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HomeMy WebLinkAbout21231 Staff Report Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 1 of 43 Application No. 21231 Type Site Plan for a new multi-family development and Commercial Certificate of Appropriateness (CCOA) for demolition of a parking lot and portion of a non- contributing building within the Neighborhood Conservation Overlay District (NCOD) and for their replacement with a multi-family development. Project Name North Central Block 3.4—“The Henry” condominium apartment development Summary This is a review of a site plan application for development of a 6-story, 116,171 gross square foot (sf) wholly-residential development providing 44 dwelling units with 45 accessory basement parking spaces on a 24,440 square foot (0.56-acre) lot with associated infrastructure, landscaping and open space. As the subject property (“Site”) lies within the NCOD, the demolition of the existing parking lot and a portion of an existing non-contributory building on the Site and its replacement with the new building would be measured by applicable NCOD criteria of the Bozeman Municipal Code (BMC), the guidelines of the Bozeman Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District and the parking requirements of BMC Table 38.540.050-3. Both the Site Plan and the CCOA evaluations are noted below. The Applicant seeks two Departures from Block Frontage requirements along the N. Tracy Avenue frontage; both are discussed below. We note that the property that is the subject of this site plan lies within an area included within the North Central Master Site Plan bounded by Villard St. to the north, Lamme St. to the south, Grand Ave. to the west, and Tracy Ave. to the east (see Figure 17 below). This evaluation also addresses how the specific “The Henry” apartment development would contribute to that North Central Master Site Plan, Project No. 21029. Zoning B-3 Growth Policy Traditional Core Parcel Size 24,440 gross square feet Overlay District(s) NCOD—Neighborhood Conservation Overlay District North Central Master Site Plan; Project No. 21029 Street Address Unaddressed parking lot at the southwest corner of Villard and North Tracy Avenue Legal Description Lots 1-6 of and a portion of Lot 7 of Block 3 of the Amended Bealls Third Addition Subdivision to the City of Bozeman (Plat C-44-A), and a portion of a vacated 14-foot alley (COB Ord 902), of which all are located within the NW ¼ of S07, T02 S, R06 E. of the P.M.M. Gallatin County, Bozeman, Montana. Owner HomeBase Partners, LLC Applicant Andy Holloran, HomeBase Partners Representatives Leslie Maienschein-Cline, Nolan Sit and Nicole Stine Staff Planner Susana Montana Engineer Karl Johnson DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 2 of 43 Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 9/10/21-9/25/21 9/10/21 9/10/21 N/A Advisory Boards Board Date Recommendation Development Review Committee July 14, 2021 October 14, 2021 The application is adequate for public noticing. The application conforms to BMC standards and is sufficient for approval with conditions and code provisions. Design Review Board September 8, 2021 The Design Review Board reviewed, made recommendations for the project, and voted 5 to 0 to recommend approval of the project, including the two departures, to the Director. Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan and associated Commercial Certificate of Appropriateness (CCOA) for the demolition of the parking lot and a portion of a non-contributing building and the design of the new building described in this report was conducted. The Applicant proposed to the City a Site Plan to permit demolition of a parking lot accessory to a commercial building and construction of a 6-story condominium apartment building with 44 dwelling units and an on-site basement garage with 45 parking spaces. Five on-street parking spaces are also provided. The Applicant requested two Departures to Block Frontage standards to (1) reduce the Special Residential Block Frontage setback for a ground-floor dwelling unit along the N. Tracy frontage and (2) to reduce the Mixed Block Frontage setback at the N. Tracy building entrance. The purposes of the Site Plan, Departures and CCOA reviews were: to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, 38.340.050, 38.510, the standards of Ch. 38, BMC and the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District (NCOD); and to determine whether the application should be approved, conditionally approved, or denied. B) All parties and the public wishing to examine the proposed Site Plan, Departures and CCOA applications and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 10/26/2021 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 3 of 43 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan, Departures and CCOA applications comply with the requirements of the BMC, if certain conditions are imposed. Therefore, being fully advised of all matters having come before him regarding this application, the Director makes the following decision. C) The Site Plan, Departures and CCOA applications meet the criteria of Ch. 38, BMC and are, therefore, approved subject to the conditions listed in this report and the correction of any elements not in conformance with code standards listed in this report. The evidence contained in the submittal materials, advisory body reviews, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan, design of the new building, and demolition of the parking lot and portion of a non-contributory building comply with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this ______ day of October, 2021, Martin Matsen, Director of Community Development, approved with conditions this Site Plan and CCOA for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. 1. The Applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code (BMC) or State law. 2. Prior to issuance of a building permit for this development, all applicable utility easements for the project shall be recorded. 3. Underground stormwater facilities must be maintained by a Homeowners’ Association. This obligation must be noted in the Homeowners’ Association Covenants, Conditions and Restrictions (CC&Rs) which shall be submitted for review by the Director prior to Final Plan approval and prior to their recordation with the Gallatin County Clerk and Recorder. 4. Prior to Final Plan approval, the lot aggregation revised plat must be recorded with the Gallatin County Clerk and Recorder and both a digital copy and 11- by 17-inch paper copy of the recorded plat must be provided to the Director. 5. Demolition of the existing parking lot and any construction activity on the Site may not occur until: a. After December 31, 2021 when a majority of the Medical Arts Building tenants’ leases expire; DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 26th Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 4 of 43 b. After the City has granted approval of application #21311 to demolish the building at 205 N. Tracy and application #21325, the MV Care Center Parking Special Temporary Use Permit, which are necessary to construct the temporary surface parking lot that will accommodate parking for remaining Medical Arts Building tenants; c. After adequate replacement parking spaces for Medical Arts Building tenants are constructed and operational, per the requirements of BMC Table 38.540.050-3; and d. A Shared Parking Agreement allowing use of the temporary surface parking lot by Medical Arts Building tenants is approved by the Director. CODE PROVISION 6. Per BMC 38.100.080 and 38.200.110, the proposed project must be completed as approved and conditioned in the approved Site Plan and CCOA applications. Any modifications to the final approved submittals and approved application materials invalidates the project's approval, unless the Applicant submits the proposed modifications for review and approval by the Director of the Community Development Department and this approval is granted prior to undertaking said modifications. The only exception to this law is repair. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 5 of 43 Figure 1: Current Zoning Map B-3 R-2 R-3 Project Site R-4 DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 6 of 43 Figure 2: Location Map of Downtown Core Area in red-dashed area; proposed Site is in yellow square. Source: Downtown Bozeman Improvement Plan, May 2019 DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 7 of 43 Figure 3: “The Henry” Proposed Site Plan DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 8 of 43 Figure 4: “The Henry” Proposed Landscape Plan DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 9 of 43 Figure 5: Conceptual renderings of “The Henry” 6-story plus basement parking building DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 10 of 43 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Traditional Core Yes Zoning B-3, Downtown Business District Yes Comment: The Traditional Core of Bozeman is its Downtown district (see Figure 2 above). This area is characterized by an active streetscape supported by a mix of uses on multiple floors, pedestrian-oriented retail and service uses on the ground floor, a high level of walkability, and a rich architectural design character represented by a mixture of wood, brick and metal finishes and textures. In the Traditional Code land use, the Community Plan suggests that new development should be intense while providing areas of transition to adjacent neighborhoods. The B-3 zoning is appropriate for the Traditional Core future land use map (FLUM) designation. Relevant Bozeman Community Plan policies are noted below. Theme 3: A City Bolstered by Downtown and Complementary Districts. Goal DCD-1: Support urban development within the City. DCD-1.2.: Remove regulatory barriers to infill. DCD-1.5: Identify underutilized sites, vacant, and undeveloped sites for possible development or redevelopment, including evaluating possible development incentives. DCD-1.7: Coordinate infrastructure construction, maintenance, and upgrades to support infill development, reduce costs, and minimize disruption to the public. Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. DCD2.2: Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. DCD-2.7: Encourage the location of higher density housing and public transit routes in proximity to one another. Goal DCD-3: Ensure multimodal connectivity within the City. DCD-3.5: Encourage increased development intensity in commercial centers and near major employers. Goal DCD-4: Implement a regulatory environment that supports the Community Plan goals. DCD-4.4: Differentiate between development and redevelopment. Allow relaxations of code provisions for developed parcels to allow redevelopment to the full potential of their zoning district. Bozeman Climate Plan Focus Area 3: Vibrant & Resilient Neighborhoods Solution G: Facilitate Compact Development Patterns Solution J: Increase Walking, Bicycling, Carpooling and Use of Transit. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 11 of 43 Bozeman Strategic Plan Vision Statement 3: A Safe, Welcoming Community. We embrace a safe, healthy, welcoming and inclusive community. Vision Statement 4: A Well-Planned City. We consistently improve our community’s qualify of life as it grows and changes, honoring our sense of place and the “Bozeman feel” as we plan for a livable, affordable, more connected city. Comment: The proposed multi-level residential development complies with the Traditional Core Future Land Use Map (FLUM) designation goals. The redevelopment of the Site’s surface parking with the condominium apartments address relevant Community Plan policies and Climate Plan and Strategic Plan goals because it adds needed housing stock on a currently underutilized site, creates density in the urban core, and the site is well-positioned to encourage multimodal transportation to nearby downtown amenities. The B-3 zoning designation allows apartments as a principal permitted use and the building height, scale, form, architecture and landscaping meet the B-3 zone and Site’s designated Mixed Block Frontage standards. 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership Yes Comment: Each of the condominium dwelling units may be sold individually and would be subject to the Homeowner Association’s (HOA’s) Conditions, Covenants and Restrictions (CC&Rs) for the common areas such as shared landscaping, open spaces, parking, lobbies, the stormwater ponds and the like. Condominium developments are required to submit condominium applications to the Community Development Department per State law. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes. There are currently no code violations. Condition of approval number 5 assures continued compliance with code during construction of the site. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 12 of 43 Comment: The Site currently consists of 6 individual parcels comprising a parking lot that is accessory to the abutting partially-occupied medical office building. Prior to issuance of building permits for this development, the six parcels must be aggregated into one lot through recordation of a revised plat through a separate Subdivision Exemption application--Project No. 21216. The existing 46 parking lot spaces on Block 3.4 are accessory to the abutting partially-occupied office and medical office building to the west. The parking lot would be demolished for the new development if granted a demolition Commercial Certificate of Appropriateness (CCOA) by the Director. BMC-required replacement parking would be provided by the Applicant on a temporary lot located immediately south of the Site by the demolition of a vacant single-story medical office building addressed as 205 N. Tracy Avenue. This new, temporary surface parking lot must provide sufficient parking spaces to be shared by the medical office building tenants’ employees and clients whose leases grant them use of parking spaces. As the number of tenants in the medical office building decreases due to expiring leases, many of which will expire at the end of the year, fewer parking spaces will be needed to accommodate the tenants in the temporary surface parking lot. It is expected that this temporary parking lot would be shared by guests of the nearby AC Hotel if the current joint- use parking agreement for Block 4 is replaced, with Director approval, with a new one that uses this temporary parking lot. The Applicant plans to build a basement parking garage in the nearby Ives building (on Block 4) in a first phase. This basement garage would then accommodate the remaining tenants of the Medical Arts Building, the AC Hotel parking requirement of 80 spaces, and can be used for public parking. Condition No. 5 requires temporary replacement parking for The Henry (Block 3.4) Site parking users until a permanent parking facility is provided that can accommodate the parking required to serve the remaining Medical Arts Building tenants. The parking required for remaining Medical Arts building tenants is based on BMC Table 38.540.050-3 for the occupied spaces within that building. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 Yes Comment: The proposed building would be built in a single phase after demolition of the parking lot and portion of the medical office building. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120: None Yes Comment: A CCOA is required to allow demolition of the existing 46-space parking lot on the Site and lying within the NCOD and to allow the new building if the design meets the guidelines of the NCOD. The evaluation of the demolition of the parking lot on the subject property and the design of the new building is described below in Sections 11 and 12. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 13 of 43 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Use: Apartments Yes Form and intensity standards 38.320 Zoning: B-3 Setbacks (feet) Structures Minimum Required/Provided Parking / Loading Yes Front 4’/ 4’ provided per 38.510.030.J.3 Rear 0’ / 0’ Side 0’ / 0’ Alley NA Comment: Meets land use and form and intensity standards of 38.320. Lot coverage 100% Allowed 63.9% Provided Yes Building height 70’ Allowed 70’ Provided Yes Comment: Meets Code standards. Applicable zone specific or overlay standards 38.330-40 Yes, See NCOD Sections 11 and 12 below Comment: 38.340.050.B, 060 and Bozeman Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District, Chapters 2, 4 and 4B are relevant to the demolition and new construction for this project. The evaluation of those elements of the project is found in Sections 11 and 12 below. General land use standards and requirements 38.350 NA Comment: NA Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comment: NA Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comment: NA 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes Street and road dedication 38.400.020 NA Access easements Yes DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 14 of 43 Level of Service 38.400.060 LOS B Transportation grid adequate to serve site Yes Sidewalks 38.400.080 Comment: The February 3, 2021 Traffic Impact Study reports the traffic impacts of the North Central Master Plan development. The intersections Level of Service (LOS) of Villard and Tracy at the Noon peak hour would go from A to B, which is deemed not significant by City Traffic Engineers in terms of appreciable difference in the current operations of these intersections. A LOS of “C” is deemed acceptable. See also pedestrian and bicycle facility discussions in Section 7b and parking discussions in Section 7d below. Drive access 38.400.090 Access to site: 1 Yes Fire lanes, curbs, signage and striping NA Comment: Vehicular access to the residents’ garage would be from E. Villard Street and adequate sight visibility clearances are provided. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes Public transportation 38.400.120 Yes Comment: The project would provide two new pedestrian and bicycle pathways to the west and south of the building. The transit transfer station is located two blocks southeast of the Site. Please see Section 7b below for a discussion of transit service for residents of this Site. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comment: NA Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians alternative block delineation NA Comment: NA If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes, see Conditions 2 and 3 and Code Provision 6 DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 15 of 43 Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comment: A temporary stormwater retention facility would be placed under the temporary parking lot on the abutting southern property under the same ownership. This temporary facility would be replaced by a permanent, regional facility shared by multiple buildings and Sites within the block. Municipal infrastructure requirements 38.410.070 Yes, see Condition 2 and Code Provision 6 Comment: These services would be provided to this development. Grading & drainage 38.410.080 Yes Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comment: The Site is 64% covered by structures; the remaining land is landscaping, driveway access and ground-floor building and unit entrance stoops and steps. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A 0.21 acres X 12 units/ac. X 0.03 ac.= 0.21 ac. (estimate) Cash donation in lieu (CIL) 38.420.030 Yes Improvements in-lieu NA Comment: The CIL amount would be based on the appraised value of the park land at the time of site plan approval by the Parks Department. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comment: Cash-in-lieu of the provision of parkland would be provided to the City prior to Final Plan approval of this site plan. This is the City’s preferred method for providing parkland within the B-3 zone. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed Block Frontage; and Special Residential Block Frontage Yes; and Yes with Departure request DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 16 of 43 approval by the Director Departure criteria 38.520.030.J.3 Yes with Departure request approval by the Director Comment: The wholly residential building provides the Special Residential Block Frontage treatments for the ground-floor dwelling units, as prescribed by 38.510.030.J, with the exception of the N. Tracy façade of the corner dwelling Unit 105 which is proposed to have a reduced setback with higher-placed windows and landscaping along its N. Tracy frontage as mitigation. The N. Tracy building entrance is also proposed to have a reduced setback due to the location of steps to a stoop/landing before the building entry door. The City’s Design Review Board reviewed these Departure requests and, at their public meeting on September 8, 2021, unanimously recommended approval of these requests to the Director. The details of the two Departure requests are noted below. The Applicant is seeking two Departures from the designated Block Frontage standards for this building. (1). The W. Villard frontage plans for this building has a parking garage entrance on the westernmost side and has 4 two-story dwelling units accessing from Villard. The N. Tracy frontage plans propose 2 single-story dwelling units accessing from this street, a two-story dwelling corner unit with access from Villard, and a non- residential area with residential accessory space such as lobby, meeting room, lounge, Main entrance, mailroom and vestibule. That non-residential portion of the N. Tracy frontage is designed to meet the Mixed Block Frontage standards of a building built to the property line, an entrance facing the street, weather protection, and 15% window transparencies. However, the non-residential portion of the N. Tracy frontage must provide a 10-ft. setback from the property line. As proposed, it would provide a setback ranging from 7’, 1” to 13’ at the entry door (see Figure 11 below). The Applicant is requesting a Departure to allow that 7’,1” setback at the building entrance facing N. Tracy. (2). The ground-floor dwelling units must meet the Special Residential Block Frontage standards of 38.510.030.J. The dwelling units facing W. Villard, as designed, would meet those standards with landscaped setbacks, raised entrances, low planters and private courtyards. Two of the dwelling units along the N. Tracy frontage would meet these standards as well, as they show an entrance along N. Tracy that is raised 1’ above the street level and is set-back 7’,9” from the sidewalk with a 1’ landscaped strip planted with vertical ornamental flowers and grasses per Option 1 of subsection J. Unit 105 is the corner dwelling unit at W. Villard and N. Tracy. As designed, it has no entrance along N. Tracy and is entered from W. Villard with an interior corridor entrance as well (see Figure 12 below). Without an entrance along its N. Tracy façade, Unit 105 must be setback from the sidewalk 10’ with a landscaped buffer between the façade and sidewalk (per design Option 2 of subsection J). The Applicant is seeking a Departure from this setback standard. As an alternate design to provide privacy and safety for residents within Unit 105 along the N. Tracy frontage, the Applicant proposes to raise its windows 6’,6” above grade (above pedestrian DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 17 of 43 level) with windows placed above six-feet for light, air and privacy, and offers a 5’, 11” landscaped buffer along its entire 42’, 9.5”-- N. Tracy frontage (see Figures 13 and 15 below). When a dwelling unit is located on the ground floor of a building, Section 38.510.030.J seeks to ensure that the residents therein are provided light, air and privacy from abutting public sidewalk or pathway spaces. Section J states: “Special residential block frontage standards along sidewalks and internal pathways. For residences with ground floor living spaces facing a sidewalk or pedestrian path in a residential or mixed use development, the building must feature at least one [emphasis added by staff] of the public/private space transition elements described below. The objective of this standard is to ensure privacy and security for residents, and an attractive and safe pathway that complements the qualities of adjoining residences within a residential complex. 1. Raised deck or porch option. Provide at least a 60 square foot porch or deck raised at least one foot above grade. The porch or deck must be at least six feet deep, measured perpendicular to the building face. (The deck may be recessed into the unit floor plan so that deck does not extend from the building face a full six feet.) A low fence, rail or hedge, two feet to four feet high, may be integrated between the sidewalk or internal pathway and deck or porch. 2. Front setback options. Provide a minimum ten-foot setback between the sidewalk or internal pathway and the face of the residence. Design options for the front setback: a. Landscaped area, meeting the provisions of division 38.550. b. Semi-private patio space screened by a low fence or hedge (see section 38.350.060). 3. Raised ground floor. If the residence's ground floor is a minimum of three feet above the grade adjacent to the building, then the landscaped area in option 2 above may be reduced to four feet wide (except where greater setbacks are specified for the applicable zoning district in division 38.320). “ Figure 8: Figure 38.510.030.J examples of Special Residential Block Frontage treatments. BMC DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 18 of 43 A Departure is available from these standards when the alternative design or feature is able to meet the objective to “ensure privacy and security for residents, and an attractive and safe pathway that complements the qualities of adjoining residences within a residential complex.” To achieve these objectives, the Applicant would provide: (1) A 6'-3" landscaped setback instead of the 10' landscape setback required if the unit is less than 3' above grade; (2) dwelling unit windows placed 6’,6’ above grade along the unit’s 42’ length along the N. Tracy; and (3) a landscape buffer with tall flowering plants and grasses along the frontage of Unit 105 as shown below in Figures 11 and 14. The design shows a 5’,11” setback taken to the face of the architectural pilaster which stands out 4” from the building façade. Since the building is not parallel with the property line, the building is setback a minimum of 5’,7” from the property line at the north end of N. Tracy avenue. The Applicant’s justification for the alternate design is: “The design meets the intent of the block frontage standard to ensure privacy and security for the residents since there are only clerestory windows above head-height on this portion of facade.” DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 19 of 43 Figure 9: Proposed Departure area for Unit 105 DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 20 of 43 Figure 10 above: Unit 105 W. Villard Street frontage treatments meeting Special Residential BF standards Figure 11 above: Unit 105 N. Tracy frontage treatments here [6’,3” landscaped setback instead of 10’; see also clerestory windows on Figures 14 and 16] DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 21 of 43 Figure 12: Ground floor of 2-story Unit 105 Floor Plan (no entry from N. Tracy Ave. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 22 of 43 Figure 13: Landscaping on both facades of Unit 105. Figure 14: East (N. Tracy) elevation of Unit 105. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 23 of 43 Figure 15: North (W. Villard) frontage of Unit 105 Figure 16: Entire east façade of The Henry Comment: These two setback reductions are requested by the Applicant to be a Departure approved by the Director. The Applicant proposes a mitigating alternate design with vertical plants as landscaping along the N. Tracy frontage of Unit 105, and with substantial clear glazing windows along the street frontages. Staff finds that the alternate design satisfies the code objective for security, safety for the residents of Unit 105 and presents an attractive and safe environment for pedestrians along the N. Tracy frontage. The Design Review Board, in their September 8, 2021 Motion to approve the site plan and Departures, agrees. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 24 of 43 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.420.040 Yes Comment: RE: 38.520.030—Relationship to adjacent properties, the intent is (1) to promote functional and visual compatibility between developments; and (2) to protect the privacy of residents on adjacent properties. The 6-story apartment building would be separated from adjacent residential properties to the north by the 60-foot right-of-way (ROW) of W. Villard Street and to the east by the 52-foot ROW of N. Tracy Avenue; this meets the light and air standards of 38.520.030.B and C. Additionally, the adjacent bungalow houses to the north and east are bordered by mature deciduous trees within their adjacent boulevard ROW strip; these trees would screen views of the homes from Project upper-level windows and balconies along the Tracy and Villard sides of the building, assuring privacy of adjacent homes. Three Maple canopy trees would be planted along the Tracy frontage and two Linden canopy trees would be planted along the Villard frontage for additional screening, as these trees mature. Pedestrian and bicycle access to abutting sidewalks and street travelways from internal common spaces would be provided within the project. The Applicant is required to provide 4 secure bicycle racks and they are providing 66 bike racks within the building, along with a bike workshop. This would support residents’ and neighboring workers’ and residents’ option to bicycle to work, home, shops and play. Relevant Walk Score elements. The proposed 6-story, 44-dwelling unit redevelopment of the property would provide greater density and intensity of development than the current surface parking lot. This would result in additional demands on the City’s transportation system. New development is required to provide adequate motorized and non-motorized transportation facilities including improved streets and sidewalks. The City’s Streamline bus service offers a sheltered bus stop at the Downtown Transfer Station for the new “Purple” line serving the Downtown area. The nearest bus stop to this Site is located at Mendenhall and Black streets, approximately two blocks southeast of the Site. The City’s Growth Policy/Community Plan encourages development to be walkable, which is defined in the glossary as: Walkable. A walkable area has: • A center, whether it’s a main street or a public space. • People: Enough people for businesses to flourish and for public transit to run frequently. • Parks and public space: Functional and pleasant public places to gather and play. • Pedestrian design: Buildings are close to the street, parking lots are relegated to the back. • Schools and workplaces: Close enough that walking to and from home to these destinations is realistic. • Complete streets: Streets designed for bicyclists, pedestrians, and transit. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 25 of 43 Responding to the Community Plan’s Walkable criteria, the 4-block North Central Master Plan will have a number of commercial “centers” and open spaces where the public can gather and enjoy. The densities of the proposed buildings within this North Central neighborhood will support local businesses. The Purple Streamline bus route will have half-hour daytime frequencies at the Downtown transfer station. Buildings with the designated Mixed or chosen Storefront Block Frontage treatments would be built to the street frontage and parking would be located in the basement with access from Villard. Beall Park is located one block east of the Site. Hawthorne Elementary School is located five blocks to the southeast. Numerous workplaces are located in the vicinity and in the Downtown Core. Two blocks to the south, Lamme Street is a designated east-west bicycle boulevard with shared lane markings and bike route signs. One-and-a-half blocks to the west is a north-south designated bike route along Grand Avenue with shared lane markings and bike route signs. This area and Site can be deemed a walkable area. Based on its address, the Site has been given a Walk Score of 92 by the private-sector apartment-search website WalkScore.com. This score characterizes this location as a “Walker’s Paradise in which daily errands do not require a car”. The transit score for this Site is 92—deemed a Rider’s Paradise with a “World-class public transportation system as measured by how the Site is served by public transit. The Site has a Bike score of 92, based on bike lanes, road connectivity and destinations, and is characterized as a “Biker’s Paradise” in which daily errands can be accomplished on a bike. These values are provided by Walk Score, a private organization that presents information on real estate and transportation through walkscore.com. The algorithm that produces these numbers is proprietary. Walk Score measures the walkability of any address, Transit Score measures access to public transit, and Bike Score measures whether a location is good for biking. A score is not an indication of safety or continuity of services or routes. Scores are influenced by proximity of housing and services and expected ability to meet basic needs without using a car. We note that there are no adopted BMC development standards relating to either the Community Plan or the private-sector the walk score. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.420.050 Yes Internal roadway design 38.520.050.D NA Comment: The single access to the basement parking garage is accessed (ingress and egress) from W. Villard Street. This access meets BMC standards. On-site open space 38.520.060 Yes Total required 6,300 sf Total provided 7,150 sf Yes Comment: Both private and common open space would be provided in the forms of upper-level balconies, landscaped patios for ground-level dwelling units, a ground-level courtyard, interior tenant meeting rooms and lounge, a tenants’ fitness room and tenants’ bicycle storage and workshop. Location and design of service areas and mechanical equipment 38.520.070 Yes Comment: The provided open space meets Code and is split between internal common areas on the ground-floor and private patio or balcony open spaces. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 26 of 43 The mechanical equipment is located within the building or is located along the alley façade and is screened from view by decorative panels. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 and NCOD guidelines. Yes, with conditions and code provisions (see Sections 11 and 12 below) Building massing and articulation 38.530.040 Yes, with conditions and code provisions (see Sections 11 and 12 below) Building details, materials, and blank wall treatments 38.530.050-070 Yes Comment: See Sections 11 and 12 below for NCOD BMC criteria and NCOD Guidelines compliance. The immediate environment and surrounds of the project Site are characterized as a mixture of older multi- story and single-story commercial buildings, an older multi-story apartment building to the south, and both new and older single- and multi-story residential structures to the north and east. Immediately to the northeast and east of the Site is the North Tracy Avenue Historic District consisting of “29 diverse, modest residences spanning two blocks from Villard to Peach Streets” [National Register of Historic Places survey report]. Of the 29 circa-1890 to 1930 residences contributing to this National Register of Historic Places district, 10 are one- and two-story “bungalow-style” homes. The district’s National Register survey report states: “The North Tracy Ave. Historic District contains the most significant concentration of historic residential architecture north of Main Street, and is a well preserved, representative portion of what was once a quite extensive historic residential area. Some of the houses in the district are among the most significant examples of vernacular architecture in the city.” The proposed residential building replaces a surface parking lot. This “in-fill” residential development, at 6-stories and 70-feet in height, is similar in form, height and scale as newer mixed use buildings recently built or under construction in the blocks just south of this Site. North of the Site on N. Willson Avenue is a cluster of 16 new 2-story townhomes, each with an accessory dwelling unit (ADU) in the rear, facing the alley. The proposed “The Henry” condominium apartment building would be the first of several new 6-story residential and mixed use buildings within the four block area. As the first of these buildings, the Henry building would appear to tower over the smaller one- and two-story historic homes of the adjacent historic district to the east. However, to the southeast and south are taller residential and commercial buildings, which form a new mass and scale in the neighborhood. The Site’s new residential building would contribute DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 27 of 43 to a new urban form in this part of the City’s Downtown neighborhood. This taller form of several buildings in the area has been emerging over the past few years as a dynamic mixed use and urban mass and scale for this revitalized Downtown neighborhood. The proposed condominium apartment building of 44 dwelling units of varying sizes would be expected to attract new residents to the neighborhood who could walk to work, to shops, and to visit their new neighbors in the area. The North Central Master Plan envisions several 5- and 6-story buildings within the four block, 4.4-acre area between Villard, Tracy, Lamme and Grand streets [see Figures 17 and 18 below]. These residential and mixed residential and commercial buildings would create a new urban neighborhood that replaces surface parking and older commercial buildings. The density of this North Central neighborhood is intended by its Applicant to support its proposed quality architecture and streetscape design, its walkability and multi- modal design for its residents and workers, and would provide a new commercial/food service/entertainment/leisure, health and well-being destination within the blocks for its residents, workers, visitors and Bozeman’s residents (see North Central Master Plan Application No. 21029). Figure 17 below shows the block layout of the North Central Master Plan with the proposed “Henry” condo apartments lying at the north east corner of the plan. Figure 18 is a conceptual rendering of the proposed buildings within the North Central Master Plan. Figure 17: North Central Master Plan The Henry Site DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 28 of 43 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 1 per dwelling unit in B-3 zone Reductions residential 38.540.050.A.1.b None Parking requirements nonresidential 38.540.050.A.2 NA Reductions nonresidential 38.540.050.A.2.c NA Provided off-street 45 Provided on-street 5 Bicycle parking 38.540.050.A.4 4 required / 66 provided indoor Figure 18: Renderings of buildings within the North Central Master Plan DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 29 of 43 Comment: The demolition of the 46-space surface parking lot on the Site to allow development of this project may be allowed by the Director as part of a Commercial Certificate of Appropriateness (CCOA) application, provided adequate replacement parking spaces would be assured for the medical office building tenants for which that parking is accessory (see Condition No. 5). The tenants of the medical office building whose lease provides parking use would be able to use a new, temporary surface parking lot located immediately south of the Site. This temporary parking lot would be established after demolition of the vacant, single-story former Mountain View Care Center building located at 205 N. Tracy Avenue, just south of the “Henry” Site (see CCOA Application No. 21311). Per Condition No. 5, this 80-space parking lot must be operational and available to lease-authorized customers and employees of the Medical Arts office building prior to demolition of The Henry Site’s parking lot or prior to any construction activity on the Site (see STUP Application No. 21325). The Henry building would provide sufficient basement vehicular and bicycle parking for the residents’ use and would provide five on-street parking spaces for residents, visitors or general public use on a first-come/first-served basis. The Henry would provide 62 excess secure bike racks that could qualify for Joint-Use bike parking for off-site businesses’ workers per 38.540.060. Secure bicycle racks meeting the standards of 38.540.050.A.5 are deemed “parking” and qualify for Joint Use in the same manner as vehicle parking spaces. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comment: No on-site loading zone or space is required or provided. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Parking lot landscaping NA Additional screening Screening of ground-floor dwelling unit porches and common open space plaza Street frontage Yes, per Mixed Block Frontage and residential block frontage standards Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency NA Comment: The landscaping requirements of the BMC are met. This is separate from the Block Frontage requirements regarding the setback along the N. Tracy Ave. frontage of Unit 105 that requires a Departure. Landscaping is provided along the N. Tracy frontage of that corner dwelling unit. Landscaping of public lands 38.550.070 Yes Comment: The boulevard green within the Villard and Tracy rights-of-way would be landscaped per Code. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 30 of 43 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comment: No signs are proposed with this site plan. Separate building permits would be required for signs. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 Yes Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B Yes Comment: The exterior lighting plan meets code. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comment: The Site lies three blocks west of any flood zones associated with Bozeman Creek to the east. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comment: Public notice was provided per Code and no comment on this proposed development have been received as of the date of this report. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions TBD Required easements Yes Comment: The six City blocks that comprise the Site would be combined (aggregated) into a single lot prior to issuance of any building permit for construction of the project (see Condition of Approval No. 4). 