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HomeMy WebLinkAbout15_Resubmittal NarrativeMINARIK 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 . 9/12/2022 1 of 4 Resubmittal Narrative – 22066 West Babcock Apts. CCOA, Demo and SP 12th September, 2022 City of Bozeman Planning and Engineering P.O. Box 1230 Bozeman, MT 59715 Re: W Babcock Apartments Site Plan & NCOA Submittal | 812 W Babcock Ave. / 818 W Babcock Ave. Below is a narrative summation of the resubmittal for the proposed project at 812 and 818 W Babcock Ave. This resubmittal deals with all previous review comments and incorporates any changes made to the proposed project and documents. The proposed project now is to include the new construction of 52-unit multifamily housing development, with supporting shared amenity spaces, and 395 SF leasable commercial space at the street corner. Site developments will include an enclosed parking garage with mechanized parking system that has been relocated within the garage, trash/recycling room, landscaping, and stormwater management. Project will be a 65,647 square foot five story building, comprised of four levels of Type 5B construction above a Type 1 concrete podium. Upper levels are of R-2 occupancy. Two interior exit stairs will provide egress from upper floors. Revisions to the previously proposed project – - The project has adjusted from 45 dwelling units to 52 dwelling units. - The area of the leasable commercial space has been reduced to 395 SF, in effect growing the tenant lounge portion of the lobby area on the Babcock frontage. Ref A2.20. - The project has added floor area to the 5th Level on the south and east sides of that level. Ref A3.01 and A3.02. - Revisions to the 9th Ave. lobby reduce the enclosed area, creating a public area for seating and bike parking off 9th Ave frontage softening the corner at the alley. Review comments – Comments are numbered per the ProjectDox review numbers. 4. Ref G0.00 Cover Sheet for added parkland tracking table. Calculated total CILP owed is $18,035. The total amount is proposed to be paid. 5. Ref L1.0 Landscape Plan. The Brandon Elm has been changed to the Accolade™ Elm or Ulmus davidiana var. japonica 'Morton' 6. Repeated comment, ref comment REF #5 7-13. Please reference revised Civil drawings and report from 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 . 9/12/2022 2 of 4 14. SID Waiver was dropped at the county for recording on 6/17/22 16. Ref A2.20 Plan – Ground Level. Door A117 has been revised to an exterior door off the east face of the building. 17. The project plans to include an emergency generator to allow the elevator to function as accessible means of egress. 26. Ref G0.00 Cover Sheet. Requested detail has been added to the parking table on cover sheet. 27. Ref G0.00 Cover Sheet. Requested detail has been added to the parking table on cover sheet. 28. The project proposes a departure from the block frontage setbacks as defined in Table 38.510.030.C. Sec. 38.510.030.D.3 allows for departure from the minimum setback for residential uses. The project chooses that the 9th Ave frontage be Mixed-Landscape to allow for the 3-ground level residential units. These units have been elevated a minimum of 3’ from the adjacent sidewalk with entry stoops, the entrances have been set in and rotated 90 degrees from the street, with railings, plantings and landscape layering between the sidewalk and unit. The 10’ setback for Landscape block frontages The setback pulled for forward from 10’ to 5.5’. Sec. 38.510.030.J lays out multiple methods to deal with residential units at sidewalk conditions. The proposed design makes use of 2 of the 3 transition elements. Ref A0.05_Block Frontage Diagrams 29. Ref A0.07 Block Frontage Diagrams for photos of and data for glass selection. We have a physical sample in the office and are happy to run it by. 30. Vehicles parked within the mechanical parking system are available on demand via either a RFID chip, remote control hand-held radio transmitter, or via a smartphone application. Once car is called the parking decks shift to bring car to entry level. 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 . 9/12/2022 3 of 4 31. It is the design team’s belief that providing the 5’ minimum awnings/canopies at all entrances and a further inset of entrances (as shown, 30% of the façade length) meet with the intent of the weather protection provision in providing cover where pedestrians pause along the frontage. 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 residential lobby entrance, the daylighting concerns on the W Babcock frontage of awnings reducing ambient and reflected light, 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 than that of awnings alone in this location. 32. Ref A2.86 for details and definition of the rooftop deck. The rooftop deck is intended to support all tenants of the building. The deck is split into diverse seating zones that range in size and amenity. Two gas grills and a gas fire pit provide for shared cooking and extend the hours of use. Surfaces are made up of concrete pavers, patterns change create distinction between spaces, prefabricated raised planters, provide vertical separation and screening between spaces. 