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HomeMy WebLinkAbout04_W Babcock_CONR ResponseMINARIK ARCHITECTURE Inc. 6 1 8 N W a l l a c e A v e . , B o z e m a n , M T 5 9 7 1 5 M I N A R I K A R C H . C O M 9 7 1 3 1 9 6 2 4 9 2111 . 2/10/2022 1 of 3 CONR Response Notes: Planning Division - 1. Applicant questions – followup: d. Of our 43 on-site parking spots, 25 are planned to be part of a 3-level mechanical parking system. This is a reserved parking space model for building residents only and will accommodate vehicles up to 17’ long and 8’ wide. We are proposing a compact to full size parking ratio of 49% rather than the 25% outlined in Section 38.540.020.A and Section 38.540.020.A Note 1? This warrants further discussion. Staff will need to determine if the spaces that utilize the mechanical lift system do indeed trigger stall length and width minimum requirements or if that only applies to ground level spaces within structured parking or within a parking lot. Staff is also interested in the management and reservation system for the mechanical lift system to ensure that this project creates functional parking areas adequate to serve the needs of users so that these spaces may count towards the minimum number of required spaces. Further information regarding the mechanical parking system can be found on A0.06. e. ‘Mixed’ Block Frontage, per Section 38.510.030.B and 38.510.030.D states “Building entrances must face the street.” At the Residential Lobby on W. Babcock we are proposing a primary recessed/covered entry with the swinging into this space. We believe that the entrance is facing with the doors opening into the covered entrance. Reference ground level plan on page 8 Block Frontage. This is fine, as long as there is at least one visible entrance facing the street. Great, the design meets this requirement. f. Along the 9th Ave frontage, we are proposing three (3) ground level residential units in an effort to strengthen the residential character of that street. In order to meet Block Frontage guidelines, set forth in 38.510.030 we are elevating and setting these units back less than 10’ from the property line, while providing stoop style entries and at least 15% transparency at the residential units. Reference ground level plan on page 8. Storefront block frontage does not allow ground level residential uses except accessory residential uses like lobbies and I did not see an option for a departure. That rules out the Mixed-Storefront block frontage with the current configuration along 9th Ave so staff recommends a Mixed-Landscaped frontage along that street. While Mixed-Landscaped allows ground level residential it does also require a minimum 10-foot front setback. Departures from that setback are allowed within Section 38.510.030.C for ground level residential uses provided that the departure utilizes one of the options from Section 38.510.030.J which details the special residential block frontage. For example, you could choose to develop with a Mixed- Landscaped frontage setback 5-feet that includes ground level residential with a departure to use the raised deck or porch option that requires a 60 square foot porch or deck raised at least one foot above grade with other specific requirements in section J. However, this frontage complicates the rest of the building to the south with the bike/storage and trash rooms which do not have a departure option from the 10-foot setback and would need to be moved back 10-feet. Please also see block frontage below. Thanks again for the comments above and subsequent discussions. We believe that we have come to a solution that defines the S. 9th Ave frontage as a Landscape Block Frontage to allow for the residential units at the ground level. Reference A0.05 Block frontage diagrams for information regarding our approach. 2. Process and submittal requirements – a. We are set up on ProjectDox and will apply digitally through that portal. b. Ref A3.00, A3.01, A3.02, and A3.10 for color exterior material palette information. c. The lot aggregation application is submitted concurrently by Hyalite Engineers. MINARIK ARCHITECTURE Inc. 6 1 8 N W a l l a c e A v e . , B o z e m a n , M T 5 9 7 1 5 M I N A R I K A R C H . C O M 9 7 1 3 1 9 6 2 4 9 2111 . 2/10/2022 2 of 3 3. Certificate of appropriateness (COA) – BMC 38.340.040 CCOA application is included as part of this package. Ref 01_Site Plan & CCOA Submittal Cover Letter. 4. Demolition of a historic structure or site – BMC 38.340.090 DEM application is included as part of this package. Ref 07_W Babcock_DEM Statement. 