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HomeMy WebLinkAbout06 Project and DEM NarrativeThe Guthrie 6 SEPTEMBER 2024 SPR SUBMITTAL11 OCTOBER 2024SPR SUBMITTAL RC1.1 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE NCOD NARRATIVE NCOD Narrative This application is within the Neighborhood Conservation Overlay District (NCOD). The existing structure was surveyed in 2020 and the Montana Historic Property Record is linked to the Historic Preservation Map on our website. Per the survey, this property lacks individual significance under Criteria A, B, C, and D and is recommended not eligible. While not located within an existing historic district, the building should be considered eligible/contributing to a potential district. Exhaustive Studies and Analysis The developer conducted a comprehensive analysis of the current infrastructure, aiming to preserve the existing building. Despite significant efforts during the design development phase, it was ultimately determined that the structure did not meet the necessary criteria for conversion into future living units. Consequently, the project direction shifted to explore alternative options that would align more effectively with the city’s envisioned development goals in Bozeman’s 2020 Community Plan and criteria in UDC Section 38.230.100. Building Constraints The rehabilitation center, originally constructed in 1959, underwent various phases of expansion and renovations, contributing to the complexity of its existing structure. Constructed in multiple phases, the building exhibits non-uniformity, leading to areas with ceilings as low as 7 feet. Unfortunately, the structure lacks distinctive or redeeming qualities and presents additional safety and environmental challenges, such as the presence of transite piping and asbestos. These factors collectively necessitate a full demolition to meet modern standards and functionality. The developer, along with representatives from the city, met on-site on several occasions to review the existing constraints. No conclusions on alternate configurations and modifications were reached, resulting in the need for complete demolition. Economic Constraints The current fragmented state of the structure, combined with the necessary environmental remediation for its reuse, renders the existing building financially impractical. The substantial costs associated with creating a habitable environment within the structure are prohibitive, and the resulting units and overall building would not generate a competitive product capable of recovering the initial investment. Included with this submission are the design development drawings from the previous project consideration. These renovation scenario costs are substantiated by (2) general contractor estimates. The numbers provided rendered the building uneconomical, with a maximum unit count of 42 in the previous studies compared to the proposed 91 units in the current design. As required by code, an estimate for the demolition of the existing building and development of a new building of similar type and scale was completed. When compared to the renovated option it illustrates there is no viable economic life remaining. A more economically viable approach is to fully demolish the existing building, aligning with both financial feasibility and the urgent need for housing in Bozeman. Conclusion We’ve analyzed the site multiple ways, a renovated building, a new building of similar type and scale, and the current proposal with incentives. The existing structure is not individually significant based on the historic survey and has no viable economic life remaining as illustrated in document “27 The Guthrie Renovation vs New Build Comparison”. Along with satisfying the remaining criteria in 38.340.090.C, we believe a new building aligned with criteria in 38.230.100 is appropriate for this site and will help meet Bozeman’s 2020 Community Plan goal to provide a range of housing for the community. 10 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE The applicant is pleased to present a new residential building located at the southwest corner of North 5th Avenue and West Villard Street. ‘The Guthrie’ comprises 4 floors, with a total area of approximately 54,300 square feet, 36 parking spaces, and 91 residential units. The ground floor features the residential building lobby, indoor bike parking, an outdoor porch (including BBQ facilities, lounge seating, and dog run), as well as outdoor bike parking. The main lobby is accessible from West Villard Street, while on-site parking can be accessed from North 5th Avenue. All back-of-house utilities, including trash and mechanical systems, will be situated off the parking areas. The ground floor accommodates 16 of the units, with the remaining 75 units located on levels 2 to 4. Project Address: 321 N 5th Avenue, Bozeman, MT 59715 Zoning District: R-5 Occupancy Classifications: R-2 Residential (R-2): 91 Dwelling Units | Floors 1-4 Lobby (R-2): Residential Lobby - Reduced the mass and scale of the building by reducing the height of the building from 5 stories