33. Ref A2.87 Enlarged Floor Plans for details regarding the definition of resident lounge, lobby, and gear lounge as indoor recreational area. The residential lounge or commons is intended to serve as a meeting area and serve as a ‘third place’ somewhere between home and the office that supports the daily lives of tenants. The residential lounge is highly visible as it makes up most of the Babcock frontage and connects the lease space at the corner to the lobby. The gear lounge is also at the main entry of the building and accessible from the primary stair, as well as the garage. The purpose of this room is wholly to support the active outdoor lifestyle of Bozeman residents. This is a lounge that elevates a storage area to an area that highlights that lifestyle, supporting the actual activities not just storing the equipment. The gear lounge will have tools and stands to maintain and repair bicycles, not just store them. The gear lounge will have a waxing and tuning bench to maintain skis, not just store them. 34. Ref A2.87 Enlarged Floor Plans for details regarding the definition of 5th floor lounge as indoor recreational area. This area is intended to provide a shared library / reading room for the tenants of the building. Placed on the 5th level at the north façade, the 5th floor lounge offers both interior and exterior seating spaces. The lounge is adjacent and connected to the vertical circulation to avoid tenants from lower floors feeling like access requires meandering a floor that they do not live on. 35. Ref A3.00 Elevations. 12” concrete curb has been raised to a minimum of 18” above adjacent sidewalk. 36. Ref A1.10 Photometric Information. L1 BOC fixture has been changed. Photometric information has been updated for the revised fixture as well as adjusted to show the 1 fc lines at ground level in relation to the property lines. 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 . 9/12/2022 4 of 4 37. Due to the change in zoning of this area in recent years by the City of Bozeman, the highest and best use of the land is to demolish the existing structure at 812 W. Babcock and build at a much higher density. The opportunity cost given up to retain the existing 'eligible' structure for the creation of a new historic district, that is extremely unlikely to happen based on the non-eligibility of so many surrounding structures, far exceeds the economic value of the structure in questions. The existing duplex provides 2 dwelling units while the proposed project, offers 52 dwelling units. The cost to maintain and reconstruct the existing duplex is far greater per unit than the proposed project. Given the zoning for the property, we assume that the city is asking for redevelopment here as the existing use of the structure is not allowed in the B-2M. 38. Sec 38.340.050.B – 1. The height of the structure is allowed by the rezoning to B-2M 2. Proportions of openings at the ground level are scaled to that of the human and the upper levels are traditionally sized windows and spacing for the predominate use of the building and the formerly residential neighborhood. 3. The building mass and subsequent spaces conform to the B-2M zoning. 4. The roof is articulated as a parapet similar to commercial development within the surrounding area. 5. Scale of the building is based on the zoning requirements of the B-2M zoning and is in line with the existing surrounding commercial development 6. Directional expression at the ground level is horizontal and follows the clapboard siding predominant in surrounding residential development, while the upper-level expression is a fine grain vertical orientation similar to that if surrounding commercial development. 7. Architectural details at the ground level provide for interest in layering, transparency, and traditional use of materials. 8. Mechanical equipment is not expressed on the exterior of the buildings. 9. Materials are taken from the surrounding area and have been tried and true throughout the valley for more than one hundred years. Color is not applied, color used in the project is integral or inherent to the material. Sec 38.340.050.C– The subsequent development for the site is a contemporary, non-period and innovative design for a new structure that is designed to be compatible and take influence from surrounding structures. The subsequent development will not destroy significant historical, cultural, or architectural structures or their components and additions to existing structures. The project is intended to be a long lasting contribution to furthering the story of culture and architectural structures in Bozeman. 39. 40. Subchapter 4B is titled Guidelines for the B-3 Commercial Character Area and references in the opening paragraph that it applies to B-3 (Central Business District) only. The proposed project site is not in the B-3 Commercial Character Area.