11. BMC Standards for Certificate of Appropriateness (38.340) Meets Code? Certificate of appropriateness standards of 38.340. A through E Yes Secretary of the Interiors Standards for Rehabilitation NA Architectural appearance Yes Proportion of doors and windows Yes Relationship of building masses and spaces Yes Roof form Yes Mass and Scale Comment: The 6-story, 70-feet tall building encompasses 64% of the 24,440 sf Site. The ground floor has a 15.6-foot floor-to-ceiling height. Yes Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures Yes Architectural details Yes Concealment of non-period appurtenances, such as mechanical equipment Yes Materials and color schemes Yes DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 31 of 43 Comment: The Site lies within the NCOD and the new development must positively address the standards of BMC 38.340.040.A.1, 38.340.050.A through E and Chapter 4 and 4B of the Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District. The project must adhere to a higher level of design, focus on the relationship of the surrounding area, and maintain a level of integrity and character that makes up the NCOD. Please see Attachment 1 for the Applicant’s description for how the design of the building and Site meet CCOA criteria. The Design Review Board (DRB) reviewed the proposed design and the requested Departures and, by a unanimous vote on September 8, 2021, found the project meets all applicable COA criteria and NCOD design guidelines and recommended approval to the Director. Review of demolition of historic structures or sites 38.340.080 NA Historic Structure per 38.700.090 NA Comment: The Henry Site was surveyed in the City’s 1984 Historic Resource Survey as part of the 300 North Willson medical office center inventory. The office block, including the subject existing parking lot and Site, were not determined to “yield any significant historical information concerning persons or events associated with this property.” Public Notice Yes Comment: Per 38.220.430, a public notice of an approved CCOA would be posted on the property should the CCOA be approved by the Director. Yes as a condition of approval of the CCOA 1. The property’s historic significance. The City’s 1984 Historic Resource Survey found no significant historic significance of this building or site. N Y o N 2. Whether the structure has no viable economic life remaining. This criterion is not applicable if this structure is not a habitable building. NA 3. Whether the subsequent development complies with Section 38.340.050 (standards for certificates of appropriateness). Comment: Yes, this report finds the subsequent development in compliance with standards. Yes 4. Whether the subsequent development includes construction of new building(s) unless the existing character of the area does not include buildings. Comment: Yes, the subsequent development includes the construction of a new infill building in compliance with the zoning. Yes 5. Subsequent development requires a building permit and does not include proposals which leave the site without building(s) or structure(s). Comment: The subsequent development requires a building permit and does not propose to leave the site without a building. Yes Comment: The project is proposing the removal of a non-historic parking lot and a portion of a non-historic building. The review authority (Director) may determine the proposed subsequent site development is more appropriate for the site based upon the criteria in 38.230.100 (plan review criteria). Yes DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 32 of 43 The Director determines that the proposed subsequent site development is more appropriate for the site than the existing parking lot and the portion of the medical office building that would be removed on the Site, based on the criteria of 38.230.100 (Plan review criteria). Comment: The subsequent development conforms to the criteria for a CCOA and plan review criteria. The subsequent development is more appropriate for the Site and would leave the Site with a new infill building and would not result in a vacant site. The proposed in-fill residential development would positively address policies of the City’s Community Plan/Growth Policy. 12. Conformance with the Neighborhood Conservation Overlay District Design (NCOD) Guidelines Meets Code? Introduction: The 6-story, 44 dwelling unit residential building lies at the southwest corner of W. Villard Street and N. Tracy Avenue. The 24,400 sf Site lies outside the N. Tracy Avenue Historic District yet within the NCOD. The following is a discussion as to how the proposed development addresses the Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District Subchapter 4B Guidelines for the B-3 Commercial Character Area. Yes A. Mass and Scale 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. Comment: The 6-story, 70-feet tall replacement building would feature 44 dwelling units on an approximately half-acre lot. The basement garage would provide 45 parking spaces for residents plus indoor secure parking for 66 bicycles. The ground floor, although wholly residential, features a 15-foot floor-to-ceiling height which could be adaptable to pedestrian- interest non-residential uses. 2. Innovative development and diversity of design is encouraged. Comment: The building meets Mixed Block Frontage standards for its streetscape with significant transparencies at ground level and a generous mass-to-void design throughout the building’s façade. There is a base, middle and cap composition to the building facades as shown below in Figures 19 and 20. Yes DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 33 of 43 Figure 19: Northeast corner at Villard Street DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 34 of 43 3. A new building should exhibit clear order and comprehensive composition on all elevations. Comment: Each building elevation does provide a consistency in form, composition and materials. Figure 20: All building elevations Yes 4. Building interface with residential zoned properties. Comment: The Site lies within the B-3 Downtown District yet is across the street from residential zones to the north and east. The North Tracy Historic District lies to the north and east of the Site. The vicinity and area is characterized by both the small bungalow homes to the north and east and by both tall and smaller, older and new commercial and residential buildings. Many of the new buildings are commercial, residential and mixed-use buildings developed by the Applicant in the Downtown Core Area. The proposed 6-story apartment building, The Henry, would provide a taller northern and western edge for this emerging urban neighborhood. As a wholly-residential building, it would establish a much taller physical and visual “edge” to the smaller-scale historic residential neighborhood to the north and east. Yes B. Building Quality Policy: New buildings shall be designed to a high level of permanence and quality. 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman. Yes DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 35 of 43 Comment: The new building is expected to be built to stand 100-plus years to complement the Downtown Bozeman buildings. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design. Comment: It appears that this objective is met with the design and materials chosen for the building. C. Building Roof Form Policy: Roof forms should be primarily flat roofs with other roof forms that fit to the architectural character of the application. 1. Use flat roof lines as the primary roof form. Yes D. Site Design Policy: All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. Yes 1. Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. Place the façade of the building at the minimum front setback line except when creating a public space. Comment: If the requested Departures are approved by the Director, the building’s street-facing facades would positively address the designated Mixed Block Frontage and the Special Residential Block Frontage standards with minimal setbacks from the sidewalk, with landscaping along the street frontage, and with substantial clear glazing windows along the street frontages. Two locations at the ground floor, the corner dwelling unit and the building entrance, would have minimally-reduced setbacks. Yes, with approval of Departures by the Director. E. Parking Facilities Policy: Minimize the visual impacts of parking. Yes 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots. Yes Figure 10: Proposed Building Materials DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 36 of 43 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. 3. For residential projects, enclosed parking is preferred to surface parking lots. Comment: The new building would have basement parking for residents with access from W. Villard Street. F. Signs NA G. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the downtown and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which landscape features may occur on the site. Streetscape Policy: Maintain the character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Comment: The block within which the Site lies currently does not have a mid-block alley. The proposed development would introduce a north/south and an east/west pedestrian and bicycle pathway much like an alleyway (with no vehicular traffic). Yes H. Landscape Design Policy: Landscaping enhances the built environment. Plant beds near and around building foundations and along walkways are encouraged. 