to 4. The 4 story building is a gradual and predictable increase in density as the immediate neighbors are 3 stories. Overall building height is now approximately 47’ to the top of the roof, which is lower than the 50’ maximum under the R-5 Zoning Code. - Overall traffic reduced by 18% - Increased bike parking from 24 to 91 to provide 1:1 bike storage - Added fitness center and dog run - Upgraded unit kitchens to include a full size refrigerator / freezer and convection oven - Incorporated additional concrete and brick to the exterior design to integrate and honor the unique neighborhood character and sense of place - Adjusted the unit mix to clearly provide studios, 1 bedroom and 2 bedroom units - Reserved street loading space for deliveries near the front door - Distributed the affordable units equally across all floors, unit types and facades EXISTING BUILT ENVIRONMENT PROJECT DESCRIPTION PLAN REVISIONS FROM PREVIOUS APPLICATION (23354): 97h ning h ning 10 ACCACCNWENERGYSPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE The goal of this project is to provide high-quality obtainable housing options in a boutique building that offers ample amenities while embodying the character of Bozeman. The project features three different unit types, with an average unit size of 456 square feet. Architecturally, the building is designed to harmonize with the Bozeman community, using materials such as wood, glass, concrete, brick and fiber cement siding. A dark setback reveal is employed to break down the massing and integrate it with the existing context, creating visual interest. The landscaped front porch serves multiple functions, activating the corner of North 5th Avenue and West Villard while providing exciting amenities for the residents. Trees and landscaping have been thoughtfully designed and arranged to create a cohesive aesthetic, starting from the front porch and extending to the edges of the site. PROJECT GOALS BIKE PKG 28 ON-SITE PARKING SPACES PARKING (RED) 3 STREET PARKING SPACE ON 5TH AVENUE 1 RESERVED LOADING SPACE ON 5TH AVENUE 5 STREET PARKING SPACES ON VILLARD LOUNGE / FITNESS LOBBY RESIDENTIAL RESIDENTIAL RESIDENTIAL SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE 3.For multi-household dwellings and mixed-use buildings: Deep Incentives - Highlighted Portions are being utilized on this project d. No minimum on-site vehicle parking requirement, but bicycle parking standards and requirements of 38.540.050 still apply. (2)Section 38.510.030.E to J block frontage standards, provided that vehicle parking is prohibited between the front or side of a principal building and a public or private street; (5) Section 38.530.050 building detail standards; and f. Exemption from each of the following for buildings containing dwellings, unless an alternative standard is provided in this division: Deep Incentives D - Parking Reduction Deep Incentives F2 - Block frontage standards are not satisfied here. Sidewalk is ~1' too close to the building Deep Incentive F5 - Building Details Incentive used for Punched Openings on building elevation Deep Incentive F5 - Building Details Incentive used for Punched Openings on building elevation (this is a building feature so one might consider this location not applicable as a deep incentive location) 10 10 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE The project vision includes offering a variety of unit options, not only in terms of size but also potential furnishings. The studio units could feature a king-size bed, while others may include creative solutions such as a Murphy bed/ couch combo to maximize available space. In either option there is also space for a sitting area for meals & working. PROJECT GOALS - FECStudio Studio Studio *Images shown are reference precedent images STUDIO INCENTIVES 10 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE Every unit has a kitchen with range built in to the counter top, convection oven, sink, and full size refrigerator/ freezer. PROJECT GOALS - 2 BURNER RANGE CONVECTION OVEN FULL SIZE REFRIGERATOR/ FREEZER INCENTIVES 10 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE The one-bedroom units have separated bedroom and living/kitchen areas. Each of the units has been thoughtfully designed to maximize usable space, providing flexibility of furniture layouts, depending on the tenants desires. PROJECT GOALS - 1-Bed *Images shown are reference precedent images 1-Bed Living Space BEDROOM LIVING ROOM INCENTIVES 10 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE The two-bedroom units provide flexibility and privacy to meet the needs of families seeking comfortable living. Like the other units, they will include a range, refrigerator, and convection oven. PROJECT GOALS - 2-Bed Unit 2-Bed Unit *Images shown are reference precedent images BEDROOM BEDROOM BEDROOM BEDROOM LIVING ROOM LIVING ROOM INCENTIVES 10 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE The design intent is to create a high-quality building using traditional materials to convey a sense of warmth, community, and belonging. By breaking down the