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HomeMy WebLinkAbout001 - Application Narrative BLOCK B SITE PLAN APPLICATION RC-1 August 2024 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 l. Responses to Chapter 4B - Guidelines for the B3 Commercial Area 4. Appendices Appendix A – Vicinity Map Appendix B – Existing Zoning Appendix C – Block Frontage Diagram Appendix D – Existing Plats Appendix E – Existing Site Photos Appendix F – Historic Property Record Forms Appendix G – Traffic Impact Study Appendix H – Water, Sewer and Stormwater Design Report Appendix I – Stormwater Maintenance Plan Appendix J – CILWR Determination Request Appendix K – Geotech Report Appendix L – Window, Door, & lighting Cut Sheets Appendix M - Affordable Housing Plan 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 46 $5,750 Commercial Area $400 Per 1,000 SF 2,713 $800 Departure Fee $353 Each 1 $353 Total $9,972.00 2. Project Team OWNER / APPLICANT S2K MILLER BABCOCK LLC (Attn: Kerry Nickerson) kerry.nickerson@millerglobal.com 4643 South Ulster Street, Suite 1500 Denver, Colorado 80237 PROJECT CONSULTANTS ARCHITECT/PLANNER Intrinsik Architecture (Attn. Rob Pertzborn) rpertzborn@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 LANDSCAPE Design 5 ARCHITECT (Attn: Troy Scherer) Troy@design5la.com 111 North Tracy Avenue Bozeman, Montana 59715 p. 406.5874873 CIVIL ENGINEER Energy 1 (Attn: Jen Burgett) jburgett@energy-1.net 2042 Stadium Drive Ste 2 Bozeman, Montana 59715 p. 406.587.2917 3. Site Plan Narrative A. General site information This Site Plan Application proposes to redevelop five parcels located in downtown Bozeman. Currently, two apartment buildings and non-conforming single-household structures sit on these parcels, one on each parcel respectively. This project will see the construction of a new multi-story mixed-use condominium building. The ground floor level includes the lobby, resident gym/amenity spaces, tenant storage facilities, outdoor courtyard, commercial spaces, back of house operations, and resident parking. Subsequent levels above the main floor include a variety of unit types, ranging from 2-4 bedrooms. The project also proposes significant underground parking which will be accessed via East Babcock Street. Site improvements also include sidewalk and streetscape enhancement, landscaping, and additional site amenities as described in this Site Plan application. The subject property is located on the north side of East Babcock Street between South Church Avenue & South Wallace Avenue. The project site consists of five parcels. The project site totals 39,353 SF (0.90 Acres). The project site is designated “Community Core” in the growth policy and zoned Central Business District (B-3). This Site Plan application seeks to meet the spirit and intent of the B-3 district, which envisions a “vibrant mixed-use district that accommodates infill development, provides for a range of commercial uses and encourages the integration of multifamily residential uses”. Adjacent land uses are zoned B-3 as well. The Site’s proximity to Main Street, public transportation, shopping, banking, restaurants, school, and services all contribute to make this an ideal location for urban infill and a place to call home. B. Site Considerations 1. Setbacks & Utilities Setbacks The Block (working title) B building is located on East Babcock Street across 5 parcels (properties will be combined into one parcel after adequacy) and will front onto East Babcock Street. The building is proposed to be located at the back of a 12' sidewalk as allowed by the Storefront Block Frontage. The Unified Development Code allows for zero lot line conditions, but a 15' setback is incorporated into the side yards to allow for the ability to place windows on those building elevations. This also allows for opportunities for electrical gear and open space to be in the side yards. The garage entrance is located off East Babcock Street and is set off the property line 20'. The rear of the property is not required to have any setbacks, but this application accounts for a 15' setback. Infrastructure New water and fire line services will be extended from existing main lines located in East Babcock Street. A sewer line will be replaced from Wallace Avenue over to the subject property along the rear property line. A new service will be connected to this replaced main. Stormwater mitigation will be provided on the west side of the site. The proposed stormwater retention system is provided to retain stormwater from the roof and hardscape area. These retention area take the shape of underground stormtech systems. A transformer will be located on the east side of the site to service the building. Finally, there are existing communication and franchised utilities along the rear property line that this building will connect into. There is an existing 40' ingress and egress & utility easement running north/south across two of the five lots that is in the process of being removed to allow for the construction of the building. It is understood that this easement will need to be removed prior to starting construction. 