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HomeMy WebLinkAbout32 Certificate of Appropriateness 1 of 10 H O M E B A S E PA R T N E R S The Guthrie 321 N 5th Ave SP#24493 Sec 38.340.050 Standards for Certificates of Appropriateness Applicant responses are in blue text. 38.340.050.A “All work performed in completion of an approved certificate of appropriateness must be in conformance with the most recent edition of the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings, published by U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, Washington, D.C. (available for review at the community development department).” Not applicable because this application #24493 proposes construction of a new structure, rather than preservation, rehabilitation, restoration, or reconstruction of an existing historic building. 38.340.050.B “Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject structures or properties, and with neighboring structures and properties, must focus upon the following: 1.Height; 2.Proportions of doors and windows; 3.Relationship of building masses and spaces; 4.Roof shape; 5.Scale; 6.Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures; 7.Architectural details; 8.Concealment of non-period appurtenances, such as mechanical equipment; and 9.Materials and color schemes (any requirements or conditions imposed regarding color schemes must be limited to the prevention of nuisances upon abutting properties and prevention of degradation of features on the property in question. Color schemes may be considered as primary design elements if a deviation from the underlying zoning is requested).” Not applicable because this application #24493 is not an alteration to an existing building. 38.340.050.C “Contemporary, non-period and innovative design of new structures and additions to existing structures is encouraged when such new construction or additions do not destroy significant historical, cultural or architectural structures or their components and when such design is compatible with the foregoing elements of the structure and surrounding structures.” This application is within the NCOD but is not within a historic district. The existing structure was surveyed in 2020 for the Montana Historic Property Record and it was determined this property lacks individual significance under Criteria A, B, C, and D and is recommended not individually eligible. As such, this application proposed a contemporary design of a new structure that is compatible with the surrounding neighborhood structures in the following ways: 1. Areas of brick and wood accents aim to complement and harmonize with the building’s neighbors 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 2 of 10 H O M E B A S E PA R T N E R S approach seeks to integrate into the existing fabric while incorporating new, contemporary techniques and detailing. 2. The set back and expansive front porch entry to the building pays homage to Bozeman’s lively front yard culture, offering an active zone that engages with the sidewalk 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 neighboring properties. 3. Intentional use of exposed concrete at the front porch echoes and recognizes the use of concrete around the neighborhood. 4. The proposed 4-story building is a gradual and predictable increase in density as the immediate neighbors to the south and east are 3 stories. The contiguous lot to the west is zoned B-2M, therefore future development of that lot is expected to be 4-5 stories. 38.340.050.D “When applying the standards of subsections A through C of this section, the review authority must be guided by the design guidelines for the neighborhood conservation overlay district. Application of the design guidelines may vary by property as explained in the introduction to the design guidelines. When reviewing a contemporary, non-period, or innovative design for new structures or additions to existing structures, the review authority must be guided by the design guidelines for the neighborhood conservation overlay district to determine whether the proposal is compatible with any existing or surrounding structures.” Design Guidelines for NCOD: Chapter 1: Rehabilitation Guidelines for Historic Properties Chapter 1 is not applicable as this application proposes construction of a new structure, rather than preservation, rehabilitation, restoration, or reconstruction of an existing historic building. Chapter 2: Design Guidelines for All Properties: A. Topography: Site work should be planned to protect the assets of the existing topography. 1. Guideline 1: Minimize cut and fill on a site. a. This guideline is not applicable as the building maintains the existing topography of the site. 2. Guideline 2: Design a building foundation to conform to the existing topography, rather than creating extensive cut and fill. a. The foundation is designed to conform to the existing topography as the building maintains the existing topography of the site. 3. Guideline 3: Minimize the visual impacts of cut and fill on a site. a. This guideline is not applicable as the building maintains the existing topography of the site. B. Street Patterns: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the historic district 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 secondary structures and landscape features may occur on the site. 1. Guideline 1: Respect historic settlement patterns. Site a new building such that it is arranged on its site in a way similar to historic buildings in the area. This includes consideration of building setbacks and open space. a. The building is setback 15’ from the property line like adjacent and nearby properties. b. Open space is primarily located along street frontages similar to nearby properties with shared front porch and individual front porches for residents. 