mass of the 4-story building and incorporating a front porch, the design integrates landscaping and activity at its core. The dark reveal serves to break down the building's mass. Within this dark reveal, brick is used to honor the surrounding neighborhood character. Also, the front patio uses exposed concrete to echo and recognize the use of concrete in the neighborhood. Each mass is further subdivided, and an arrangement of alternating windows is employed to introduce subtle dynamism to the façade. This alternating window pattern is bordered by vertical metal panels, which punctuate the transition while remaining consistent with the overall white frame context. DESIGN INTENT MATERIAL CONTEXT FIBER CEMENT WOOD BRICK GLAZING The main entrance, off North 5th Street, warmly welcomes residents and visitors to a front porch with diverse seating options. Inside the building lobby, another gathering space with indoor co-working opportunities with views of the neighborhood. The ground floor of the building provides 61 indoor bike parking stalls, along with a bike maintenance, fitness center and large dog run on the west side of the property. The exterior bike parking includes 30 spaces providing a bike parking space for each unit. Amenity and laundry lounges alternate on every other floor, providing laundry facilities on floors 2 and 4, with a dedicated resident amenity lounge located on level 3, and an fitness center on the ground floor. The resident lounges provide a space for tenants to expand their living spaces. BUILDING AMENITIES With its primary facades oriented toward the adjacent R-3 zones, the building's choice of materials aims to complement and harmonize with its neighbors, all while representing a transitional zone between the R-3 area to the east and the B-2M area to the west. Employing materials that enhance the surrounding buildings, the design approach seeks to integrate seamlessly into the existing fabric while incorporating new, contemporary techniques and detailing. The set-back front porch entry pays homage to Bozeman's lively front yard culture, offering an active zone that engages with the sidewalks and nearby residences. The canopy's lines present a modern interpretation of the traditional front porch, utilizing a wood-look material to establish a resilient and enduring connection to the neighboring properties. 36h ning h ning 10 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE The proposed site has been enhanced with a new sidewalk, landscaping, and a 10-foot setback along Villard to the north, as well as a new sidewalk, landscaping, and a 15-foot setback along 5th Avenue. The site will conform to the zoning's frontage standard while configuring the building in an 'L' shape. The parking is situated behind the building along the internal lot lines, aiming to provide on- site parking and minimize visual interaction with the streets. The site will integrate a new greenway along both street frontages. PROJECT TIMEFRAME START OF CONSTRUCTION SPR|SUBMIT SITE PLAN REVIEW TO THE CITY END OF CONSTRUCTIONSPR|APPROVAL SEPTEMBER 2024JANUARY 2025SUMMER 2026SITE IMPROVEMENTS SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE EXISTING CONDITIONS | SURFACE LOT | BUILDING 5. VIEW LOOKING NORTHWEST EXISTING BUILDING EAST AND SOUTH ELEVATION 1. VIEW LOOKING SOUTHEAST EXISTING BUILDING NORTH AND WEST ELEVATION 2. VIEW LOOKING SOUTH EXISTING BUILDING NORTH ELEVATION 4. VIEW LOOKING WEST EXISTING BUILDING EAST ELEVATION 3. VIEW LOOKING SOUTHWEST EXISTING BUILDING NORTH AND EAST ELEVATION SITE PLAN 5132 4N. 5th AVENUEW. VILLARD AVE W. BEALL ST. SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE The Guthrie is strategically designed to leverage various modes of transportation, including the blueline bus route, bicycle facilities, and automobile parking. The development is exclusively designated for residential use, and its positioning ensures accessibility via walking, biking, driving, ridesharing, and public transit. The project is equipped with 36 on-site and street parking, plus one dedicated loading space. The arrangement of on-site parking has been planned to foster dynamic public spaces and enhance the overall pedestrian experience by accommodating sidewalks and the building layout. Additionally, The Guthrie will offer 1 to 1 bicycle parking ratio and a range of amenities catering to its residents. PARKING DEMAND Unified Development Code (UDC) Requirements Parking requirements are contained in Division 38.540 of Article 5 in the Bozeman Municipal Code that is part of the Unified Development Code (UDC). This project will meet the minimum parking requirements for residential dwelling unit use. Parking Reductions Utilizing Section 38.380.030 - Applications for development of affordable homes that comply with the requirements of this division qualify for and must be awarded the incentives applicable to the type and tenancy of affordable housing being provided and requested by the developer. Per the above referenced section 38.380.030.B.3 - there is no minimum parking requirement for this property. A combination 36 