5. Block frontage standards – BMC 38.510 a. The Babcock frontage is proposed as a Mixed-Storefront and frontage is now shown with the required 12’ sidewalk. Ref A1.00, A2.20, and L1.0. b. We are concerned with implementing the weather protection as outlined in Table 38.510.030.B due to the north facing street frontage and the effect the awnings would have on daylight levels of not only the interior spaces, but the public sidewalk as well. It is the design team’s belief that providing the 5’ minimum awnings/canopies at all entrances and a further inset lobby entrance (as shown, 30% of the façade length) meet with the intent of the weather protection provision in providing cover where pause at along the frontage is implied by the design of the building. Taking a more holistic approach to the term ‘weather protection’ we also believe that this level of coverage in addition to walk off matts at all entrances, a vestibule at the lobby entrance, the daylighting concerns, and recognition of the air column buffer that is created by a 4 story façade provides not only “equivalent weather protection benefits”, as referenced in 38.510.030.B.3.c, but provides greater benefits that of awnings in this location. c. The project proposes that the 9th Ave frontage be Mixed-Landscape to allow for the 3 ground level units. These units have been elevated at least 3’ from the adjacent sidewalk with entry stoops, the entrances have been set in and rotated 90 degrees from the street, with plantings and landscape layering between the sidewalk and unit. The setback pulled for forward from 10’ to 5.5’ per sec. 38.510.030.J.3. Ref A0.05_Block Frontage Diagrams 6. On-Site residential open space – BMC 38.520.060 Ref G0.00_Cover Sheet for calculations and notes. 7. Location and design of service areas and mechanical equipment – BMC 38.520.070 Ref A2.25_Roof Plan and L1.0_Landscape Plan. 8. Building massing and articulation – BMC 38.530.040.B. The following features are being utilized to create human scaled facades: 1. Windows. Window openings are treated as punched opening at the ground level rather then a fully glazed storefront in a system of bays and recesses limited the lineal length of continuous wall. At upper levels punched openings are again used to scale the buildings elevations to the interior use, focusing on privacy and the human scale while still providing plenty if daylight and views. 2. Entries. Building entries are recessed with canopy extensions as a marker for wayfinding and scaling at the sidewalk; stepping the perceived scale of the 13’ ceiling required per block frontage standards down to create threshold. 3. Weather protection features. See above, 2. Entries. 4. Use of structural expression. Explicit use of structural expression is not utilized, though structural bays are inherently legible in the design use of bays referencing both the typical unit dimension and the structural logic of the upper levels. 5. Change in roofline per subsection F. The buildings street facing elevations are broken up into 24’ bays, referencing both the typical unit dimension and the structural logic of the upper levels. Each of these bays are separated by a minimum 1’ deep reveal, though we have varied them in plan as well to push MINARIK ARCHITECTURE Inc. 6 1 8 N W a l l a c e A v e . , B o z e m a n , M T 5 9 7 1 5 M I N A R I K A R C H . C O M 9 7 1 3 1 9 6 2 4 9 2111 . 2/10/2022 3 of 3 the perception of a broken parapet line further. When viewed from the street each of the bays is independent rather than aligned. In addition to the step in plan, the reveal between bays step down vertically a minimum of 1’. 6. Change in building material or siding style. The bay reveals mentioned above change material from the primary metal siding to a charcoal-colored metal panel. This change in texture and color amplifies the depth of the reveals and pushed forward the lighter bays. 7. Articulation of a single building material through varying colors, textures, or incorporating joints or an integrated trim pattern. Metal siding is the predominant material on the upper levels of the building. This material is specified in two colors, reference A3 series, to break up the repetition of color among repeated bays. Through wall flashing is used as a marker or aesthetic element to vertically break each bay, the location however is pulled to the window head from its more typical location at the floor line to amplify and connect the rigor of the window location, pattern, and scale. The goal here is to group detail apart from field to steer the eye to active areas (human activity) in the building. 8. Other design techniques. At the massing scale the design utilizes a classic base / middle / top model. The proposed design focuses the detail resources at the base or street level. Articulation is provided both in the break down of bays as mentioned above and in the detailing of wood siding. The wood is chosen to warm and soften the building, providing tactile material where the people are. Vertical ‘batts’ spaced at approximately 2’ OC play against the horizontal wood siding and provide a rigorous framework for the window openings to fall into. Reference A2 and 3 series drawings for more detail. 9. Stall, aisle, and driveway design – BMC 38.540.020.Q. Ref A0.06 for mechanical parking narrative and cutsheets. 10. Number of parking spaces required – BMC 38.540.050 Ref G0.00 for parking calculation and A1.00 for street parking dimensions. 11. Number of parking spaces required - BMC 38.540.050.A.5 Ref G0.00 for parking calculation and A0.06 for mounting rack detail. 12. Landscaping – BMC 38.550 Ref L1.0 and L2.0 for landscape requirements. 13 Lighting – BMC 38.570 Ref A1.10 for photometric plans. Engineering Division - 1. See separate memo from civil engineer. Parks Department – See G0.00 for park area requirements. Cash-in-lieu of parkland (CILP) is proposed for this project both based on the following: - The development is mixed use and located withing the commercial B-2M zoning. - The development is located on an infill site. - The development site is located 0.3 mile walk to Cooper Park.