2. Block Frontage Red = Storefront Block Frontage, Purple = Mixed Block Frontage This project is adjacent to a Mixed Block Frontage and given the downtown nature of the parcels it has been decided that the Storefront option is the best fit for the goals of the project. One of the goals of this project is to maintain and promote an active pedestrian streetscape rather than stepping back and creating a more sub-urban feel. To help further these intensions, two commercial spaces are proposed directly adjacent to the majority of the street frontage. The building also features a glazing pattern at the pedestrian scale to enhance the visual appeal of the building from the street. The proposed streetscape design aims to provide this storefront access, while also being sensitive to the adjacent residential uses. The Babcock streetscape will provide a combination of street trees in tree grates and at-grade planting strips, while always maintaining a 12’ setback and a 5’ pedestrian sidewalk clearance. The west end of the frontage features a more urban plaza setting with site furnishings, concrete pavers, and an outdoor commercial space. The east end of the frontage feature more of a residential setting with ornamental trees in an at-grade planting strip of native grasses and perennials. Given the diversity of uses in the area a modified sidewalk section is proposed to soften the sidewalk experience, please see Section K below for more information on the departure request. Site elements such as lighting, plant material, site furnishings, and signage will be consistent with the elements provided throughout this area of downtown. A diversity of plant materials and textures will be included to maintain visual interest from a pedestrian scale. Finally, the main entrances are recessed into the building to allow for adequate weather protection. 3. Accessible Provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 & ADA standards for accessible design. Specifically pertaining to this site plan, the site design provides four (4) 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 Parking for this site is proposed in an underground garage. The entrance to the garage is located off East Babcock Street and will start to ramp down to the basement level shortly after entering the garage. Additional safety measures including, signage, and vehicle approaching light/sounds will be put in place to ensure safety of the pedestrians. The specific signs, and lights are still being determined. Overall, the project proposes significantly more parking spaces than are required by the UDC. Outside of the vision triangles there are 7 on street parking spaces which are proposed to be counted as a reduction. Please see the parking calculation table below. Level Program Square Footage 3,000 SF Exempt (B-3) Square Footage After Reduction Number of Units Parking Factor Number of spaces required Blanket Reductions Requireme nts after Reductions Basement Parking 30,789 - 30,789 - - - 0% 0 Ground Commercial/ Retail 2,713 (287) - - 1 Per 300 SF - 30% 0 Level 2 Residential 22,110 - 22,110 8 1 Per Unit 8 0% 8 Level 3 Residential 22,110 - 22,110 8 1 Per Unit 8 0% 8 Level 4 Residential 22,110 - 22,110 8 1 Per Unit 8 0% 8 Level 5 Residential 22,110 - 22,110 8 1 Per Unit 8 0% 8 Level 6 Residential 22,021 22,021 8 1 Per Unit 8 0% 8 Level 7 Residential 21,495 21,495 6 1 Per Unit 6 0% 6 Total 46 OTHER REDUCTIONS Number of Space on Street 7 TOTAL REQUIRED AFTER REDUCTIONS 39 Number of Spaces on Site 80 5. Bike Parking The required number of parking spaces, before any reductions, for the site is 46 spaces, which then requires 4.6 (rounded up to 5) bike parking spaces (10% of total parking). Adjacent to the front door of the project are 4 "U" shaped bike racks which account for 8 spaces. Please see the bike parking calculations below. Bike Parking Number of Spaces Total Number of Required Spaces (10% of total required parking spaces) 4.6 Total Outside building 12 Total Provided 12 6. Recycling & Garbage The minimize visual and other impacts, recycling and garbage facilities are located withing the building on the first floor. Residents will deliver their trash to the trash chute that is located in the hallway on each floor and will drop down to the common containers for routine pick-up. Recycling will be collected on each floor adjacent to the trash chute and have its own dedicated recycling chute in the building. Servicing logistics have been discussed with the City of Bozeman Solid Waste Department. It is understood that certain language about access and location of containers will be required in the project restrictive covenants. Please refer to Sheets SP201 for location and access. 7. Open Space The on-site open space for this project is proposed to be provided through a combination of areas in shared-open spaces within the building and outside of the building, and in private balconies. Each of these spaces will be in centralized areas visible from units and comply with listed design standards. At the west courtyard, a residential amenity area is provided that features plantings, outdoor seating, stormwater storage, and a dog run area. This entire courtyard is designated for residential use and is screened by an adjacent decorative fence. At the building’s second level, private residential balconies are included. The north side balconies are set back to face an extensive green roof area with ornamental trees placed in planters. This added landscaping helps to retain stormwater, reduces the heat island effect, and helps to provide privacy and separation between the residential uses and the other uses to the north. This project proposes 25 two-bedroom, 19 three-bedroom, and 2 four-bedroom residential units. In total this project is required to provide 6,900 SF of residential open space. Please see the table below for the open space calculations and the plan set sheet SP102 for the proposed open space locations. PROGRAM NUMBER OF UNITS OPEN SPACE FACTOR REQUIRED OPEN SPACE 2 Bedrooms 25 150 SF 3,750 SF 3 Bedrooms 19 150 SF 2,850 SF 4 Bedrooms 2 150 SF 300 SF TOTAL REQUIRED 6,900 SF PROVIDED OPEN SPACE TOTAL ON SITE QUALIFYING Ground-level Exterior Open Space (100%) 769 SF 769 SF Ground-level Indoor Shared Open Space (50% Cap) 3,750 SF 3,450 SF Private Balconies (50% Cap) 10,993 SF 3,450 SF TOTAL PROVIDED 15,512 SF 7,669 SF 8. Snow Storage The Block B Site Plan does not propose any exterior parking areas or impervious areas outside the building and as such no snow storage areas have been identified on site. Snow storage for sidewalks, and entrances will be located adjacent to those facilities. 