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HomeMy WebLinkAbout001 - Narrative BLOCK 104 – South Building Site Plan Application – RC 1 September 2024 Table of Contents 1. Site Plan Application Information, Forms & Checklists 2. Project team 3. Site plan narrative a. General site information b. Site considerations c. Parkland d. Building design e. Landscaping f. Site Lighting g. Traffic h. Water rights i. Affordable Housing j. Subdivision Exemption Application k. Departures 4. CCOA Checklist 5. DEMO Checklist Appendices Appendix A - Vicinity Map Appendix B - Existing zoning Appendix C – Block Frontage Appendix D – Traffic Impact Study Appendix E – Off Site Water & Sewer Design Report Appendix G – Off Site Stormwater Design Report Appendix H – On Site Engineering Report Appendix I – Existing Survey Appendix J – Geotech Report Appendix K– Historic Property Inventory Appendix L – Affordable Housing Plan Appendix M – Door & Window Cut Sheets Appendix N – Site Pictures Appendix O - Concept Plan Wavier Appendix P – Adjoiners List & Map 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 $3,161 $3,161.00 Dwelling Units (150 Max) $125 38 $4,750 Commercial Space $400 Per 1,000 SF 1,723 SF $689.20 Total $8,600.20 1. Project Team Owner & Applicant: Jackadoo, LP PO Box 30034 Santa Brabara, CA 93130 Attn: Scott Baldasare Ph: 610-256.5520 Email: Scott@brickcapitalre.com Planning: Intrinsik Architecture, Inc. 106 East Babcock St., Suite 1A Bozeman, MT 59715 Attn: Rob Pertzborn Ph: 406-582-8988 Email: rpertzborn@intrinsikarchitecture.com Architecture: SMA Architecture + Design P. C. 428 E Mendenhall St. Bozeman, MT 59715 Attn: Charley Franklin Ph: 406-219-2216 Email: Charlie@sma.design Architecture (Consulting): Stokes Architecture + Design 1700 Sansom St. Philadelphia, PA 19103 Attn: Rich Stokes Ph: 215-523-9190 Email: rich@stokesarch.com Landscape Architecture: Design 5 Landscape Architecture 111 N Tracy Ave. Bozeman, MT 59715 Attn: Troy Scherer Ph: 406-587-4873 Email: troy@design5la.com Engineering: Stahley Engineering 851 Bridger Dr. Bozeman, MT 59715 Attn: Cordell Pool Ph: 406-522-8594 Email: cpool@seaeng.com 3. Site Plan Narrative A. General site information The Block 104 project is located on the eastern half of block 104, directly west of the historic train station, and proposes a two-phase 5-story mixed-use condominium development (North & South Buildings). This project site is zoned B-2M (Community Business District – Mixed) and is located in the Northeast neighborhood. The larger Block 104 project as a whole is comprised of two formerly industrial lots and is bound by East Tamarack Street to the north, Front Street & North Ida Avenue to the east, and East Aspen Street (unbuilt) to the south. Separating these two lots is a 16’ publicly dedicated R.O.W. for an alley. This application is for the first phase of this project. This phase is located on the 0.815-acre south parcel and is located at 805 North Ida Avenue. This South Building Project proposes to demolish the existing 9,000 square foot warehouse on the property and replace it with a 5-story, ~100,000 gross square foot mixed-use development. This building will include 42 condominiums, ground floor retail, amenities, and an underground parking garage with 41 parking spaces. The residential component of this project will feature affordable housing, with 5% of the condominium units being for-sale at 120% AMI. The project will also provide open space and tenant amenities on site, both on ground level, in the building, and on balconies. The commercial space will front onto Ida Avenue & Aspen Street, providing an active and engaging streetscape. A pre-application meeting was held on October 19th, 2023 and a wavier for a concept review was granted on January 15th, 2024 , Please see Appendix O. This infill project targets a best use scenario for the site by delivering higher density, smart-growth development with street-level retail and affordable housing near the urban core of Bozeman. This project will provide much needed housing in a central location and will foster desirable, walkable urban living, transforming a currently underutilized section of the City’s urban core. The project site is designated “Community Commercial Mixed Use” in the growth policy and is zoned “B- 2M – Commercial Business District – Mixed Use”. The proposed project meets the intent of the B-2M District which envisions compact walkable mixed use development pattern, with a mix of commercial space and residential above the ground floor. Block 104 South Building will be requesting concurrent construction with the Block 104 Off-Site Improvements outlined in the Concurrent Construction plan. This allows for the building to begin construction as the offsite infrastructure is also being installed. The CCON and CCOFF forms have been included in this application. B. Site considerations 1. Off-site Improvements Off Site Improvements Off-site infrastructure improvements will be reviewed and approved under a separate infrastructure review application. These improvements are to be constructed concurrently with the on-site building improvements. This Site plan will conform with the requirement of the CCOFF Application form. Off-site improvements consist of new water and sewer mains