HomeMy WebLinkAbout09-20-23 Public Comment - R. Pertzborn - Proposed Dev Code - EditFrom:Rob Pertzborn
To:Chris Saunders; Agenda
Subject:[EXTERNAL]Proposed Dev Code - Edit
Date:Tuesday, September 19, 2023 3:13:20 PM
Attachments:Section 38.260.100 - Suggested Draft Code Edit - Floors.pdf
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Chris -
In working through specific downtown redevelopment scenarios, it occurred to us that surface
and/or underground factors could have significant impacts on things above like floor/stories, and
could result in less desirable projects (economic, creating parking, etc).
Please see attached request.
Regards,
RJP
Robert J. Pertzborn AIA Senior Principal | Architect
Intrinsik Architecture, Inc.
106 East Babcock Street Suite 1A Bozeman, Montana 59715
O. 406.582.8988 Direct: 406.426.9557 M. 406.580.0422
19 September 2023
Chris Saunders
Community Development / Planning Division
via Email: Csaunders@bozeman.net
RE: Proposed Development Code
SUBJECT: Request for Changes: Section 38.260.100A.6 – Vertical Massing; Building Height, Relief
Chris -
Please accept this memo as a request to create an additional standard in Section 38.260.100 A.6 – Vertical
Massing; Building Height; Relief.
As currently proposed, an individual could build a 7-story building in B-3. The code allows for an 18’ floor to
floor dimension on the ground story, and 15’ floor to floor on upper stories. Essentially, a building could have
a maximum building height of 108’.
Not all sites are created equal. Specifically, sites that may be subject to floodway/floodplain issues, precluding
going below grade or requiring minimum elevation above grade. This restricts what can be built on the site,
especially structured parking.
This overall change to allow 7 stories was suggested in the adopted Downtown Improvement Plan. What this
seemingly didn’t contemplate was the impact of environmental factors reducing what can be built. The
floodway/floodplain covers a significant portion of the Downtown B-3 area and affects the ability for those
properties to be redeveloped and contribute to the overall function and success of Downtown.
Typically, the first method to address the parking is to install below grade parking. This saves necessary and
invaluable space on the floors above. Unfortunately, this becomes extremely cost prohibitive when you factor
in floodplains. The alternative approach is to build the parking on the upper levels of a building, which overall
will reduce the efficiency of the structure and dramatically reduces the overall viability.
One solution is to allow these environmentally constrained lots to add an extra floor, with the caveat that the
additional floor not exceed the otherwise allowed height. There is room to create comfortable floor to floor
heights and stay under the maximum.
Please consider the revised proposed code language below:
38.260.100.6. Relief
c. Relief to add an 8th story, in the B-3 zoning district, may be granted if the lot is impacted by unique or
environmental constraints such as the FEMA Floodway/Floodplain. In no case shall the overall structure
height exceed the maximum height of 108’ unless those expectations are granted by another section of
this code.
This change would not impact the overall character of downtown because the overall allowed height wouldn’t
increase. This change would allow for an equitable solution to environmentally constrained projects to be
further developed in a way that balances the need for usable space and/or structured parking which would
benefit Downtown Bozeman.
In conclusion, we would like formally to request to add Subsection C, as proposed above, into Section
38.260.100.A.6 – Vertical Massing, Building Height, Relief.
Thank you for your careful considerations,
Robert J. Pertzborn, AIA
Intrinsik Architecture
Attachment
BUILDING
(7 STORIES)
SITE CONSTRAINED BUILDING
(8 STORIES)108' MAX
COMMERCIALCOMMERCIAL
6
5
4
3
2
1
GROUND
PARKING
PARKING
GROUND WATER
5
4
3
2
1
12'
12'
12'
12'
12'
15'
15'
18'
15'
15'
15'
15'
15'
15'
18'
FLOODPLAIN2'
UPPER
LEASABLE
LEVELS
UPPER
LEASABLE
LEVELS
Conceptual Building Section/Elevation Diagrams Showing Programming Impacts
c. Relief to add an 8th story, in the B-3 zoning district, may be granted if the lot is impacted by unique or
environmental constraints such as the FEMA Floodway/Floodplain. In no case can the overall structure
height exceed the maximum height of 108’ unless those expectations are granted by another section of
this code.