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 30-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. See C2.2 Project Overview & Construction Management Plan for more information. C. Parkland This application proposes to pay Cash-in-Lieu (CIL) of Parkland rather than on-site dedication due to it being located within 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.” Please see the calculations below for the required CIL amount. Block B Site Plan Park and Recreation Requirements Total site area (ac) 0.90 (s) school or park sites (ac) 0.0 Total excluded (ac) 0.0 (D) Net residential density 51 (c) commercial lot area (ac) 0.0 (a) ROW & easements (ac) 0.0 (N) Net residential lot area (ac) 0.90 Zoning District Other (i) industrial lot area (ac) 0.0 (d) Open space/Park (ac) 0.0 (du) Number of units 46 (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) 0.90 Net residential land area (ac) 0.90 Parkland dedication required (ac) 0.22 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $12,697.74 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in- lieu ($) $25,395.48 Land dedication (ac) 0.22 Equivalent land area (ac) 0.11 Land equivalent required (ac) 0.22 Total CILP/IILP $38,093.22 land appraisal value ($/sf) $2.65 Land appraisal value ($/sf) $2.65 Cash-in-lieu ($) $12,697.74 In-lieu fee equivalent ($) $25,395.48 With regards to Resolution 4784, our application meets several of the favorable circumstances for accepting CIL including: • The development is mixed use and located within a commercial zoning district. • The development is located on an infill site. • There are currently 4 parks within a 1/4 mile of the project site. These parks also have a wide range of uses from nature preserves, plazas, and playfields. • The development will participate in the maintenance of parks which will serve the development for which CIL is provided. • It is the expressed preference of the developer. Proximity to existing Parkland There are 4 parks (Soroptomist park, Creekside park, Lindley Park, & Bogart Park) within 1/4 of a mile from the Block B project site. All four parks serve the community as either pocket parks or larger community parks and have large tree canopies, trails, and overall community beautification. Size of Land Available for Parkland The project site is approximately 0.90 acres. When parking, setbacks, building services, and required open space are removed, very little usable space is available for parkland. Additionally, because of the smaller nature of the site, the remaining space left for development does not lend itself to park development. Suitability Factors The Block B Building is on a small lot, which limits the ability to develop infill at the appropriate density while simultaneously including parkland dedication. Additionally, the project site is in a B-3 zoned area, which per the Community Plan, is a district that should support mixed-use development capable of accommodating continued growth. For these reasons this project site is not suitable for parkland development. Service Area There are currently 4 parks within 1/4 of a mile of the project site. The CIL amount could be spent on improvements to these existing parks that surround the site. D. Building Design The Block B project is situated within the urban core of Bozeman and hosts 46 units. The building is anchored on the Babcock with a long stretch of storefront windows and landscaping. Inviting pedestrians to two commercial spaces. Above the ground floor a brick vertical form rises on the west end of the site and steps down to a lighter wood mass to the east. The form recedes on the upper two levels and changes materials to create a lighter appearance as you look northeast toward prominent mountain ranges. Conceptual rendering Beneath the ground level a climate-controlled parking garage can hold 80 vehicles. The first- floor features two commercial spaces on Babcock as well as amenities for residents. Block B Residents have access to a spacious outdoor plaza and a small pet yard. Individual storage units on the ground floor and a workshop/ pet shower create easy access for gear and pet care. Within the large lobby is a cozy den and fireplace, as well as a private fitness studio complete with a dry sauna. A variety of two- and three-bedroom units occupy the upper levels. Each unit features large windows and sweeping balconies with views of the city & surrounding mountain ranges. E. Landscaping The Block B project provides comprehensive site and landscape planning to lend visual interest to the streetscape and provide a comfortable urban pedestrian experience. Onsite there is a comprehensive landscaping plan that enhances and ties together all the public spaces. Additionally, there is a comprehensive landscaping approach separating the public and private spaces that front along a street. All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants, use of appropriately