in Aspen Street, new street and storm drainage improvements on Aspen Street and Front Street, conversion of Ida Avenue between Aspen and Front streets to open space/park, Triangle Park improvements, sidewalks, and lighting. The franchise utilities currently located within adjacent streets will be relocated underground in new utility easements fronting the Block 104 streets. The alley running through Block 104 will be completed with the on-site project. The off-site project will bring needed street and utility improvements to the area as part of a long-term vision for improving pedestrian and vehicular circulation to the neighborhood. Please see Sheet C3.1 for proposed off-site improvements. A complete list of off-site improvements is below: • Replace existing 6” sewer to a new 8" sewer main - West Aspen Street to North Wallace Avene • Install a 10” water main - East Aspen Street to North Wallace Avene • Construct East Aspen Street – North Wallace Avenue to Front Street (local street section) • Construct intersection pedestrian improvements – Front Street & East Aspen Street • Install Front Street sidewalk & boulevard (both sides) • Install East Aspen Street Sidewalk & boulevard (both sides) • Install North Ida Avenue Sidewalk & Park improvements • Install new storm drain and stormwater facilities • Install new street lighting • Relocate existing overhead power, gas & communication line in North Ida Avenue, Front Street, and Tamarack Street to new on-site utility easements 2. Utilities & Setbacks On-site Infrastructure New water and sewer services will be extended from stubs installed with the off-site infrastructure. The Block 104 alley is proposed to be constructed with the onsite improvements. Stormwater mitigation will be provided for the alley and on site. Onsite franchise utilities will be run within utility easements along the west side of the site. Transformers will be located in the alley for individual services to be pulled across the site. Setbacks The building will be located centrally on the lot and will front onto Front Street (North Ida Avenue green street) and East Aspen Street. A 10-foot utility easement runs along the eastern, western and southern property boundaries, with utilities running along East Aspen Street, North Ida Avenue, and Front Street. The proposed building will access natural gas, electrical and communications lines from these streets. Along the alley there is a 5’ setback from the edge of the alley R.O.W. Transformers are located adjacent to the alley on the northwestern side of the site. Natural gas will enter the building from on the west side of the site toward the northwest side of the building. 3. Block Frontage The Block 104 South Building currently fronts on portions of North Ida Avenue, and East Aspen Street. Block frontage standards along East Aspen Street are mixed blockfront to the corner of North Ida Avenue. The block frontage along North Ida Avenue is designated as “other” block frontage. The site meets all the block frontage requirements of other block frontage by 10’ setback, weather protection at an average depth of 5’ and transparent storefront glazing along the length of the frontage. 4. Pedestrian Circulation The Block 104 South Building lies on a lot bound by an alley to the north, a neighboring lot to the west, and Front Street and East Aspen Street, along with their associated R.O.W.s, framing the lot to the east and south. The building fronts on Front Street, with secondary entrances accessed via a sidewalk off the alley, and a sidewalk off of the western property line. Additionally, the commercial component of the building can be accessed from East Aspen Street. The residential lobby in the building will be accessible from two points of entry, one off of Front Street, and the other off of the alley. The block frontage on Front Street is classified as “Other” and has a 6’ sidewalk will be located along the east side of the building. East Aspen Street is designated as mixed block frontage, which allows the building to sit approximately 10’ off the southern property line. 5. 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 two (2) 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. 6. Parking Provided parking calculations are shown below. PROGRAM B-2M REQUIREMENTS PARKING SPACES TOTAL NUMBER OF UNITS (42) 1 space/du 42 COMMERCIAL 2 Per 1,000 SF (1,551 SF) 3 TOTAL REQUIRED 45 REDUCTIONS On Street Spaces 7 TOTAL REQUIRED AFTER REDUCTIONS 38 PROVIDED SPACES Indoor Spaces 41 Exterior Spaces (On Site) 0 TOTAL PROVIDED 41 As currently proposed, a total of 65 bicycle parking are provided with a combination of individual indoor private storage rooms (49) for residential units and surface level bike racks (8 racks – 16 spaces). Please see the bike parking calculations below. PROGRAM B-2M REQUIREMENTS PARKING SPACES TOTAL NUMBER OF UNITS (42) 1.0 space/du 42 COMMERCIAL SPACE 1 per 1,000 SF 2 TOTAL REQUIRED 44 PROVIDED SPACES Indoor Spaces 49 Exterior Spaces (On Site) 16 (8 racks) TOTAL PROVIDED 65 Bike Parking around the site will take the form of U-shaped racks. The internal bike spaces will be more of a bike locker, the specific product has not been determined at this point. Please see the landscape, architectural and civil drawings sets for more information on the proposed location and specified product. 