3 of 10 H O M E B A S E PA R T N E R S C. Alleys: Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys, both paved and unpaved, contribute to the character of the district. 1. Guideline 1: Unpaved lanes contribute to the distinct character of the neighborhood; therefore, they should continue in their “rustic” state, when feasible. a. Not applicable as there are no existing alleys or unpaved lanes on this property. 2. Guideline 2: The traditional scale and width of alleys should be continued. a. Not applicable as there are no existing alleys on this property. D. Streetscape: Maintain the traditional character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. 1. Guideline 1: Maintain the variety of street paving designs. a. The existing street paving design and materials will be maintained. b. New ADA corner ramps with detectable warnings and a 13’ diameter traffic circle will be installed at the intersection of W Villard St and N 5th Ave per City requirements. 2. Guideline 2: Maintain the variety of sidewalk designs. a. The existing sidewalk is not detached/separated from the street with a planting strip. b. Per UDC 38.510.030.C this project has a landscape block frontage approach. This project will have a 5.5’ boulevard and a 5’ sidewalk per City standards and maintains streetscape character on W Villard St and in the surrounding neighborhood. 3. Guideline 3: Continue the use of planting strips. a. New detached sidewalks will be installed per city code with planting strips consistent with the neighborhood character. 4. Guideline 4: Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. a. A new detached sidewalk will be built per city code; therefore, it is not feasible to preserve existing street trees. New street trees will be planted to preserve and continue the pattern of street trees in the neighborhood. E. Landscape Design: Traditionally, plant beds were located around building foundations, along walkways, and sometimes in front of fences. Some of these plantings may 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. 1. Guideline 1: Preserve and maintain mature trees and significant vegetation within all corridors. a. With demolition of the existing building and installing new detached sidewalks to meet city code, it is not feasible to maintain the existing vegetation on the site. b. Replacement vegetation and trees will be planted to meet standards outlined in the 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 irrigation. F. Building Form: A similarity of building forms also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have basic roof and building forms similar to those seen traditionally. Overall façade proportions also should be in harmony with the context. 1. Guideline 1: Use building forms that are similar to those seen traditionally on the block. Simple rectangular solids are typically appropriate. a. This building is a simple rectangular solid which is consistent with the existing building on the site as well as is similar to adjacent buildings in the neighborhood. 2. Guideline 2: Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. Flat roofs are appropriate in most commercial and transition areas, and in some cases may be appropriate in residential areas. 4 of 10 H O M E B A S E PA R T N E R S a. This building is rectangular with a flat roof which is appropriate considering its location on the edge and transition to the Midtown Urban Renewal District. Similarly, the buildings to the south and east of the property have flat roofs. G. Solid-to-Void Ratio: A typical building appeared to be a rectangular solid, with small holes “punched” in the walls for windows and doors. Most buildings had similar amounts of glass, resulting in a relatively uniform solid-to-void ratio. This ratio on a new building, the amount of façade that is devoted to wall surface, as compared to that developed as openings, should be similar to that of historic buildings within the neighborhood. 1. Guideline 1: Use a ratio of solid-to-void (wall-to-window) that is similar to that found on historic structures in the district. a. The proposed building incorporates traditional window and door openings that are seen throughout the neighborhood. There is an expanse of glass at the ground floor that invites residents to the lobby, however it is largely concealed and set back into the building underneath the front porch patio. H. Materials: Building materials of new structures and additions to existing structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. 1. Guideline 1: Use building materials that appear similar to those used traditionally in the area. a. The building uses a mix of materials to complement the neighboring properties including brick, wood, concrete, and fiber cement which is commonly used around the neighborhood. b. The Midtown neighbors requested we increase the use of brick and concrete on the building. This request was incorporated into the current design of the project. 