sized landscape plant material, street frontage landscaping, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. Additionally, the landscape plan calls out irrigation types and calculations on. This includes irrigation of all proposed trees, landscape material & beds. F. Site Lighting Block B will provide a comprehensive exterior building in accordance with the standards specified in UDC 38.570. The building entrance as well as the outdoor area will have exterior lighting. This lighting will help accent the building and enhance the overall exterior space. Please refer to the following sheets for lighting locations, details, and photometric data. - E0.0 – Electrical Cover Sheet - E1.1 – Elec – Level 1 – Lighting Plans - ES2.0 – Site Photometrics G. Traffic A Traffic Impact Study (TIS) conducted by Sanderson Stewart is included in this submittal. A trip distribution is an estimate of site-generated trip routing, which can be determined by several methods such as computerized travel demand models, calculation of travel time for various available routes and/or simple inspection of existing traffic patterns within the project area. The Traffic Impact Analysis demonstrates that the Block B project will generate a minimal volume of new traffic demand for area streets and intersections. Through the planned development, it is estimated that approximately 246 total new external vehicle trips could be generated daily. Please see Appendix G for more information relating to traffic impacts. H. Water Rights Griffin Neilson has been contacted to request a determination on what cash-in-lieu of water rights are required for the Site Plan Application. Upon final calculation, the fee will be paid prior to final site plan approval. The request letter is included as Appendix J. I. Affordable Housing The Block B Site Plan proposes to take advantage of the Affordable Housing Ordinance – Shallow Incentives but rather than providing the required number of units (5% at 120% AMI) on site the project is proposing to dedicate two parcels of developable land to the City as allowed by UDC Section 38.380.020.B. The identified properties are located within city limits on North 19th Avenue and total 0.58 acres. Preliminary studies have identified the ability to place up to 36 dwelling units on the proposed parcels. The City has hired a third-party consultant to conduct a study to determine if the value of the land is equal or greater to the cost of producing those two units. This study is currently ongoing. The main incentive that is being taken advantage of with this application is the allowance for additional height. The maximum building height in the B-3 district is 70’ outside the core area (excluding penthouses for stairs and elevators). Utilizing this incentive, the project would be entitled to an additional 30’ of height for a maximum of 100’ or two additional stories. The Block B project is proposed at 90’ tall utilizing 20’ of additional height in order to provide adequate celling heights in all levels. For more information, please see the Affordable Housing Plan - Appendix M. J. Subdivision Exemption It is understood that a subdivision exemption application will be required prior to final site plan approval to remove all the internal lot lines. This application is in the works and will be submitted after the site plan is submitted and deemed adequate. K. Departures This application proposes a departure request to the Storefront Block Frontage Standards Section 38.510.030.B. The departures request specifically proposes to vary from the required 12' sidewalk width. The Block B project is a unique site in that it is at a transition between the typical Main Street condition and established lower concentrated neighborhood patterns. The request is to modify the Storefront Block Frontage pattern to soften the scale of new development, infiltrate more stormwater, and provide a better transition to the existing neighborhood. The building is placed 12' from the back of the curb but the continuous sidewalk width is proposed to be 5' to match standard city sidewalk widths. This change allows for planting strips and permeable pavers to be placed on the outside edge of the sidewalk. The continuous width of the sidewalk is constrained in a few spots due to grading and the need to have ramps to provide accessible entrances into the building. There is a proposed 3' planting buffer on the boulevards side to help mitigate site stormwater, soften the street edge and to showcase drought tolerant native plants. There is a 12" strip of concrete proposed at the back of curb to serve as a pedestrian walkway for people unloading from cars along the street. There are also several sections of permeable pavers to allow pedestrians to get from the street onto the sidewalk safely without having to walk through a planting bed. This design has superior visual and environmental performance. L. CCOA Checklist Items If demolition is proposed, provide a complete submittal with checklist items in form DEM. Applicant Response: Significant efforts are ongoing to allow a third party to professionally relocate the structures on 511, 519 & 541 East Babcock to an alternate location for reuse. In the effort that it becomes infeasible to do so, we reserve the ability to demolish the structures through proper methods. The removal of these non- contributing structures is necessary in order to be able to construct the new building that is being proposed. Date of construction of structure if known. Applicant Response: The existing structures at 511 East Babcock Street were built between 1922 -1925. The building, located at 519 East Babcock, was built in 1957. The buildings at 523 & 533 East Babcock were built between 1978-1979. 