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HomeMy WebLinkAbout001.01 - NCOD Guidliness Response NarrativeBozeman Yards North Site Plan Review Response to NCOD Guidelines 2025.11.3 Bozeman Yards North is comprised of two interconnected volumes unifled by a basement parking garage and an elevated courtyard. The taller volume evokes a traditional fiat-style urban building, accommodating 21 units ranging from one- bedroom to three-bedroom residences. Below ground, the basement level primarily serves as parking for the project, supplemented by tenant storage facilities. Elevating the ground fioor helps the transition between the public and semi-public realms. This level hosts an entry courtyard, lobby, bike storage, and select residential units facing the street and courtyard. Above, flve levels of residential space afford each unit a substantial balcony. To mitigate the building's height and scale, this volume is strategically set back from the property’s edge. The second volume comprises smaller, three-story multilevel homes oriented towards both a communal courtyard and Front Street, with views including the Train Depot. It should be noted that two of the multilevel condos feature garages accessing Front Street, while the remaining units utilize parking spaces within the underground garage, each with a dedicated stairway for access. The orientation of the two volumes on the site creates a unique shared courtyard that will have a variety of seating and amenities. This dual-volume design not only reduces the building's overall mass but also introduces a layered architectural approach. The aesthetic narrative is partially a nod to the Northeast neighborhood's unique past, with material choices and design elements echoing its industrial and heritage infiuences. The streetscape in the surrounding area is evolving. The approved project to the South is awaiting flnal building permitting. It will redevelop the surrounding street network and will create a flve-story building. This building will be grounded in brick with the use of wood, steel and flber cement on upper stories. The proposed North building was integral to the project and acts as a “sister” to this South building and share several common elements. This South building also has a commercial element to it so the streetscape would be further activated along with the housing entries. The streetscape for the wider neighborhood is a mix of residential and mixed use. This is most evident along Wallace Street. There is a mix of several multi-story mixed-use buildings, a 72’ tall historic mill, as well as single households. This neighborhood is very unique and diverse and it should be noted there are several projects in the works so the streetscapes are in transition. The overall neighborhood continues to evolve vibrant mixed uses and activated streetscapes. Photographs and renderings below for context. Wallace Works – Wallace Street frontage looking westward Wallace Works – Tamarack Street frontage looking South Bozeman Yards South Building – East Aspen frontage looking East Bozeman Yards complete Project – Looking Southwest Wildlands – Peach and Wallace Intersection looking northeast Wallace Avenue / Misco Mill – looking north Aerial Image – Existing underdeveloped streetscapes / Bozeman Yards and Tinworks sites Response to NCOD Guidelines A. Topography Policy: Site work should be planned to protect the assets of the existing topography. Guidelines: a. Minimize cut and flll on a site. i. Divide large grade changes into a series of benches and terraces, where feasible. b. Design a building foundation to conform to the existing topography, rather than creating extensive cut and flll. i. Step the foundation of a building to follow site contours, when feasible. ii. If stepping the foundation is not possible, disguise the cut with building placement and/or building walls, and provide a landscape buffer system at the top of cut. c. Minimize the visual impacts of cut and flll on a site. i. Regrade the site as a stable, “natural” slope, when feasible. Response: The Bozeman Yards North project site is essentially fiat and there will be virtually no visual impact with regards to cut and flll on the site. B. Street Patterns Policy: 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 infiuence 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. Guidelines: a. Respect historic settlement patterns. i. 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. Response: The original development pattern was mixed with signiflcant industry and some residential. This project is proposing to develop in a way that is traditionally seen across Bozeman, as is required under the Unifled Development Code. The buildings will front onto a public street and take primary access on the street and alley. C. Alleys Policy: 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. Guidelines: a. Unpaved lanes contribute to the distinct character of the neighborhood; therefore, they should continue in their "rustic" state, when feasible. i. In some instances where it is necessary to keep dust levels down, and it is necessary to pave the alley, recycled asphalt is the preferred material. b. The traditional scale and width of alleys should be continued. i. 