2. Guideline 2: The use of masonry that appears similar in character to that seen historically is appropriate. a. The brick used on this building is typical modular brick size 3 5/8” thick, 2 ¼” height, x 7 5/8” length. 3. Guideline 3: New materials that are similar in character to traditional materials may be acceptable with appropriate detailing. a. The building façade is comprised of a mix of brick, wood, concrete, and fiber cement, all of which is commonly used around the neighborhood. 4. Guideline 4: Use building materials that contribute to the traditional sense of scale of the block. a. The arrangement of building materials on the building façade reinforces the traditional residential scale of the block and neighborhood. Brick and wood are used to highlight entry conditions and break down the building into modules. Different colors of fiber cement along with wood accents create the residential scale at each window. I. Architectural Character: New construction should distinguish itself from historic structures. 1. Guideline 1: The imitation of older historic styles is discouraged for newer structures. a. This building is not attempting to replicate historic styles of the area. Instead the building is using similar scale and materials traditional to the area to complement the neighborhood but applying them in a contemporary way. 2. Guideline 2: Contemporary interpretations of traditional details are encouraged. a. While employing materials that enhance the surrounding buildings, the design approach seeks to integrate into the existing fabric while incorporating new, contemporary techniques and detailing. This distinguishes itself from historic structures and does not convey a false sense of a historic period. b. The set back and expansive front porch entry to the building pays homage to Bozeman’s lively front yard culture, offering an active zone that engages with the sidewalk and nearby residences. The canopy’s lines present a modern interpretation 5 of 10 H O M E B A S E PA R T N E R S of the traditional front porch, utilizing a wood-look material to establish a resilient and enduring connection to neighboring properties. J. Parking: The visual impact of surface parking should be minimized. On site parking should be subordinate to other uses and the front of the lot should not appear to be a parking area. 1. Guideline 1: Minimize the visual impact of surface parking in residential neighborhoods. a. The parking lot is set behind the building to minimize the visual impact to the neighborhood. 2. Guideline 2: Locate a surface lot in the interior of a block whenever possible. a. The parking lot is located interior of the block to maintain building frontage at the corner intersection of 5th and Villard. This also meets block frontage standards UDC 38.510.030.C. 3. Guideline 3: Site a surface lot so it will minimize gaps in the continuous building wall of a commercial block. a. This guideline is not applicable as this block does not have a continuous commercial building wall. 4. Guideline 4: Where a parking lot abuts a public sidewalk, provide a visual buffer. a. The parking lot is set behind the building and where it fronts 5th Ave there is a landscape buffer to minimize the visual impact. K. Buffers: When site development such as parking, storage and equipment areas create an unavoidable negative visual impact on abutting properties or to the public way, it should be mitigated with landscaping that may buffer or screen it. The landscape design should complement the existing natural character and context of the site. 1. Guideline 1: Landscape buffers should be provided along edges of parking and service areas. a. A landscape buffer is provided where the parking lot fronts 5th Ave for access. All service areas and utility equipment will be screened per UDC compliance. L. Site Lighting: Standards for outdoor lighting are provided in the Unified Development Ordinance. This section addresses some of the qualitative aspects of lighting design that should also be addressed. Light spill onto adjacent properties and into the night sky should be minimized. The light level at the property line is a key design consideration. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. 1. Guideline 1: Lighting shall be shielded to prevent any off-site glare. a. The lighting proposed meets these standards and the standards in the UDC. All exterior lighting is downlight only with luminaires (lamps) not visible from adjacent properties. M. Utilities and Services Areas: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. 1. Guideline 1: Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. a. Waste disposal is located internal to the building. Service areas such as switch gear, transformer, and utility meters are located internally to the site along the parking lot. This equipment is located to not be seen from the public way. In the event it is visible from the public way, the equipment will be concealed with an artistic wrap to mimic the exterior wall building design. 