HomeMy WebLinkAboutDepartureRequestNarrativeandExhibit_04142021PROJECT 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
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PROPERTY LINE
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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
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MIXED-LANDSCAPE FRONTAGE MIXED-STOREFRONT FRONTAGE
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FRONTAGE 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:
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PROJECT NUMBER:
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BBOOZZEEMMAANN109 East Oak Street | Suite 2EBozeman | MT | 59715P| 406/219.2216 www.architects-sma.com
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SITE CONSTRAINT DIAGRAM PROJECT MATRIX
SITE CONTEXT MAP
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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 does impact 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.
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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 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
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FRONTAGE CALCS
LAMME FRONTAGE = 270'-0"
BLOCK FRONTAGE (GRAND+BEALL+WILLSON+LAMME) = 933'-0"
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DEPARTURE 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.
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Engineers and Land Surveyors
851 Bridger Drive, Suite 1, Bozeman, MT 59715 | phone: 406-522-8594
www.seaeng.com
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March 12, 2021
Shawn Kohtz
City Engineer
City of Bozeman
20 E. Olive
Bozeman MT, 59715
RE: One 11 2.0 RC
Access Standard Deviation Request
Shawn:
Please find the following deviation request from the access standards for the proposed revision and
correction submittal for new surface parking for the One 11 2.0 building. This request addresses
your specific comments provided to the Planning Department on March 11, 2021, and also provides
the information required per BMC 38.400.090.H.3. (in italics)
Comments on RC submittal
1. Right turning (northbound) vehicles from W. Lamme Street onto Grand must have sufficient
reaction time to stop for someone turning left (southbound) or right (northbound) out of the parking
lot access. The driver exiting the parking lot drive aisle onto Grand won’t be able to look backward
over their shoulder to see a westbound driver on Lamme Street that is signaling to turn north onto
Grand, so the driver turning north must be able to recognize a driver exiting the parking drive aisle
and stop in time to avoid a collision. Also, if that right turning vehicle from Lamme does recognize a
conflict and stop, will they partially block westbound drivers on Lamme?
This is a valid concern. However, site specific conditions exist that do reduce this concern. There is
no parking along this section of Grand Avenue improving visibility between the Lamme Street
intersection and the parking lot approach, and the existing curbwalk condition also improves visibility.
As a further mitigating measure, we are proposing an enlarged vision zone to protect this vision from
being obstructed with above ground features. Lastly, there is sufficient room (25’) for a westbound
Lamme Street right-turn onto northbound Grand Avenue vehicle to stop on Grand Avenue without
blocking Lamme Street, the crosswalk, or proposed access.
Furthermore, the applicant is proposing a traffic calming circle in the intersection of Grand Avenue
and Lamme Street, similar to the one at Wallace and Fridley. This traffic calming measure would
reduce speeds, provide additional reaction time, and increase pedestrian safety at this intersection.
2. Is there sufficient room for a vehicle exiting the parking drive aisle and headed southbound
on Grand before reaching the stop sign? That vehicle can’t partially block the northbound lane. We
would need Stahly to provide a turning movement anlaysis using CAD. An example of this scenario
is the old Heebs parking access location turning north onto Wallace, which is highly problematic.
We have added an Autoturn vehicle turning analysis to the plan showing that the limiting movement
that you identified can be accommodated. Please note that this approach is approximately 8’ further
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away from the intersection than the old Heebs access. This additional room allows turning to be
completed prior to the intersection stop sign.
Deviation Request from Property Access Standards BMC Sec 38.400.090
H. Modifications of property access standards.
3. Commercial developments (including residential complexes for five or more households)
which may not be able to meet the requirements of subsections C through E of this section, and are
requesting modifications from the standards, must submit to the city engineer a report certified by a
professional engineer addressing the following site conditions, both present and future:
a. Traffic volumes;
The North Central TIS measured 1050 ADT on Lamme Street, which is a relatively low traffic volume
compared to Willson Avenue or Mendenhall Street. Traffic on Grand Avenue was not measured with
the North Central TIS, but it is estimated that traffic on Grand Avenue is lower than traffic on Lamme
Street. The traffic utilizing the proposed approaches will be reserved residential spaces with low
turnover. Each approach will access 16 parking spaces and is anticipated to have less than 100
ADT.
Overall, the number of parking spaces accessed from Grand Avenue will decrease from 59 existing
parking spaces to 46 parking spaces. Thus, the resulting traffic volume should be less than existing.
b. Turning movements;
The proposed accesses onto Grand Avenue can accommodate typical turning movements without
blocking on-coming traffic. The most limited turning movement would be exiting the south parking
approach south-bound onto Grand avenue. An Autoturn analysis for this movement shows that this
movement can be completed before stopping at the Lamme intersection and without blocking
northbound traffic.
c. Traffic controls;
Grand Avenue is a low traffic street with north-south stop-controlled intersections. This condition
supports prioritization of Grand Avenue for site access. The applicant is proposing a traffic calming
circle in the intersection of Grand Avenue and Lamme Street, similar to the one recently installed at
Wallace and Fridley. This will reduce intersection speeds and provide additional reaction time to
resolve crossing traffic movements.
d. Site design;
The existing property dimensions dictate access onto Grand Avenue as the most efficient parking
arrangement.
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e. Sight distances; and
Typical site vision triangle distances can be maintained. The current no-parking condition along the
east side of Grand Avenue results in even clearer vision of approaches. An expanded vision zone
as shown provides improved site distances from the south parking approach all the way to Lamme
Street. This vision zone would reduce conflicts between right-turns from westbound Lamme onto
northbound Grand and parking access entrances/exits.
f. Location and alignment of other access points.
Currently there are two approaches on the east side of Grand Avenue and one approach on the west
side of Grand Avenue. As proposed, the two existing accesses on the east side would be
reconfigured to three accesses. The overall number of parking spaces accessed from Grand
Avenue will decrease.
Sincerely,
Stahly Engineering & Associates
Cordell D. Pool, PE
Associate Principal
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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 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
19
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9
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FRONTAGE CALCS
LAMME FRONTAGE = 270'-0"
BLOCK FRONTAGE (GRAND+BEALL+WILLSON+LAMME) = 933'-0"
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DEPARTURE 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.
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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 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
19
6
'
-
9
5
/
8
"
PR
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B
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FRONTAGE CALCS
LAMME FRONTAGE = 270'-0"
BLOCK FRONTAGE (GRAND+BEALL+WILLSON+LAMME) = 933'-0"
19
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21
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DEPARTURE 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”.
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