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 has a public right of way alley and is proposing to take access to the underground parking via the alley. The applicant is also proposing to enhance the alley. In the end the alley will be 16’ asphalt with 4’ of concrete on each side for a 24’ drivable surface. This will enhance both the driving and pedestrian experiences. The current alley is blocked to the east but will be opened to be continuous with this project. D. Streetscape Policy: Maintain the traditional character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Guidelines: a. Maintain the variety of street paving designs. i. Most streets in the neighborhood are paved and have both curb and gutter. However, some streets lack sidewalks or paving. Thus, they possess their own character and serve as informal pedestrian ways. This tradition of unpaved streets should continue when it is not a hazard to pedestrians or bicyclists. b. Maintain the variety of sidewalk designs. i. Where a detached (sidewalks separated from the street by a strip of grass) sidewalk exists, it should be preserved. ii. Where no sidewalk exists a new sidewalk is required; it should be constructed to be in character with the traditional sidewalks in the neighborhood. 3. Continue the use of planting strips. iii. Planting strips should act as a transition between public and semi public spaces. iv. Where planting strips between the curb and sidewalk exist they should be maintained. v. If new detached sidewalks are installed in the neighborhood, new planting strips should be provided. c. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. i. Existing street trees should be preserved, when feasible. ii. If a new detached sidewalk is to be created, street trees should be an accompanying feature. iii. If a new sidewalk is to be installed, it should detour around mature street trees, when feasible. iv. When an existing street tree dies, it should be replaced. v. Any new developments should include street trees. vi. The historic urban design character for street tree placement should be considered when enforcing city street standards. Response: The current street network adjacent to the subject site do not currently meet City standards. The applicant, as part of a separate off-site infrastructure submittal, is redeveloping and improving the street network surrounding the site(s). This will feature new curb, gutter, sidewalk and where possible street trees. These improvements will be a signiflcant upgrade for the surrounding neighborhood. E. Landscape Design Policy: Traditionally, plant beds were located around building foundations, along walkways and sometimes in front of fences. Some of these plantings may have historic signiflcance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. Guidelines: a. Preserve and maintain mature trees and signiflcant vegetation within all corridors. i. Include existing vegetation as a part of a landscape design scheme where appropriate. ii. In development areas, healthy trees and vegetation clusters should be identifled for preservation. Special consideration should be given to mature trees, 6” or greater in diameter, and to vegetation clusters with signiflcant visual impact. Vegetation designated for preservation should be incorporated into new development site design to the maximum extent possible. Response: The applicant is proposing to provide a signiflcant composition of new landscaping that meets and exceeds the Unifled Development Code. One of the goals of the project is to create a vibrant and interesting landscaped site, one that promotes native plants but also pays homage to the heritage of the area. F. Building Form Policy: 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 that are similar to those seen traditionally. Overall facade proportions also should be in harmony with the context. Guidelines: a. Use building forms that are similar to those seen traditionally on the block. i. Simple rectangular solids are typically appropriate. b. Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. i. Geodesic domes and A-frames are not generally considered traditional building forms and should not be used in the designated historic districts. ii. Sloping roof forms such as gable and hip roofs are appropriate in most residential and transition areas. iii. Flat roofs are appropriate in most commercial and transition areas, and in some cases may be appropriate in residential areas Response: The proposed design was completed by drawing upon traditional and contemporary architectural precedents found within the surrounding context, such as simple rectangular solids with large, punched openings. The overall façade proportions have been thoughtfully composed to align with adjacent buildings, ensuring compatible scale and rhythm, particularly, with the south building of the Bozeman Yards Development. Importantly, the design avoids non-traditional or visually disruptive forms through these strategies in partnership with a fiat roof. The design also provides canopies, site grading, and landscaping to soften how the building meets the ground and create a step down from the public zone to the private. The multifamily tower is set back to minimize it’s presence on the street front while the townhome style condos meet the street and reinforce the nearby residential but mixed use fabric. Through these measures, the building form contributes positively to the established streetscape and upholds the district’s historic and architectural integrity. G. Solid-to-Void Ratio Policy: Atypical 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 facade that is devoted to wall surface, as compared to that developed as openings, should be similar to that of historic buildings within the neighborhood. Guideline: a. Use a ratio of solid-to-void (wall-to-window) that is similar to that found on historic structures in the district. i. Large surfaces of glass may be inappropriate. Divide large glass surfaces into smaller panes similar to those seen traditionally. Response: The proposed building complements the approved building to the south in terms of window size, spacing, shape, rhythm, and scale. The window size is derived from the typically large windows used in the industrial buildings and storefront spaces found in the neighborhood. The amount of glazing also closely follows the requirements set forth in the Unifled Development Code. The