2. Guideline 2: Position service areas to minimize conflicts with other abutting uses. a. Service areas such as switch gear, transformer, and utility meters are located internally to the site along the parking lot. Chapter 3: Guidelines for Residential Character Areas 6 of 10 H O M E B A S E PA R T N E R S The subject property is in a transitional location that includes both residential and commercial properties. There is a single-family home to the north, a 3-story church to the east, a 3 story multi-family building to the south, and a 31-room motel to the west that is zoned B-2M and will eventually become 4-5 stories in height as a part of the Midtown Urban Renewal District. A. Hierarchy of Public and Private Space: The hierarchy of public and private space is a progression that begins at the street, which is the most public space, proceeds through the front yard, which appears “semi-private” and ends at the front door, which is the “private” space. This sequence enhances the pedestrian environment and contributes to the character of the neighborhood; it should be maintained. 1. Guideline 1: Provide a front yard similar in character to its neighbors when possible a. The front yard maintains a similar 15’ setback for front yard to be consistent with the neighborhood character and will be planted with perennials and shrubs. 2. Guideline 2: Provide a walkway from the street to the building. a. A concrete walkway is provided from N 5th Ave to the main building entrance. 3. Guideline 3: Orient the front porch to the street. a. A front porch is oriented to both street frontages, N 5th Ave and W Villard St, with the main building entry oriented to N 5th Ave. The expansive front porch serves as a transition area from the street to the residences and breaks down the building to an inviting human scale by offering an active zone that engages with the sidewalk and nearby residences. 4. Guideline 4: Clearly define the primary entrance by using a front porch. a. The front porch celebrates and clearly defines the primary entrance of this residential building. B. Building Mass and Scale: The mass and scale of a building is also an important design issue in a residential character area. The traditional scale of single household houses dominates the neighborhood, and this similarity of scale also enhances the pedestrian-friendly character of many streets. Similarities in scale among prominent building features, such as porches and fences, are also important. In many cases, earlier buildings were smaller than current tastes support; nonetheless, a new building should, to the greatest extent possible, maintain this established scale. While new buildings and additions are anticipated that may be larger than many of the earlier structures, this new construction should not be so dramatically greater in scale than the established context that the visual continuity of the neighborhood would be compromised. This location is transitional in nature with a variety of uses and scale of buildings surrounding the property, including a single-family home to the north, a 3-story church to the east, a 3 story multi-family building to the south, and a 31-room motel to the west that is zoned B-2M and will eventually become 4-5 stories in height as a part of the Midtown Urban Renewal District. 1. Guideline 1: Construct a new building to be similar in mass and scale to those single household residences seen traditionally. a. The proposed building is similar in mass and scale to the surrounding structures including a 3-story church to the east and a 3-story multifamily building to the south. b. The proposed building has a smaller footprint with a lot coverage of 13,750 sf compared to the existing building of almost 18,000 sf. This allows for increased landscaping and open space around the site. 2. Guideline 2: On larger structures, step down a building’s height toward the street, neighboring structures and the rear of the lot. a. This guideline is not feasible due to design and character implications. A step down within the proposed building footprint would create a non-traditional building form and roof shape contradicting Guideline F in Chapter 2 of the NCOD preferring simple rectangular solids over exotic forms. Instead of a step down, this application 7 of 10 H O M E B A S E PA R T N E R S incorporates an overall reduction in height for the building as a whole from the previous application. 3. Guideline 3: On larger structures, subdivide larger masses into smaller “modules” that are similar in size to single household residences seen traditionally. a. The building mass is subdivided by a large brick reveal located on 5th Ave to break up the building mass. Each mass is further subdivided into a residential scale ‘module’ with window portals in an alternating arrangement which introduces subtle dynamism and interest to the façade. 4. Guideline 4: The front wall of a new structure should not exceed two stories in height. a. This guideline is not applicable considering the immediate context of a 3-story church to the east, a 3-story multifamily building to the south, and a 31-room motel to the west that is zoned B-2M and will eventually become 4-5 stories in height as a part of the Midtown Urban Renewal District. 