7. Trash Enclosure Refuse containers and recycling containers will be screened from view and located on the first floor. Residents will deliver their trash to the trash chute that is located at the west end of 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 will be transferred to the containers on level 1. This proposed location will be within the first floor and screened from the alley with walls and an overhead door for routine container pickup. The intension with this site plan application is to bring the common trash facilities “inside” the building to eliminate the need for individual tots or a common dumpster enclosure location. This will minimize the look and feel of the trash facilities. Please refer to Sheets A2.01 for location and access. 8. Snow Storage The Block 104 South Building 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. The trash access and driveway are heated. Snow storage for sidewalks, and entrances will be located adjacent to those facilities. 9. Open Space Open space for each unit is provided in a variety of different ways including onsite exterior of the building, amenity space inside the building, private ground level space and private outdoors space. Shared open space will be located along the alley and front street, adjacent to the park area on the northeast corner of the building. These areas will not have any dimensions less than 15 feet and provide informal and formal seating areas, site lighting, and native and adaptive plant material. All streets, parking lots, and service areas will be separated from shared open spaces with a landscape buffer. Private balconies will have a minimum of 36 square feet and no dimension less than six feet. Balconies will be accessed by their adjacent residential units and provide space for activities. Common indoor recreation will have recreational functions such a spa, residential lounges, and gathering spaces. These spaces are designed to be accessible to all residents. All spaces are located in a visible area, near an entrance, lobby, or high-traffic corridor. Several of the units will have private balconies or ground level private space. In total this project is required to provide 6,000 SF of open space onsite. Please see the tables below & open space graphic Sheet G1.01 outlining how the open space requirements have been met for this project. Unit P1 Floor 1 Floor 2 Floor 3 Floor 4 Floor 5 Total 1 Bedrooms 0 6 6 2 0 0 14 (1,400 SF) 2 Bedrooms 0 3 4 5 2 5 19 (2,850 SF) 3 Bedrooms 0 0 1 2 1 3 7 (1,050 SF) 4 Bedrooms 0 0 0 0 2 0 2 (300 SF) Total Required Open Space 0 0 0 0 0 0 5,600 SF Description Private Balconies (50% Cap) 0 0 1,500 1,500 1,350 1,050 4,400 SF (2,800 SF Cap) Ground Level Private Outdoor Space 0 1,351 0 0 0 0 1,050 SF Common Indoor Open Space (50% Cap) 0 2,056 1,776 0 0 0 3,686 SF (2,800 SF Cap) Common Outdoor Open Space 0 0 1,048 0 0 0 1,018 SF Total Open Space Provided 0 3,407 4,324 1,500 1,350 1,050 7,668 SF (10,154 SF Total) 10. Construction management To provide a safe working environment for adjacent properties, the Block 104 South Building will utilize temporary construction fencing around the project extents which generally follows the perimeter of the property, most likely including the property to the north. The property owner/applicant owns the property to the north of this project. It is likely that they will use that north property as a staging area. Construction facilities including office space, sanitary facilities, and a 30-cy dumpster will be located on the north parcel. Construction access will be from Rouse Avenue to Tamarack Street and access the project from the adjacent property to the north. Once a contractor is selected, a detailed phased construction sequencing plan (required with COB/DEQ SWPPP review) and traffic control plan will be provided to the City Engineering Department for review as part of the Concurrent Construction Plan and infrastructure preconstruction requirements. C. Parkland The Block 104 South Building is a multi-family residential complex with commercial uses. Per UDC 38.420.030.C this project will be providing cash in lieu of for the parkland dedication. Please see the parkland dedication calculations below. BLOCK 104 PHASE 1 Park and Recreation Requirements Total site area (ac) 0.81 (s) school or park sites (ac) 0.00 Total excluded (ac) 0.00 (D) Net residential density 51 (c) commercial lot area (ac) 0.00 (a) ROW & easements (ac) 0.00 (N) Net residential lot area (ac) 0.81 Zoning District Other (i) industrial lot area (ac) 0.00 (d) Open space/Park (ac) 0.00 (du) Number of units 42 (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) 0.81 Net residential land area (ac) 0.81 Parkland dedication required (ac) 0.19 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $11,543.40 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in-lieu ($) $21,932.46 Land dedication (ac) 0.19 Equivalent land area (ac) 0.10 Land equivalent required (ac) 0.19 Total CILP/IILP $33,475.86 land appraisal value ($/sf) $2.65 Land appraisal value ($/sf) $2.65 Cash-in-lieu ($) $11,543.40 In-lieu fee equivalent ($) $21,932.46 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. • The acceptance of CIL enables