541 East Babcock appears to have been built post 1927 and it is listed as an intrusive element within any potential historic district. None of these buildings are considered to be contributing to a historic district. Property record form, both original and updated. Applicant Response: Please see the property record forms attached as Appendix F. 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 Sheets SP100-SP310 and the narrative above outlining the proposed building. 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 F for Historic Property Records. Appendix E contains a set of site photos for reference. 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 proposed building. Additionally, please see Appendix E for site photos. 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 sheet SP100 – SP101 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 sheet SP100 – SP101 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 proposed elevations in the drawing set, please see sheets SP300-302. 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 SP300-310 for the building elevations and 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 Demo Plan included in the Civil Plan Set as Sheet C1.1. This proposal is to demolish and/or relocate all the existing structures. Significant efforts are ongoing to allow a third party to professionally relocate the structures on 511, 519 & 541 East Babcock to an alternate location for reuse. In the effort that it becomes infeasible to do so, we reserve the ability to demolish the structures through proper methods. 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 the only known legal non-conformity is the single household dwellings in B-3. These structures are proposed to be demolished and/or relocated and this non-conformity will be brought into compliance with the UDC. 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: This application is for a new building, not minor modifications. This item is not applicable. 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 SP300-302. Additionally, lighting cutsheet information is included in Appendix L. 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. Please see sheets SP200-208. 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: Please see the Parking Calculations included above. Parking for this site is proposed to be provided both on-street, and on-site. The proposed on-site parking will be provided in within the basement level of the building. 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. M. 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 F for Historic Property Records. The proposal is to demolish and/or relocate the existing single household non- conforming structures and apartment buildings, and build a multi-story mixed-use structure in its place. 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 F for Historic Property Records. 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 buildings. 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 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 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. 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: All five buildings are not classified as historic by the National Register of Historic Places. Additionally, they are identified as a non-contributing structure to the historic district. I. Responses to Chapter 4B - Guidelines for the B3 Commercial Area Mass and Scale Policy: The scale and character of the Main Street Historic District should be protected. The area covered under this subchapter, should be able to accommodate compatible contemporary development of greater height and density. Varied mass and scale along a streetscape and block is inevitable and can contribute to a more interesting urban pattern that continues to evolve over time. 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. • Floor area ratio for any new construction project shall be a minimum of 1.0 FAR. Lower FAR ratios are acceptable with renovation or remodeling of existing structures. • Floor-to-floor heights for commercial and mixed use buildings shall be designed to accommodate a variety of current and future uses. The first floor level of new commercial and mixed use buildings shall maintain a minimum floor-to-floor height of 15 feet. • Buildings with 100 percent residential uses are exempt from the 15 foot floor-to-floor height requirement but are encouraged to consider taller first floors to provide flexibility for a variety of uses over time. RESPONSE: The Block B project site is essentially 2 blocks east of the Main Street Historic District. Regardless, the building contains ground level amenity spaces as well as commercial areas which emulate a traditional downtown mixed-use building outside the core. The floor-to-floor heights have been carefully studied and the ground floor has a minimum relative dimension of 15’. The FAR, at approximately 4.6, is significantly higher than 1. 