5. Guideline 5: A façade should appear similar in dimension to those seen traditionally in the neighborhood. a. As mentioned earlier the existing structure has a building footprint of 18,000 sf and the property is surrounded by a mix of building uses and forms including a 3-story church to the east, a 3-story multifamily building to the south, and a 31-room motel to the west that is zoned B-2M and will eventually become 4-5 stories in height as a part of the Midtown Urban Renewal District. The proposed building has a smaller footprint than the existing at 13,750 sf, resulting in less linear street frontage than existing. C. Roof Form: In most neighborhoods, a similarity of roof form also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have basic roof form that is similar to those seen traditionally. 1. Guideline 1: Use roof forms that are similar to those seen traditionally on the block. a. The existing building on the site is rectangular with a flat roof. This building also proposes a rectangular shape with a flat roof which is appropriate considering its location on the edge and transition to the Midtown Urban Renewal District. Similarly, the buildings to the south and east of the property have flat roofs. D. Secondary Structures: Secondary structures are traditionally subordinate in scale and character to the primary structure and are typically located to the rear of the lot, they are primarily used for parking garages and storage. While structures in the rear generally have little impact on the character of the street they do have an impact on the character of the alley and neighbors to the rear, this character should be maintained. 1. Guideline 1: A new secondary structure should be subordinate in height to those buildings seen traditionally along the street front. a. This guideline is not applicable as there is no secondary structure proposed. 2. Guideline 2: Locate secondary buildings to the rear of the lot. a. This guideline is not applicable as there is no secondary structure proposed. 3. Guideline 3: Locate a garage such that its visual impacts will be minimized is encourages. a. This guideline is not applicable as there is no secondary structure/garage proposed. E. Multi-Household: The underlying goal of the guidelines in this section in regards to multi- household construction is that, to the greatest extent feasible, the buildings should be compatible with the context of the neighborhood. Historic structures associated with the multi- household projects should be retained when feasible. 1. Guideline 1: Retaining an existing single household building that contributes to the established character of the neighborhood in a multi-household project is encouraged. a. Currently there is an abandoned 35,000 sf structure on the property that was utilized as a senior care facility. The building was surveyed in 2020 for the Montana Historic Property Record and it was determined this property lacks individual significance 8 of 10 H O M E B A S E PA R T N E R S under Criteria A, B, C, and D and is recommended not individually eligible. The proposed new building maintains the existing building fabric with a proposed building massing of similar length and main entry door off N 5th Ave, retaining the current neighborhood character. 2. Guideline 2: Minimize the perceive scale of a multi-household building. a. To minimize the perceived scale of the building a large brick reveal is located on 5th Ave to break up the building mass. Each mass is further subdivided into a residential scale ‘module’ with window portals in an alternating arrangement which introduces subtle dynamism and interest to the façade. 3. Guideline 3: Use traditional features that will convey a human scale. a. The proposed building incorporates traditional window and door openings that are seen throughout the neighborhood. There is an expanse of glass that invites residents to the lobby, however it is largely concealed and set back into the building underneath the front porch patio. b. The one-story front porch at the entry breaks down the building to an inviting human scale and offers an active zone that engages with the sidewalk and nearby residences. 4. Guideline 4: A new multi-household building should be within the range of heights seen traditionally in the neighborhood. a. The proposed 4-story building is a gradual and predictable increase in density as the immediate neighbors to the south and east are 3 stories. The contiguous lot to the west is zoned B-2M, therefore future development of that lot is expected to be 4-5 stories. The overall building height is approximately 47’ to the top of the roof, which is lower than the 50’ maximum allowed under the baseline R-5 zoning code. 5. Guideline 5: A primary building face should not exceed the width of a typical single household building in a similar context. a. The site currently has an existing building with a primary building face that exceeds the width of a typical single household building. When considering the immediate context of the site (the 3-story church across the street, the 31-room motel to the west, and the 3-story apartment building to the south) as well as the existing building form, the proposed building face is contextually appropriate for the neighborhood. There is also a larger context of this site being immediately adjacent to the Midtown Urban Renewal District. 