the accomplishment of other City priories such as the creation of affordable housing. • There are currently 2 parks within a 1/4 mile of the project site and 8 parks within a 1/2 mile of the site. These parks also have a wide range of uses from nature preserves, plazas, and play fields. • 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 2 parks within 1/4 of a mile from the Block 104 South Building project site. Both parks serve the community as pocket parks, offering large tree canopies, trails, and overall community beautification. Within a 1/2-mile radius there are 8 parks that incorporate an even wider range of uses, including baseball fields, neighborhood tot lots, and nature preserves. These parks range in size from the smallest pocket park at .117 acres all the way up to 55.04 acres at Story Mill Park. The Gallatin County Fairgrounds are also within a half mile of the site. Size of Land Available for Parkland The Block 104 South Building project site is approximately 0.815 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. Housing Density/Infill Projects The balance between housing density and parkland is challenging for this site. If the required amount of parkland was to be provided, it would result in the loss of a building a significant number of units. This project is also aiming to create Affordable housing by renting 5% of the units at 120% AMI. This metric is only achievable by creating more units. Requiring the dedication of parkland would result in less units therefore making it harder to achieve this 120% of AMI metric. Trail Connections There are no proposed trails on the south building site. The closest planned trail is a planned PRAT Shared Use Path on the property to the east of Front Street. Suitability Factors The Block 104 South 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-2M 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 2 parks within 1/4 of a mile and 8 parks within 1/2 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 South Building allocates 41 off-street parking spaces situated within the enclosed and climate- controlled basement parking garage to service 42 units. The units are a mix of 1 Bedroom units offered below & at market rate as well as a variety of 2 Bedrooms and 3 Bedrooms. The current design concept utilizes dynamic forms angled strategically to capture view corridors to the surrounding mountain ranges as well as capitalize natural light to both the units and the sweeping patio spaces designed as extensions of the units themselves to push residents to take advantage of the outdoors. This building aims to engage the neighborhood by opening to public spaces on the primary frontages greeting the neighborhood at a respectful scale and preparing for relationships to future development. The building gestures to the historic train depot and open up green space to the existing park space across the street. Presently, the gross building area is 106,911 square feet. This building predominantly orients itself in the east-west direction furthering the passive design strategies as well as successfully navigating Bozeman city design code. The basement level comprises of parking, mechanical, and building service areas as well as private storage for the units associated with the parking spaces. It is supported by a concrete slab-on-grade, enclosed by concrete foundation walls, and will feature a concrete ceiling. This ceiling serves as the floor for Level 1, which is at street level and serves as the primary entrance for residents, visitors, and those accessing the commercial spaces within the building. Levels 1-5 house various condos and resident amenities, totaling 42 condos that range from 1-bedroom, 1-bathroom + den units, to spacious 3- bedroom, 3-bathroom +den units. Unit balconies encircle the entire building, providing each resident vistas of the Bridger, Gallatin, and Madison Mountain ranges. This building, as currently situated on the site will take advantage of an underutilized piece of the northside while carefully taking into consideration the identity of this unique piece of the Bozeman fabric. The bold form provides some funk and identity to the neighborhood and the program offers future retail spaces to activate the street fronts along Tamarack, Ida and future Aspen. The architectural essence of the buildings pays homage to the Northeast neighborhood's rich history. The material choices and design elements resonate with the industrial and heritage undertones of the northeast district. E. Landscaping The Block 104 South Building 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. Additionally, the landscape plan calls out irrigation types and calculations on. This includes irrigation of all proposed trees, landscape material & beds, and turf areas. F. Site lighting The Block 104 South Building will provide 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. Street lighting will be provided in accordance with the City of Bozeman Design Standards and Specifications Policy and will be permitted under the off-site infrastructure application. Please refer to the following sheets for lighting locations, details, and photometric data. - E0.00 – Electrical Cover Sheet - E0.02 – Electrical Site Plan - E0.03 – Site Photometric