stalls of surface lot and street parking is planned for the property. { Bicycle Parking Parking requirements contained in Division 38.540.050 are outlined below, requiring that the number of bicycle parking spaces must be at least ten percent of the number of automobile parking stalls required by Tables 38.540.050-1 and 38.540.050-3. AUTOMOBILE PARKING REQUIREMENTS: LAND USE PARKING REQUIREMENT (PER UNIT) UNITS BASE RESIDENTIAL PARKING REQUIRED RESIDENTIAL TRANSIT AVAILABILITY 10% REDUCTION TOTAL PARKING REQUIRED BY BUILDING AND LAND USE Residential Dwelling Types Studios0 20 One-Bedroom 058000 Two-Bedroom Units0 13000 TOTAL 91000 BICYCLE PARKING REQUIREMENTS: LAND USE BASE BIKE PARKING REQUIRED (10% OF AUTO) AUTOMOBILE PARKING ADDITIONAL BIKE PARKING TOTAL BIKE PARKING REQUIRED TOTAL INDOOR BIKE PARKING PROVIDED TOTAL OUTDOOR BIKE PARKING PROVIDED TOTAL Residential 10%104 NONE 11 63 30 93 AUTOMOBILE PARKING REQUIREMENTS: LAND USE PARKING REQUIREMENT (PER UNIT) UNITS BASE RESIDENTIAL PARKING REQUIRED RESIDENTIAL TRANSIT AVAILABILITY 10% REDUCTION TOTAL PARKING REQUIRED BY BUILDING AND LAND USE Residential Dwelling Types Studios0 20 One-Bedroom 058000 Two-Bedroom Units0 13000 TOTAL 91000 BICYCLE PARKING REQUIREMENTS: LAND USE BASE BIKE PARKING REQUIRED (10% OF AUTO) AUTOMOBILE PARKING ADDITIONAL BIKE PARKING TOTAL BIKE PARKING REQUIRED TOTAL INDOOR BIKE PARKING PROVIDED TOTAL OUTDOOR BIKE PARKING PROVIDED TOTAL Residential 10%104 NONE 11 61 30 913697 1010 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE LANDSCAPE Context The Guthrie is situated on a site characterized by a mix of neighboring property uses, making it well-placed as a transitional element between the nearby single-family residential homes and the commercial developments along 7th Avenue. Adjacent to the west is the The Sapphire Motel, and to the south, is an apartment building. Directly to the east is the Christian Reformed Church, while properties to the north consist of single-family houses. The Guthrie serves as a link between these diverse functions, helping to mitigate the shifts in scale. The enhanced site will incorporate ground-level features to maintain the vibrant atmosphere of the residential neighborhood, including outdoor seating, games, a grilling area, and thoughtfully designed landscaping. Streetscape Approach The Guthrie is zoned as R-5 and is designed with a residential block frontage approach. This design choice allows for the inclusion of elements that break down the overall scale, while also introducing a ground-level porch to enhance the historic character of the adjacent older neighborhood. Throughout the development, site elements such as lighting, plant materials, site furnishings, and signage will maintain consistency to define the character of the district. Ground floor residential units are proposed along North 5th Avenue and West Villard Street, adhering to the requirements outlined in the Unified Development Code. The Villard Street frontage will feature a 10-foot landscape setback that incorporates landscaping, and hardscape. Landscaping elements will act as screens for residential unit windows, protecting them from direct view. On the North 5th Avenue frontage, a minimum 15-foot landscape setback is established, encompassing landscaping, and hardscape. Within this setback area, low-level landscaping will be placed adjacent to the building and private patios, ensuring views between the building and the street are maintained. A diverse selection of plant materials and textures will be incorporated to sustain visual interest at a pedestrian scale. Landscaping All landscaping will comply with the mandatory landscaping provisions of the updated Bozeman UDC including the use of drought tolerant plants, use of appropriately sized landscape plant material, street frontage landscaping, use of trees with residential adjacency, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROJECT NARRATIVE LANDSCAPE (cont.) Open Space The necessary residential open space areas will be fulfilled through a range of methods, encompassing shared open space, ground- level outdoor spaces, private patios, and communal indoor recreational areas. All these spaces will adhere to the specified design standards. The shared common areas will be strategically positioned in central locations, offering visibility from units within the development, while being distanced from service areas and residential windows at ground level. These spaces may feature amenities such as landscaping, paving, seating areas, lighting, and walkable lawn sections. CALCULATED OPEN SPACE REQUIRED: PROJECT UNITS STUDIOS 1 BED UNITS 2 BED UNITS TOTAL REQUIRED SF 20 58 13 9750 SF PROVIDED OPEN SPACE: EXTERIOR OPEN SPACE INTERIOR LOUNGE INTERIOR LOBBY & EXERCISE INTERIOR BIKE PARKING TOTAL FLOOR 4 SF0 SF FLOOR 3 386 SF 386 SF FLOOR 2 SF0 SF GROUND FLOOR 7014 SF SF 2542 SF0 SF 9556 SF TOTAL 9942 SF See drawing sheet A0.12 for Open Space location and tabulation 2398 9412 9798h ning h ning 10h ning h ning 10 SPR SUBMITTAL The Guthrie | 5th and Villard Block 6|PROPOSED DESIGN Project Renderings