6. Guideline 6: The proportions of window and door openings should be similar to those used traditionally in the neighborhood. a. The proposed building incorporates traditional window and door openings that are seen throughout the neighborhood. There is an expanse of glass that invites residents to the lobby, however it is largely concealed and set back into the building underneath the front porch patio. 7. Guideline 7: Brick, stone and painted wood are preferred primary building materials. a. The building uses a mix of materials which are typical in neighboring properties. These include brick, wood, concrete, and fiber cement which are all common materials used in the surrounding neighborhood. 8. Guideline 8: Orient a primary entrance to the street, when feasible. a. A front porch is oriented to both street frontages, N 5th Ave and W Villard St, with the main building entry oriented to N 5th Ave. The front porch serves as a transition area from the street to the residences and breaks down the building to an inviting human scale by offering an active zone that engages with the sidewalk and nearby residences. 9. Guideline 9: Provide some useful, functional common open space that can be enjoyed by all residents in the development. 9 of 10 H O M E B A S E PA R T N E R S a. The building provides common open space and amenities that exceed UDC requirements. Access to shared amenities and open space will be enjoyed by all residents of the project. These amenities include: 1:1 bike storage, parking, dog run, fitness center, lobby/lounge, conference room, trash and recycling, front porch with grills, shared laundry facilities on 2nd and 4th floors, and a TV lounge on 3rd floor. 10. Guideline 10: Minimize the visual impacts of multi-household garages. a. This guideline is not applicable as there is no garage proposed. 11. Guideline 11: Design a surface lot with landscaping. a. This property does not have parking off an alley therefore landscaping every second car does not apply. Instead, the parking lot provides appropriate landscaping to comply with UDC 38.550.050.B. F. Fences and Retaining Walls: Traditionally front yard fences were relatively low in height and had a “transparent” character that allowed views into yards, providing interest to pedestrians. Solid plank wood fences were used occasionally along alley edges, but also were relatively low in height. A new or replacement fence should be similar in character with those used traditionally in the neighborhood. In addition, fences should relate in character to the principal structures on the lot. 1. Guideline 1: A new fence should be in character with those seen traditionally. a. There is a low concrete wall less than 30” in height along the front porch that serves not only as a buffer but a seating amenity. Concrete material is traditionally used in the neighborhood and was a requested building material by the Midtown neighbors during design of the project. b. The ground floor units have privacy fences to meet UDC 38.520.060.B. These fences incorporate wood that is typical of the neighborhood. 2. Guideline 2: A new retaining wall should be in character with those seen traditionally. a. There is a concrete retaining wall on the west property line between this property and the motel that will remain. Near the dog run on the west property line, a new concrete retaining wall will be constructed to match the existing character of concrete retaining walls currently on the property and in the neighborhood. Chapter 4: Guidelines for Commercial Character Areas Chapter 4 is not applicable as this application is not within a commercial character area. Chapter 5: District Specific Descriptions and Guidelines Chapter 5 is not applicable as this application is not within an established historic district. 38.340.050.E “Conformance with other applicable development standards of this chapter. Development in the NCOD must comply with all other applicable development standards of this chapter.” In the previous application’s #23354 Staff Report, staff extensively outlined compliance with all applicable development standards in Chapter 38 of UDC and recommended approval. This new application #24493 made the below revisions, however none of which materially change staff’s findings, and the project remains in full compliance with Chapter 38 of the UDC. 1. Reduced the mass and scale of the building by reducing the height of the building from 5 stories to 4. The unit count was also reduced by 20% which resulted in an overall traffic reduction. 2. Increased amenity offerings with the incorporation of a fitness center, dog run, and 1:1 bike storage. 3. Upgraded unit kitchens to include a full-size refrigerator / freezer and convection oven. 4. Incorporated additional concrete and brick to the exterior design to integrate and honor the unique neighborhood character and sense of place. 5. Reserved a street loading space for deliveries near the front door. 10 of 10 H O M E B A S E PA R T N E R S 6. Distributed the affordable units equally across all floors, unit types, and facades. 38.340.050.F “Tax abatement certificate of appropriateness applications are also reviewed with the procedures and standards established in chapter 2, article 6, division 2.” Not applicable because no tax abatement certificate of appropriateness is sought in this application.