Plan - E0.04 – Elevation Photometric Plan - E0.05 – SPR Luminares - E7.01 – Electrical one line diagram 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. Please see Appendix D for more information relating to traffic impacts. H. Water Rights Griffin Neilson will be contacted during this site planning process to determine what cash-in-lieu of water rights are required for the site. Upon final calculation, the fee will be paid prior to site plan approval. I. Affordable Housing The Block 104 South Building is proposing to deed restrict 5% of the total number of units to 120% of AMI for a period of 30 years to qualify for the shallow affordable housing incentives. An affordable housing plan documenting compliance with 38.380.040. is included as Appendix L. The main incentive that is being taken advantage of with this application is the allowance for additional height. The Block 104 south building is a 5-story building but is taking advantage of the two extra floors of allowable height (additional 30’). While this allows for the building height to be increased to 90’. The Block 104 South Building Site Plan only proposed to take advantage of only 10’ or 70’ total. This allows for better roof modulation, mechanical screening and better floor to floor heights for the dwelling units below. J. Subdivision Exemption It is understood that a subdivision exemption application will be required prior to final site plan approval to remove all of 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 There are no departures included in this application. 4. CCOA Checklists If demolition is proposed, provide a complete submittal with checklist items in form DEM. Applicant Response: The proposal is to demolish the existing buildings on site. The historic property inventory research shows that these buildings are not contributing to the conservation overlay. Please see Sheet C2.1 for additional information on demolition. Date of construction of structure if known. Applicant Response: The existing structure was built in 1970. Property record form, both original and updated. Applicant Response: Please see the property record form attached as Appendix K. 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 SP100-800 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 K for Historic Property Records. Appendix K & Appendix N 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: Appendix K & Appendix N has pictures of each elevation of the existing structure. The architectural drawing set has detailed elevations for the proposed building. 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 C1.0 for an existing site plan and sheet A0.10 for the 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 C1.0 for an existing site plan and sheet A0.10 for the 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 A3.00-A3.01. The building is entirely new construction all existing structures will be demolished. 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 Plan Set Sheet C1.0 for an existing site plan and sheet A0.10 for the proposed Site Plan. 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: The project proposed to demolish the existing structures and proposes an entirely new structure. Please see the Historic Property Record Form (Appendix K) for more information about the existing structure. The plan set provided with this application documents all new construction. 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 A3.00 – A3.01. Additionally, lighting plan set sheet E0.05 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 A3.00 – A3.01. Additionally, lighting plan set sheet E0.05 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. Please see sheets A2.00-2.05. 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 in the basement of the building (accessed via a ramp on the north side of the building) there are 54 spaces. 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. 4. DEMO Checklists 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: The Applicant is proposing to demo the existing structure on site. Please see Appendix K for Historic Property Records. Appendix K & Appendix N contains a set of historic photos for reference. The proposal is to demolish the underutilized one-story warehouse building and build a 5-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 K for Historic Property Records. Appendix K & Appendix N contains a set of historic photos for reference. 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: Pictures of each side of the building have been included in the Property Record Inventory Appendix K. 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 Applicant Response: Please see Plan Set Sheet C1.0 for an existing site plan and sheet A0.10 for the proposed Site Plan. 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: Applicant Response: The project proposed to demolish the existing structures and proposes an entirely new structure. Please see the Historic Property Record Form (Appendix K) for more information about the existing structure. The plan set provided with this application documents all new construction. 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: This building is not classified as historic by the National Register of Historic Places.