2. Innovative development and diversity of design is encouraged. • Buildings and streetscapes should be of high quality and reflect a variety of architectural styles. • Decorative architectural adornment or other architectural patterns that convey a false sense of historic period are discouraged. • Buildings and additions should undergo a critical and rigorous design process by design professionals that includes an emphasis on best practice designs to address sustainable development. • Innovative use of varied materials is encouraged. RESPONSE: The building features ground level brick to complement the downtown district. Above the ground floor a composition or brick, metal and wood model the elevations. The forms recede on the upper two levels and changes materials to create an interesting and lighter appearance. The streetscape has been designed to balance the urban streetscape nature of the building with the transition into the more residential areas further to the south. Additional landscaping has been proposed in the ROW to create interest and moderate the wider sidewalk. At the ground level, storefront glazing systems have been proposed to help promote commercial activity. The building is exploring LEED certification. 3. A new building should exhibit clear order and comprehensive composition on all elevations. • Entire facades of a single surface are discouraged. A combination of materials and articulation of building elements shall be expressed in the proposed architectural character. • Layering of design elements is encouraged. • A clear narrative of the design process and intent and compliance with these guidelines shall be included in the application. The narrative shall address these guidelines and may propose alternative method(s) of compliance that clearly meet the intent of these guidelines. Alternate proposals may be approved by the Director of Community Development. RESPONSE: The Block B architecture has a clear form, order and composition to address all 4 sides. The uses of multiple complementary building materials, stepping the building back and forth with massing and decks, help create a layered composition. 4. Building interface with residential zone properties. • Building facades along alleys shall incorporate a variety of materials and incorporate elements, including windows, to provide visual interest to minimize the massing and scale of the building. • Building sites that abut or are across an alley from a residential zone district shall be sensitive to the interface where the properties meet by meeting the required setback from the residentially zoned property and providing a transition zone. o Along the interior side or rear property line, commencing at a vertical height of 44 feet the building shall step back at an angle no greater than 45 degrees. o Commercial zoned properties that abut residential zoned properties shall be exempt from the step back and height transition zone requirements if: the commercial and residential zoned lots are under unified ownership and are being developed under a master site plan. • Primary entries to buildings shall be clearly identifiable from the street. • Large expanses of glass as a building façade treatment is discouraged. RESPONSE: This project is located within the B-3 district and is surrounded by B-3 on all sides. Building Quality Policy: New buildings shall be designed to a high level of permanence and quality. • New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman. • Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design. RESPONSE: The Block B building was designed to compliment and anchor the B-3 district. This project will conform to the building and energy codes which ensure that the building is designed to a high-performance levels. 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. • Rooftop balconies and decks are encouraged. • Green roofs are encouraged. • Mechanical equipment should be located on the roof when feasible. Solar applications are encouraged to screen other mechanical equipment. 2. The use of other roof forms. • Depending on the architectural style and site context, a variety of other roof forms may also be appropriate. RESPONSE: This building uses flat roofs for the roof from. On the lower roof (level 2 – north side) a green roof system is being employed. The mechanical equipment will be located on the taller roof and screened from view. Site Design Policy: All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. 1. Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. • Place the facade of the building at the minimum front setback line except when creating a public space. • Commercial building facades along secondary (local) streets shall enhance the pedestrian experience by providing street level facades with a minimum of 50% transparent windows. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety. RESPONSE: The Block B Building is designed for store fronting conditions, while other measures soften the hardscape feel while maintaining the required sidewalk widths. The end result will be safe comfortable and visual appealing to pedestrians, bicyclists and motorists – residents and visitors alike. Additionally, bike racks have been added near the building entrance to promote more multimodal opportunities. Finally, there is a significant amount of glazing at the ground level to help promote an activated storefront condition. Parking Facilities Policy: Minimize the visual impacts of parking. 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots. • Considerations should be given to both on-grade or subgrade options. 