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment. Comment: The new building would have landscaping (foundation plantings) along the building edge and within the ROW boulevard. Yes I. Utilities and Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. Comment: The utilities are located interior to the building or along the façade screened from view from the street. Yes J. Site Furniture Policy: Site furnishings, including bicycle racks, waste receptacles and light standards, are features of contemporary life in Bozeman. Few of these elements appeared historically in the community and it is important that the character of these elements not impede one’s ability to interpret the historic character of the area. 1. Site furniture should be simple in character. Avoid any highly ornate design that would misrepresent the history of the area. Benches, bike racks and trash receptacles are examples of site furnishings that may be considered. Comment: The seating furniture and landscaping of the residents’ courtyard on the south side of the building meet City standards as a common open space element. There are no specific City designs for this furniture. However, this open space is an initial element of a proposed future mid-block pedestrian pathway as part of the North Central Master Plan. The Downtown Improvement Plan seeks to “enliven the alleys” with “secondary connections” such as is proposed for this block and seeks each “alley” to promote a unique “personality”. This first courtyard element would facilitate that goal. Yes DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 37 of 43 Comment: Attachment 1 below offers the Applicant’s narrative as to how the design of the building and Site meet the relevant design guidelines of Chapter 4 and 4B of the Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District. Attachment 1: Applicant’s Narrative of Compliance with NCOD Criteria for demolition of the parking lot and the design of the replacement building. Project Description “The applicant is pleased to present a new residential building located at the northeast corner of Villard and Tracy. The Henry is comprised of 1 below grade parking level and 6 above grade levels with a total of 116,840 sf. There are 45 below grade parking spaces and 44 residential units (to be sold as condos. At ground-level, there is activated open space, 7 residential units and residential amenity and support space. Residential amenity space includes fitness center, residential tenant lounge and confer- ence room and bike workshop. Residential support space includes bike parking and residential storage. The 7 residential units at ground level have private entrances off of Villard, Tracy and the central courtyard accessed from Beall’s Alley. The main lobby is accessed from Tracy. Private residential parking is accessed off of Villard with a parking ramp down to a single basement level. All back of house utilities, including trash, deliveries, mechanical occur along the mid-block pedestrian alley off of Villard. Levels 2- 6 above will contain the remaining 38 residential units. The goal of this project is to densify and diversify the downtown urban core with housing options providing larger upscale units in a boutique building close to the amenities and culture of downtown Bozeman. The project offers a range of unit types including walk-up units at 1,080 sf, double height walk-up units at 2,400 sf and penthouse units at 2,700 sf. Architecturally, the building is designed as a complimentary structure to the neighborhood with traditional red brick and a stone and dark toned base. The top floor is set back to lower the apparent height and minimize scale. With landscaped front patios for the walk-up units along Tracy and Villard, the building presents a more pedestrian scale where the site faces residential buildings across the street. As part of the North Central Master Plan, the building will anchor the northeast corner of a mid-block courtyard with pedestrian alley access, creating a new pedestrian thoroughfare through the center of the block. The design intent is to create a high-quality building with traditional materials which convey a sense of warmth, community and belonging. The 6-story building mass is broken down to a pedestrian scale through the use of dark-hued base accented with vertical pilaster and private unit entries with canopies, a red brick middle with traditional articulation and a light-hued recessed top floor with larger windows. The building minimizes its visual impact by appearing as a series of smaller stacked forms, all of which is set back from the street with raised porches and stoops. These elements are intended to help DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 38 of 43 transition the scale between the B-3 and R-2 parcels surrounding the site, and step down to a more neighborhood residential feel with “eyes on the street”. This intent is further strengthened by the creation of the mid-block pedestrian alley along Beall’s Alley and creation of the landscaped courtyard at the center of the block. Located within the traditional Community Core (B-3 district) and adjacent R2 and R3 residential districts, the building’s materi- ality is meant to compliment and blend with its neighbors as well as express a decrease in scale transitioning into the residential neighborhoods. With a high quality red brick facade, the design approach is to use a familiar material which speaks to a timeless quality and express it with a series of traditionally rendered detailing. This is offset with a stone base and dark toned surrounds at grade, creating a contrasting palette at the ground-level unit entries to draw attention down to a pedestrian scale with a richness in details such as articulated cornice lines and elegant steel canopies. Lines of wood-textured soffits at all balcony and roof overhangs will add a touch of lightness and warmth and will help accentuate breaks in the facade. Red Brick Dark Metal Dark Metal Accents Clear Glazing The main entry off of Tracy welcomes residents and their guests into an open and spacious residential lobby. The residential lobby features a lounge and conference room space for building residents. The lounge is an extension of our resident’s homes, and offers the flexibility to host meetings, work and collaborate. Adjacent to the lounge is the fitness center which has direct access to and views of the exterior courtyard. The interior bicycle parking and bike workshop open directly off of the residential lobby and have direct access to and views of the exterior courtyard. Additional amenities for the building’s residents include private balconies or terraces, on-site parking and on-site storage. The proposed site is improved with a 10’ setback along Villard to the north and a 6’ setback along Tracy to the east. The site adheres to the mixed-use block frontage standard, with special provisions for 6’ minimum setbacks allowing for units at grade. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 39 of 43 At the south and west are internal lot lines with the adjacent parcels across from Beall’s Alley to the south and a new alley to the west, both of which will be accessible as part of a pedestrian circulation path mid-block.” “DESIGN GUIDELINES | SUBCHAPTER 4B A | MASS & SCALE 1. Provide density to meet the goals and objectives of Downtown Bozeman Improvement Plan: With 44 total units on 0.561 acres, The Henry at Block 3.4 makes appropriate use of its lot area. Although a 100 percent residential use building, the project maintains a 16’-0” floor to floor height at level 1 in keeping with the goals and objectives of the Downtown Bozeman Improvement Plan. 2. Innovative development and diversity of design is encouraged: The Henry at Block 3.4 incorporates a varied and complimentary material palette consisting primarily of red brick and darker toned metal panels. While these materials lend to a solidity and scale in keeping with the downtown core, accents of wood at soffits and terraces and board formed concrete patios relate a lighter touch towards a pedestrian scaled residential feel. See the Design Intent and building renderings for more information. 3. A new building should exhibit clear order and comprehensive composite on all elevations: The project establishes a clear design language and ordered composition consistent throughout all elevations. A delineated expression of base, middle and top are articulated through material changes, top level setbacks and layered expressions within the facade to provide depth and expression. 