revisions to the drawings and documents from the original site plan submission are indicated in red with a Delta 5 and revision cloud. REVISIONS/CORRECTIONS 2 NARRATIVE 5 PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| DEPARTURE EXHIBIT AND NARRATIVEDEPARTURE EXHIBIT AND NARRATIVE 25'6'DEPARTURE AT LANDSCAPE FRONTAGE ACCORDING TO OPPORTUNITY AT TABLE 38.510.030.C - ONLY PROVIDING 6FT BUFFER INSTEAD OF REQUIRED 10FT RELAXATION REQUEST ACCORDING TO SEC. 38.400.090 - ACCESS 270'-0 5/8"PROPERTY BOUNDARY 185'-5"68% OF LAMME FRONTAGE 84'-0" 32% OF LAMME FRONTAGE 196'-9 5/8"PROPERTY BOUNDARYFFRROONNTTAAGGEE CCAALLCCSSLAMME FRONTAGE = 270'-0" BLOCK FRONTAGE (GRAND+BEALL+WILLSON+LAMME) = 933'-0"196'-0"21% OF BLOCK FRONTAGEDEPARTURE REQUEST FROM THE PARKING LOCATION REQUIREMENT (TABLE 38.510.030.C) AS THE FRONTAGE ON GRAND ONLY MAKES UP 21% OF THE BLOCK FRONTAGE PARKING FRONTAGE DEPARTURE Allowed via departure opportunity, Landscape Block Frontage Table 38.510.030.C - indicated in blue above Following the demolition of the existing building and inclusion of 1,700 sf of the additional property area into the footprint of One 11- 2.0’s interior parking garage - the block is left with an area of 84’-0” by 140’-0” proposed as a new surface lot parking area. the 140’-0” of frontage on Grand is being calculated considering its percentage of the whole block as only 15%, given that there is a total of 933’-0” of block frontage between Grand, Beall, Willson and Lamme. The departure being requested in this location is to consider the length of parking frontage as it relates to the whole block as opposed to just Grand, which has a total frontage of about 196’-0”. If this is agreeable then the proposed surface parking lot is designed in compliance with the standards required by the Landscape Block Frontage. PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| DEPARTURE EXHIBIT AND NARRATIVEDEPARTURE EXHIBIT AND NARRATIVE 25'6'DEPARTURE AT LANDSCAPE FRONTAGE ACCORDING TO OPPORTUNITY AT TABLE 38.510.030.C - ONLY PROVIDING 6FT BUFFER INSTEAD OF REQUIRED 10FT RELAXATION REQUEST ACCORDING TO SEC. 38.400.090 - ACCESS 270'-0 5/8"PROPERTY BOUNDARY 185'-5"68% OF LAMME FRONTAGE 84'-0" 32% OF LAMME FRONTAGE 196'-9 5/8"PROPERTY BOUNDARYFFRROONNTTAAGGEE CCAALLCCSSLAMME FRONTAGE = 270'-0" BLOCK FRONTAGE (GRAND+BEALL+WILLSON+LAMME) = 933'-0"196'-0"21% OF BLOCK FRONTAGEDEPARTURE REQUEST FROM THE PARKING LOCATION REQUIREMENT (TABLE 38.510.030.C) AS THE FRONTAGE ON GRAND ONLY MAKES UP 21% OF THE BLOCK FRONTAGE LANDSCAPE FRONTAGE SETBACK DEPARTURE Allowed via departure opportunity, Landscape Block Frontage Table 38.510.030.C - indicated in green above The building placement row of the table listed above regarding the requirements for a Landscape Block Frontage requires a 10’-0” landscape buffer to serve as the frontage setback. This 10’-0” landscape buffer is achieved at the Grand Ave, but at Lamme St the design maintains the same parking boundary as currently exists at the south side of the surface lot, only leaving a 6’-0” landscape buffer. While only 6’-0” of landscaping can be provided, the landscaping will exceed the quality of landscaping that is currently existing and still act as a buffer between the parking area and Lamme St. The use at this frontage is already a surface parking lot, but the enhanced landscaping buffer will elevate the level of streetscape finishes to better align with the existing One 11 streetscape design. PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| DEPARTURE EXHIBIT AND NARRATIVEDEPARTURE EXHIBIT AND NARRATIVE 25'6'DEPARTURE AT LANDSCAPE FRONTAGE ACCORDING TO OPPORTUNITY AT TABLE 38.510.030.C - ONLY PROVIDING 6FT BUFFER INSTEAD OF REQUIRED 10FT RELAXATION REQUEST ACCORDING TO SEC. 38.400.090 - ACCESS 270'-0 5/8"PROPERTY BOUNDARY 185'-5"68% OF LAMME FRONTAGE 84'-0" 32% OF LAMME FRONTAGE 196'-9 5/8"PROPERTY BOUNDARYFFRROONNTTAAGGEE CCAALLCCSSLAMME FRONTAGE = 270'-0" BLOCK FRONTAGE (GRAND+BEALL+WILLSON+LAMME) = 933'-0"196'-0"21% OF BLOCK FRONTAGEDEPARTURE REQUEST FROM THE PARKING LOCATION REQUIREMENT (TABLE 38.510.030.C) AS THE FRONTAGE ON GRAND ONLY MAKES UP 21% OF THE BLOCK FRONTAGE PARKING ACCESS LOCATION RELAXATION Allowed via relaxation opportunity, Sec. 38.400.090.H - indicated in red above In an effort to design the most efficient surface lot and maintain appropriate setbacks from the proposed 2.0 building footprint, the surface lot has been located so that one of the two access points to the parking area is less than 40’-0” from the Lamme/Grand intersection. The exact dimension off the intersection is shown at 25’-0” in red above and on the Civil Site Plan along with the other dimensions at the proposed design. Sub section H gives the review authority the opportunity to review this alternate drive access location less than 40’0” from the intersection and relax these requirements. This relaxation is said to be based on the opportunity for a more efficient parking layout without jeopardizing the public’s health, safety and welfare. The layout indicated in the revised Civil Site plan shows how the public’s health, safety and welfare are not impacted maintaining a parking space depth of 18’-0” at standard spaces and access drive width of 24’-0”. PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| EXISTING STRUCTURE TO BE DEMOLISHED | EXTERIOR IMAGESEXISTING STRUCTURE TO BE DEMOLISHED | EXTERIOR IMAGES WEST FACADE EAST FACADE NORTH FACADE SOUTH FACADE PROJECT NARRATIVE SPR SUBMITTAL ONE 11 2.0 | LOT A, BLOCK B, OF TRACYS NORTH THIRD ADDITION, PLAT C-18-E | BOZEMAN, MT, 59715 ONE 11 2.0| PHYSICAL GLAZING SAMPLE IMAGEPHYSICAL GLAZING SAMPLE IMAGE