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HomeMy WebLinkAbout001 - NARRATIVECOOPER BLOCK MIXED USE BUILDING CCOA/SITE PLAN APPLICATION – RC1 SEPTEMBER 2023 TABLE OF CONTENTS 1. Commercial Certificate of Appropriateness Application, Site Plan Forms & Checklists 2. Project Team 3. Narrative a. General site information b. Site considerations c. Parkland d. Building design e. Landscaping f. Site Lighting g. Traffic h. Water rights i. Departures j. CCOA Checklist Items k. DEM Checklist Items 4. Appendices Appendix A – Vicinity Map Appendix B – Existing zoning Appendix C – Existing Plat Appendix D – Existing Site Photos & Historical Images Appendix E – Property Record Form 2016 Appendix F – SID 565 Space data Appendix G – Waiver of TIS Request Letter Appendix H – Water, Sewer and Stormwater Design Report Appendix I – Stormwater Maintenance Plan Appendix J – CILWR Determination Request 1. Site Plan Application Information, Forms & Checklists The Site Plan form has been included per City requirements, and the applicant will submit the required fee once the application has been deemed adequate for review. Please see the estimated site plan fee amount below: Component Fee Quantity Total Base $3,069 $3,069 Dwelling Units $125 per unit 4 $500 Commercial Area $400 Per 1,000 SF 3,701 $1,480.04 Total $5,049.44 2. Project Team OWNER / APPLICANT RWH REALTY LLC (Attn: Randy Scully) randy@scullywestproperties.com 5073 Patterson Road Bozeman, Montana 59718 p. 914.450.8803 PROJECT CONSULTANTS ARCHITECT/PLANNER Intrinsik Architecture (Attn. Tyler Steinway) Tsteinway@intrinsikarchitecture.com 106 East Babcock, Suite 1A Bozeman, Montana 59715 p. 406.582.8988 CIVIL ENGINEER TD&H Engineering (Attn: Kyle Scarr) Kyle.scarr@tdhengineering.com 234 East Babcock Street, Suite 3 Bozeman, Montana 59715 p. 406.586.0277 3. Site Plan Narrative A. General site information This Site Plan Application proposes to re-envision a historic building on Main Street by preserving and rehabilitating the existing two-story brick façade and constructing a new three- story building with partial basement. Currently vacant, the ground floor was most recently home to an antique shop and the second-floor level contains one residential apartment. A small brick shed occupies the rear of the lot adjacent to the alley. The proposed program for the new building will be comprised of a retail space and common areas on the ground floor, office space and one residential apartment on the second floor and three residential apartments on the third floor. The Cooper Block building is listed as contributing to the Main Street Historic District and as such, the front façade is proposed to be maintained in its current form to the greatest extent possible and rehabilitated with a new ground level storefront, new windows on the second floor, and a reconstructed brick parapet. Originally constructed in 1872, the Cooper Block building was much larger than its current form. It contained 11 narrow arched-top windows on the second-floor level and a matching number of large arched windows/doors on the ground floor. Over time the building was modified and modernized replacing the large arched openings on the ground floor level with more transparent storefront designs more common to buildings constructed in the early 1900s. At some point the building was divided into three separate properties which shared the continuous front façade. These storefronts could be easily distinguished by the number of windows on the second story. The eastern portion had four windows (Subject Site 122 East Main), the middle portion had three windows (118 East Main) and the western portion had four windows (112 East Main). The portion of the building at 112 East Main was demolished in 1972 to allow for the construction of the First National Bank. Additionally, the portion at 118 East Main was altered in approximately 2002 with an extensive remodel and a large modern addition at the rear of the building. While the historic masonry façade of the eastern portion of the building remains mostly intact, the structure behind it and the Main Street storefront and parapet have been modified. The proposed scope of work includes rehabilitating the historic Main Street façade and demolishing the existing structure behind it. The new construction includes three stories infilled on the narrow lot. The first floor will remain retail, the second floor will include space for an office and a residential unit, and the third floor will be set back from Main Street and accommodate three residential units. B. Site considerations 1. Setbacks & Utilities Setbacks This building will front along Main Street and will take advantage of the Storefront Block frontage which puts the fact of the building at the back of the 12’ sidewalk. This building is located in the B-3 core and will have 0’ setbacks off the sides of the building. Additionally on the rear the building will be setback approximately 23’ from the property line. This building complies with all of the B-3 and block frontage setbacks. Infrastructure New water and sewer services will be constructed off the Main Street main lines to service this building. It is understood that proper permits will be required from MDT for any work in Main Street ROW. The current thinking is to bore from the basement of the building out into Main Street to create the connections. 