4. Building interface with residential zone properties: While not directly abutting residential zones, the project site is adjacent to R2 and R3 zones across the street on Villard to the north and Tracy to the east. The Henry responds to both by adhering to frontage setback standards per BMC 38.510.030.J for ground floor residential living spaces as allowed in mixed-block/landscape frontage standards. With direct entry doors at grade, the building presents a pedestrian-scaled residential porch and landscaping to adjacent residential zones, creating a more consistent context. B | BUILDING QUALITY 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman: Located within the traditional Community Core (B-3 district) and adjacent to R2 and R3 residential districts, The Henry at Block 3.4 was designed with materials that reflect both districts while keeping within the neighborhood character and scale of each. Walk-up units with raised porches and a building base expressed in a rich, high quality metal facade keeps the scale of the building focused at pedestrian level and consistent with the adjacent residential zoning. The brick facades from levels DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Residential Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 26, 2021 Page 40 of 43 2 to 5 with punched windows are of a larger scale relating to the Downtown Core, while the setback at the top level helps to alleviate the overall mass of the building. Facing an interior plaza, the south and west facades have a metal facade expression, consistent with the commercial nature of Beall’s Alley as part of the North Central Master Plan. The palette of materials was selected to express a modern take on traditional architectural themes which integrate and compliment the history of downtown as well as contribute to its growth and development into the future. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design: At a density of 44 units per 0.561 acres, the proposed design allows for many families to live in the “Community Core” which reduces the need for cars in the area. The 66 indoor bicycle parking spaces with workshop are well above the required count to help promote multi-modal transit options. Storm water management procedures will be utilized at the common plaza and exposed areas of the ground floor to collect and distribute storm water while providing green space to residents. Trash and recycling facilities will be located on each floor to allow residents to conveniently sort and dispose of waste and recycling separately. The envelope and mechanical systems will exceed energy standards as set by the State of Montana. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Multi-family Residential Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 14,2021 Page 41 of 43 C | BUILDING ROOF FORM 1. Use flat roof lines as the primary roof form: The Henry at Block 3.4 has a flat roof responding to the B-3 zoning. The roof form creates a clear delineation at the top of the building and becomes an overhead awning for top floor inset terraces below. All rooftop mechanical equipment is properly screened. 2. Use of other roof forms: There is a singular flat roof form articulated on the project. No additional roofs forms are incorporated. D | SITE DESIGN 1. Create strong connections between downtown’s sub-districts and between downtown and the surrounding neighborhoods: As part of the North Central Master Plan, The Henry at Block 3.4 is designed to integrate into the pedestrian mid-block path created along Beall’s Alley with its street level plaza. Materials and articulation carry through on all four sides of the building to create a consistent and articulated facade throughout. Additionally, the private unit entry porches on Villard and Tracy aid in transitioning the neighborhood scale between the Downtown commercial and the R2/R3 residential. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety: While the project is fully residential with no commercial spaces, The Henry’s primary entry lobby and lounge, as well as fitness amenity spaces, are fronted along the south end of Tracy, as well as along the southern facade facing Beall’s Alley. These will add to the street level activity in the areas which will be most highly trafficked, while keeping the residential zones to the north quieter. Both street and alley frontages will incorporate the following elements to enhance the public spaces as appropriate: weather protection, planters, seating areas, street lights, street trees. 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: The Henry at Block 3.4 integrates all parking into a single basement parking level beneath the site. Five on street parking spaces are planned but no surface parking lots are proposed. 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 enclosed parking garage is underground and will not be visible from the street other than the entry ramp access gate along Villard. 3. For residential projects, enclosed parking is preferred to surface parking lots: The Henry at Block 3.4 integrates all parking into the basement enclosed garage. Five on street parking spaces are planned but no surface parking lots are proposed. DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Multi-family Residential Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 14,2021 Page 42 of 43 F | SIGNS 1. Commercial and Mixed Use projects should include a variety of creative and clear signage: The Henry at Block 3.4 is a fully residential building and does not include commercial retail spaces. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place: The project’s residential identity signage design is still in development along with building branding and has yet to be finalized. The intent of project identity signage is to prominently add a sense of place to the building as a point of reference at the entry lobby along Tracy and Beall’s Alley. 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: The Henry at Block 3.4’s main building signage is anticipated to be located at the corner of Tracy and Beall’s Alley. It is to be fully integrated with the overall building design and will help establish a sense of place and compliment the building. G | STREET PATTERNS 1. Alleys: The Henry at Block 3.4 is planned as a part of the North Central Master Plan. Beall’s Alley to the south of the project will be a paved and landscaped pedestrian pathway through the block. The alley along the property’s west side will be used as a service alley for meters, move-ins and trash pick-up and will be shared with the future-phase property to the west. The alleys will intersect at the inner-block plaza which will be fully landscaped with pavers, vegetation, trees and lighting. See civil, architectural site plans and landscape plans. 2. Streetscape: The streetscape on W Villard St and N Tracy Ave will follow the predominant pattern in the downtown with concrete sidewalks and street trees. The walking surfaces will be a combination of concrete sidewalks and pavers. The landscape and storm water management will be closely coordinated with the Civil Engineer and Landscape Architect. 3. Planting Strips: Planting strips will be maintained with street trees to keep with the existing design of the streetscape. 4. Pattern of Street Trees: The pattern of street trees will match that of adjacent sites with consistent zoning, 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: DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8 Staff Report North Central Block 3.4 (“The Henry”) Multi-family Residential Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building Application No. 21231 October 14,2021 Page 43 of 43 The existing site has a single existing street (ash) tree in the boulevard strip on Tracy Ave. The site is currently a parking lot on the southwest corner of Villard Street and Tracy Avenue. The sidewalk on Villard is attached to the back of the curb and there are no street trees. This project will replace that condition with a planted boulevard strip and two new street trees and will make the streetscape more consistent with residential streetscapes throughout the city. The existing ash tree on Tracy conflicts with the sewer service line, and will likely also be impacted by the grading for the new sidewalk and curb replacement. The streetscape on Tracy will be restore with 3 new street trees at a spacing that is more consistent with city standards. I | UTILITIES 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes away from major streets: The refuge pick up location, loading zone, and service entrances are consolidated and located off of the western elevation along the alley, off of the site’s major streets of Villard and Tracy. All ground floor building equipment and meters are located along the alley with proposed screening. 2. Position service areas to minimize conflicts with other abutting uses: The refuge pick up location will host trash bins on pick up days and is located off the alley for easy access and keeps these services away from pedestrian thoroughfares and unit entry porches. J | SITE FURNITURE 1. Site furniture should be simple in character: Bike racks and benches are used strategically throughout the site to engage and activate the streetscape and mid-block pedestrian passageway. These will provide a place of refuge for the public and residents while offering a secure location for guests to secure their bikes. Both approaches promote a walkable and bikeable site.” DocuSign Envelope ID: BB415D93-B4C7-4F62-B1FF-94B408CF7FF8