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. • A parking structure in the area should enhance the streetscape by being wrapped with commercial uses or another active use along the street edge to separate the facility from the street and to add activity to the street. • Other methods of accomplishing this include, but are not limited to - Murals or public art - Landscaping and urban plazas 3. For residential projects, enclosed parking is preferred to surface parking lots. i. If individual enclosed parking is provided, consider locating it in a garage accessed internally or from an alley, when feasible. ii. Locating enclosed parking on the front facade of a multi-household building is inappropriate. Doing so may increase the perceived mass and scale of the structure as a whole. RESPONSE: Considerable structured parking is included with this project. The guidelines highlight the preference for enclosing parking within structures and suggest exploring options for both below and above grade parking. However, merely enclosing parking is insufficient; maintaining an active streetscape is equally crucial. These objectives might sometimes conflict; for instance, designing underground or above-grade parking requires lengthy access ramps that could extend along a building's front, potentially creating inactivated spaces and parking visible from the street. Such outcomes contradict the goal of minimizing visual impact and are deemed inappropriate. A solution aligning with these guidelines involves locating the garage access point from the street, allowing ramps and inactivated spaces to be situated at the rear. This approach minimizes visual intrusion, enhances activated spaces along Babcock, and improves the pedestrian environment. The illustrations above depict these two scenarios. Note three existing driveway points will be eliminated with the new development. The Block B building proposes to enclose the required parking underground. The drive access into the underground parking is located on the front of the building as there is no dedicated alley behind the building. Additionally, this configuration offers the best opportunities for activated streetscapes as the required ramping is at the rear of the building. Additional pedestrian safety best practices have been taken into account, including additional signage, audible vehicle alerts and safe vehicle cueing distances before the sidewalk. Signs Policy: All signs should be designed to fit the overall context of the building and the district. 1. Commercial and Mixed Use projects should include a variety of creative and clear signage. iii. Wall-mounted and projecting signs, as well as canopy and awning signs in some circumstances are preferred. iv. Directory signs support a pedestrian scale and are strongly encouraged where appropriate. v. Artful, whimsical and creative signage is encouraged. A comprehensive sign plan may be required; however, it is not intended to promote monotony. RESPONSE: This building is primarily residential and therefore the signage on the building will be relatively limited. There will be building name signage on the building as well as signage for the commercial spaces. At this time, signage has not been integrated into the design as naming, graphics are on- going and sign permits are separate applications. These areas will be considered when signage is further developed. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place. vi. Wall-mounted signage is most appropriate. vii. Artful, whimsical and creative signage is encouraged. RESPONSE: The building will feature carefully designed and integrated identification signage. At this time that signage have not been determined and will be permitted under a future Sign Permit Application. 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. 1. A flush-mounted or letter sign should be subordinate to the overall building composition. viii. A sign should appear in scale with the facade. ix. Locate a sign on a building such that it will emphasize design elements of the facade itself. x. Mount a sign to fit within existing architectural features. xi. Use the shape of the sign to help reinforce the design elements of the building. • b. A window sign may be considered. xii. A window sign may be painted on the glass or hung just inside a window. • c. A projecting sign, which projects from the building front, may be considered. xiii. A small hanging sign is easier for a pedestrian to read than other sign types and is encouraged. xiv. A small hanging sign should be located near the entrance, just above the door or to the side of it. xv. A hanging sign should be mounted perpendicular with the building facade. xvi. A hanging sign should provide clearance between the sidewalk surface and the bottom of the sign. • d. Awning and canopy signs may be considered. xvii. Consider a canopy or awning sign where a flush-mounted sign would obscure architectural details. • e. A directory sign may be considered. xviii. Where several businesses share a building, coordinate the signs. Align several smaller signs, or group them into a single panel as a directory. xix. Use similar forms or backgrounds for the signs to tie them together visually and make them easier to read. • f. A pole mounted or monument sign may be considered. xx. A freestanding sign may be used in areas where buildings are primarily set back from the street edge. For example, a freestanding sign may be used in the front yard of a residence with an accessory commercial use. xxi. A monument sign may be used in areas where buildings are primarily set back from the street edge. • g. Using a symbol for a sign is encouraged. xxii. A symbol sign adds interest to the street, can be read quickly and is remembered better than written words. RESPONSE: The building will feature some identification signage and some commercial signage. The signage on the building will most likely be wall mounted or a canopy sign. At this time that signage has not been determined and will be permitted under a future Sign Permit Application. 