2. Block Frontage The project is located on Main Street. The vision for this project is to maintain the active streetscape and as such will utilize the Storefront Block Frontage. The proposal is to rehabilitate the existing brick façade and setback the upper level addition to minimize the visual impact to maintain the historic downtown aesthetic. 3. Accessible provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 standards for accessible design. Specifically pertaining to this site plan, the site design provides five (5) accessible parking spaces across the whole site. All resident building entries, the refuse areas, and landscaped open space, are connected via an accessible pathway system which is in compliance with the requirements for an accessible route. 4. Parking Given the small downtown nature of this lot parking for this building will be provided in the form of the existing SID 565 Spaces. In 1976 this project paid for 10.9 SID spaces which are still in use today. The redevelopment of this site stays within the paid for spaces and does not require any additional spaces. Please see the Parking Calculations included below and Appendix F for more information on the SID 565 Spaces. Parking Calculations Table Level Program Square Footage 3,000 SF Exempt (B-3) Square Footage After Reduction Number of Residenti al Units Parking Factor Required Number of Spaces Blanket Reductions Required Parking after reduction Basement Mechanical & Tennant Storage 2,624 0 0 0 N/A N/A N/A N/A Basement Retail Office 290 0 290 0 250 1.16 20% 0.7 Ground Retail Commercial 2,402 2,402 0 0 300 0 40% 0 Level 2 Office 1,603 598 1,005 0 250 4 20% 3 Level 2 Residential 1,251 0 0 1 1 1 0 1 Level 3 Residential 2,440 0 0 3 1 3 0 3 TOTAL 9,825 3,000 4 7 Other Reductions Within 800’ of Transit Stop – 10% 7 Within 800’ of Structured Parking – 15% 6 TOTAL REQUIRED 6 TOTAL PROVIDED (in SID Spaces) 10.9 5. Bike Parking The required parking for the site is 6 spaces which then requires 0.6 bike parking spaces (10% of total parking). The minimum number of bike parking spaces is 2. There is an existing bike rack on the sidewalk directly in front of the building which provides the required 2 parking spaces. 6. Trash Enclosure Refuse and recycling containers will be located in the rear of the site adjacent to the alley located behind a fence. It is important to note that while the garbage tots are located behind a fence, the fence is not required to meet any UDC design standards for service area because it is located on an alley (38.520.070.B.3.). This screening element is proposed to reduce the visual impact of the trash area. Please refer to Sheets SP100 & PS201 for location and access. 7. Open Space The open space for this project is proposed to be provided within the building. This project proposes four residential units that are a mix of two studio units and two two-bedroom units. In total this project is required to provide 500 SF of residential open space. This will be accomplished through private balcony spaces and a common roof court area. Please see the table below for the open space calculations and the plan set for the proposed open space locations. OPEN SPACE CALCULATIONS Program Number of Units Open Space Factor Required Open Space Studio 2 100 200 SF 1 Bedrooms 2 100 200 SF TOTAL REQUIRED 400 SF Provided Open Space Private Balcony Open Space 200 SF (377 SF TOTAL PROVIDED) Common Roof Court Open Space 200 SF (300 SF TOTAL PROVIDED) TOTAL PROVIDED 400 SF (677 SF TOTAL PROVIDED) 9. Construction management To provide a safe working environment for adjacent properties, the project will utilize temporary construction fencing around the project extents which generally follows the perimeter of the property. A 40-cy dumpster will be located near the site in an easily accessible and clearly defined area to provide easy disposal of construction waste. The dumpsters will typically be placed near the alley to allow for easy pick up. Construction staging areas will be Likely be in the adjacent parking lot owned by the property owner on East Babcock. See C2.2 Construction Management Plan for more information. C. Parkland This application proposes to pay CIL of Parkland rather than dedicate any due to it being located in the commercial core of Bozeman. CIL of Parkland is also supported by Resolution 4784. It states, “CIL will always be accepted for development within the B-3 District.” Additionally, Resolution 4784 indicates areas less than 5,300 sf are more favorable for CIL. Please see the calculations below for the required CIL amount. D. Building design The Cooper Block Building at 122 E. Main St. was originally constructed in 1872. While the historic masonry façade remains intact, the structure behind it and the Main St. storefront has been modified. The proposed scope of work includes rehabilitating the historic Main St. façade and demolishing the existing structure behind it. The new construction includes three stories infilled on the narrow lot. The first floor will remain retail, the second floor will include space for an office and a residential unit, and the third floor will be set back from Main St. and accommodate only residential spaces. There are a variety of outdoor areas incorporated into the design including private balconies and a carved-out courtyard on the third floor. The building will be constructed with a face brick – informed by the abundance of historic masonry buildings on Main St. F. Site lighting There are minimal accent lights proposed on the rear of the building as well as the top story of the front elevation. Please see plan set sheet ES1.1 – ES1.4 for more information on the proposed locations, photometrics and details. G. Traffic 23243 Cooper Block SP Park and Recreation Requirements Total site area (ac) 0.09 (s) school or park sites (ac) Total excluded (ac) 0.02 (D) Net residential density 57 (c) commercial lot area (ac) (a) ROW & easements (ac) (N) Net residential lot area (ac) 0.07 Zoning District Other (i) industrial lot area (ac) (d) Open space/Park (ac) 0.02 (du) Number of units 4 (M) Max density by zone 12 Required land dedication Required cash-in-lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 0.07 Net residential land area (ac) 0.07 Parkland dedication required (ac) 0.02 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $1,132.56 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in- lieu ($) $2,265.12 Land dedication (ac) 0.02 Equivalent land area (ac) 0.01 Land equivalent required (ac) 0.02 Total CILP/IILP $3,397.68 land appraisal value ($/sf) $2.60 Land appraisal value ($/sf) $2.60 Cash-in-lieu ($) $1,132.56 In-lieu fee equivalent ($) $2,265.12 A memo requesting a waiver to provide a TIS has been provided with this application (Appendix G). Included in that request is a trip generation report. That report shows that the net weekday trips ends at the site are expected to increase by 167 average daily trips while the net peak hour trips are expected to increase by 7 and 9 trips ends during the AM and PM peak hours, respectively. It is our request given the limited net increase in trips and built out nature of the existing transportation network that a waiver to providing a traffic impact study be granted. H. Water rights The City of Bozeman Engineering Department (Griffin Neilson) has been contacted to determine what cash-in-lieu of water rights are required for the site. Upon final acceptance by the City of Bozeman Engineering Department, the fee will be paid by the owner prior to site plan approval. Please see Appendix J documenting the ongoing conversation with Engineering. I. Departures There are no departures included in this application. J. CCOA Checklist Items If demolition is proposed, provide a complete submittal with checklist items in form DEM. Applicant Response: The current proposal is to demolish everything behind the front façade of the building and renovate the existing storefront. The goal is to preserve/renovate the front facade to do minor repairs and bring it up to current codes. Everything behind the front façade will be new construction. Date of construction of structure if known. Applicant Response: The original structure was built in 1872. Originally, the Cooper Block building consisted of 11 bays of arch windows but 4 of those bays on the west end were removed in 1972 when the first national bank expanded to the east. Additionally, slight alterations were made to the middle three bays (Bozeman Optical) in order to give the appearance of a slightly different building above this business. Property record form, both original and updated. Applicant Response: Please see the property record form attached as Appendix E &E.2. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. Applicant Response: Please see Site Plan Sheet SP200-201 and Section 3 above for our project narrative outlining the proposed changes. Historical information such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the proposed changes to the property. Applicant Response: Please see Appendix E& E.2 for Historic Property Records. Appendix E contains a set of historic photos for reference. We have also included reference as built conditions on sheet SP200. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extend of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: The drawing set contains detailed elevations for each face of the building. Additionally, please see Appendix D for site photos that depict each elevation. Include a separate site plan displaying existing conditions such as lot boundaries, dimensions, setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features, and topography. Applicant Response: Please see Plan Set Sheet C2.1 for an existing site plan and sheets SP100 for our proposed Site Plan. Site plan depending on project complexity with north narrow, property dimensions, location of buildings, parking, driveways, fencing, landscaping, setbacks, utilities, access, pedestrian facilities, and location of changes proposed. Applicant Response: Please see Plan Set Sheet C2.1 for an existing site plan and sheets SP100 for our proposed Site Plan. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show existing and proposed changes. Applicant Response: We have included as-built and proposed elevations in the drawing set, please see sheets SP300-303. Proposed changes are indicated on the drawings. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations. Applicant Response: Please see sheets SP300-303 for the building elevations and sheet SP310 for the proposed materials. Additionally, Please see the Architectural Plan Set. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. Applicant Response: Please see the included drawing set this information. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected nonconforming status per Section 38.280.040.B BMC has been met or surpassed. Applicant Response: At this time there are no known non-conformities, and the proposed building will comply with the Unified Development Code. For minor screen, storefront or window/door changes or replacements, and other minor changes: pictures, specifications and other information that will clearly express the proposed changes or alterations to the property. Applicant Response: Please see the finish selections on SP310. Additionally, lighting plan set sheet ES1.4 for cutsheet information. Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurately. Applicant Response: Please see the finish selections on SP310. Additionally, lighting plan set sheet ES1.4 for cutsheet information. Floor plans showing floor layout including square footage and proposed use for each room and area within the building clearly showing areas to be changed or added to. Suggested scale of 1/4” = 1’-0”. Applicant Response: Floor plans have been included in the architectural plan set. Additionally, please see the As-Built drawing sheets for existing floor plans. Detailed plans will follow for Building Permit Applications. Parking plan and calculation for all uses, if proposed changes to the property require review of parking requirements. Applicant Response: Given the small downtown nature of this lot parking for this building will be provided in the form of the existing SID 565 Spaces. In 1976 this project paid for 10.9 SID spaces which are still in use today. The redevelopment of this site stays within the paid for spaces and does not require any additional spaces. Please see the Parking Calculations included above. A schedule for the proposed changes to the property if to be phased or if applicable. Applicant Response: The Applicant is not going to phase the improvements proposed in this application. Any additional modifications will be submitted and approved through a MOD Application, and subsequent Building Permit Applications where required. K. Demolition Checklist 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations proposed to buildings, structures and site layouts on the property. Application Response: Please see Appendix E & E.2 for Historic Property Records. Appendix E contains a set of historic photos for reference. We have also included reference as built conditions on sheet SP200. The proposal is to demolish everything behind the front façade and do minor rehabilitation to the front façade but largely leave it in its current form. 2. Historical information, such as pictures, plans, authenticated verbal records and similar research documentation which describe the property’s historic significance that may be relevant to the proposed changes to the property. A current Montana Property Record Form may be used to document the existing conditions on the site and determine the property’s historic significance. Application Response: Please see Appendix E & E.2 for Historic Property Records. Appendix E contains a set of historic photos for reference. We have also included reference as built conditions on sheet SP200. 3. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extent of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: Please See Appendix E for reference pictures of the building. 4. Site plan showing), parking, driveways, fencing, landscaping, setbacks. a. Property dimensions b. Location of building(s) and changes proposed c. Setbacks d. Pedestrian and vehicular circulation e. Location of utilities Application Response: Please see plan set sheet C2.1 and SP200-201 for this information. 5. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. Application Response: Please see plan set sheet C2.1 and SP200-201 for this information. 6. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non-conforming status per Section 38.280.040 BMC has been met or surpassed. Application Response: At this time there are no known non-conformities and the proposed building will comply with the Unified Development Code. 7. If the property is classified as historic, whether by listing on the National Register of Historic Places, identification as “eligible” or “contributing,” identification as a Landmark or in a local district, definitive evidence shall be provided in support of demolishing the structure under Section 38.340.090.C and Section 38.340.100 including: a. The structure or site has no viable economic or useful life remaining, based on evidence supplied by the applicant. This may include a structural analysis and cost comparison evaluating the cost to repair and/ or rehabilitate versus the cost of demolition and redevelopment using the International Existing Buildings Code. b. The structure or site is a threat to public health or safety, and that no reasonable repairs or alterations will remove such threat; any costs associated with the removal of health or safety threats must exceed the value of the structure. Application Response: The only historically significant portion of the building is the front façade. This portion of the building is proposed to be rehabbed and will remain largely intact. The structure is listed as contributing to the historic district although the original building has been significantly altered. The western 4 bays of windows were removed in 1972 to allow for the construction of the First National Bank. Additionally, modifications to the middle portion of the building (middle three bays) were done in 2003.