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. Alleys • Policy: Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys contribute to the character of the district. 1. The traditional scale and width of alleys should be continued. Maintain the traditional character and scale of an alley by locating buildings and fences along the alley edges to maintain the alley edge. RESPONSE: This project is located on a block that did not contain a platted alley. Some vehicular access exists and will be enhanced with the project. Streetscape • Policy: Maintain the character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Guidelines: • Maintain the variety of street paving designs. • Consider utilizing the variety of sidewalk designs. xxiii. Where a detached (sidewalks separated from the street by a strip of grass) sidewalk exists, it should be preserved. xxiv. Where no sidewalk exists a new sidewalk is required; it should be constructed to be in character with the traditional sidewalks in the neighborhood. 1. Use of planting strips is encouraged. xxv. Planting strips should act as a transition between public and semipublic spaces. xxvi. Where planting strips between the curb and sidewalk exist they should be maintained. xxvii. If new detached sidewalks are installed new planting strips should be provided. 2. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. xxviii. Existing street trees should be preserved, when feasible. xxix. If a new detached sidewalk is to be created, street trees should be an accompanying feature. xxx. If a new sidewalk is to be installed, it should detour around mature street trees, when feasible. xxxi. When an existing street tree dies, it should be replaced. xxxii. Any new developments should include street trees. xxxiii. The historic urban design character for street tree placement should be considered when enforcing city street standards. RESPONSE: The design approach for the Block B streetscape seeks to harmonize the urban context of the site with transition to the developing mixed-use residential neighborhoods to the south. While the project follows the storefront block frontage standards, slight modifications have been made to align with specific programming on site. Minimum sidewalk widths have been preserved to maintain the urban character, but landscaping beds have been expanded to accommodate additional trees and plantings. Furthermore, the primary entrance to the building features a change from concrete to brick pavers for the sidewalk. Landscape Design Policy: Landscaping enhances the built environment. Plant beds near and around building foundations and along walkways are encouraged. Some sites may containing plantings that have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. Guidelines: • Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment. xxxiv. Include existing vegetation as a part of a landscape design scheme where appropriate. xxxv. In re-development areas, retention of healthy trees and vegetation clusters should be given consideration for retention to the maximum extent possible, especially mature trees, 6” or greater in diameter, and to vegetation clusters with significant visual impact. RESPONSE: The site looks to expand upon and provide significantly more landscaping than is required in the ROW. Additional street trees are being proposed as well as expanded planting beds. The existing vegetation is being evaluated by tree specialists to determine if they can be relocated to a new home. While these conversations are in the early stage our hope is that the trees worth relocating can be. Utilities and Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Guidelines: • Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. 1. • Screen service entrances with walls, fences or plantings. 2. • When it will be visible from a public way, a service area screen should be in character with the building and site it serves. 3. • Areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses shall be located so as not to be visible from abutting streets. • 2. Position service areas to minimize conflicts with other abutting uses. 1. • Minimize noise impacts by locating sources of offensive sounds away from other uses. 2. • Use an alley system to locate service areas, when feasible. RESPONSE: Service entrances and mechanical equipment have been carefully studied to minimize their visual effects. Necessary equipment is located on the east side of the site which is screened via landscaping and a fence on all sides. Service areas are located within the building and will be wheeled out to the pathway in the rear of the building for routine pick up. The goal is to minimize the potential or any impacts to this and surrounding projects. 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. Guidelines: • Site furniture should be simple in character. xxxvi. Avoid any highly ornate design that would misrepresent the history of the area. xxxvii. Benches, bike racks and trash receptacles are examples of site furnishings that may be considered. xxxviii. In public open spaces within a project, trash and recycling receptacles should be placed near seating areas and at points of entry. RESPONSE: Bike racks and other site furniture were thoughtfully chosen to engage and activate the streetscape. Bike racks are located throughout the site and have been strategically placed near entrances. The design of these will fit into the context of the site.