windows are spaced so that the occupants have connection to the outdoors and surrounding views, but also providing solid portions to allow for privacy and protection from the street front. H. Materials Policy: 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. Guidelines: a. Use building materials that appear similar to those used traditionally in the area. i. Horizontal lap siding is appropriate in most residential neighborhoods. Brick and stone are also appropriate in most areas. ii. All wood siding should have a weather-protective flnish. iii. The use of highly refiective materials is discouraged. b. The use of masonry that appears similar in character to that seen historically is appropriate. i. Brick should have a modular dimension similar to that used traditionally. Brick larger than the nominal 2-3/8” x 8” is discouraged. ii. Stone, similar to that used traditionally, is also appropriate. c. New materials that are similar in character to traditional materials may be acceptable with appropriate detailing. i. Alternative materials should appear similar in scale, proportion, texture and flnish to those used traditionally. d. Use building materials that contribute to the traditional sense of scale of the block. • This will reinforce the sense of visual continuity in the district Response: The applicant is proposing to use material commonly used around Bozeman and speciflcally the Northeast Neighborhoods. The ground level is a primarily brick which creates a strong base and speaks to the materiality of the nearby railyard. Above the ground level uses a combination of wood, flber cement, metal and glass composted in layered massing. These materials were speciflcally used on the building to the south of the project site and several other around the neighborhood. I. Architectural Character Policy: New construction should distinguish itself from historic structures. Guidelines: a. The imitation of older historic styles is discouraged for newer structures. i. One should not replicate historic styles, because this blurs the distinction between old and new buildings, as well as making it more difficult to visually interpret the architectural evolution of the district. b. Contemporary interpretations of traditional details are encouraged. i. Interpretations of historic styles may be considered, if they are subtly distinguishable as being new. ii. New designs for window moldings and door surrounds, for example, can provide visual interest while helping to convey the fact that the building is new. Contemporary details for porch railings and columns are other examples. New soffit details and dormer designs also could be used to create interest while expressing a new, compatible style. Response: The design aims to distinguish itself from older, more historic buildings by the use of the balconies that are supported by steel columns, which become a prominent feature of the exterior façade. The balconies are clad with either metal panel or wood fascias, which are a unique design element to the surrounding area. The stone flreplaces on the multi-level condos are also an added design element that distinguish the development from the neighborhood. The accessible path between buildings that contains seating areas and landscaping provides a unique pedestrian experience on the site. The project utilizes clean lines to speak to the formal nature of the neighborhood in partnership with contemporary materials to create something that feels contextual but distinctly Montana. J. Parking Policy: 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. Guidelines: a. Minimize the visual impact of surface parking in residential neighborhoods. i. A parking area should be located to the rear of a site. ii. Do not use a front yard for parking. Instead, use a long driveway, or alley access, that leads to parking located behind a building. iii. Consider using ribbon paving in residential neighborhoods to minimize the amount of hard surface paving. b. Locate a surface lot in the interior of a block whenever possible. i. This acknowledges the special function of corner properties, as they are generally more visible than interior lots, serve as landmarks and provide a sense of enclosure to an intersection. c. Site a surface lot so it will minimize gaps in the continuous building wall of a commercial block. i. Where a parking lot shares a site with a building, place the parking at the rear of the site or beside the building. d. Where a parking lot abuts a public sidewalk, provide a visual buffer. i. This may be a landscaped strip or planter. A combination of trees and shrubs can be used to create a landscape buffer. ii. Consider the use of a wall as screen for the edge of the lot. Materials should be compatible with those of nearby buildings. Response: The applicant took into account this guideline when determining to go underground with the parking. This will shield the parking from the perceived negative visual impact of surface parking. K. Buffers Policy: 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. Note that these guidelines supplement the city standards in Title 18, BMC, that deflne the minimum amounts of land area to be landscaped and of plant units to be used. Guidelines: a. Landscape buffers should be provided along edges of parking and service areas. i. Provide a landscape buffer at the edge of a parking lot and between parking lots. ii. In some cases it may be desirable to provide a landscape buffer between a recreation trail and/or open space. These should complement the natural character of the site. iii. Finally, it may be desirable to provide an evergreen landscape buffer at ground mounted mechanical equipment, service and/or storage areas. Response: The applicant has taken into account the setbacks, block frontages and the adjacent neighbors when determining how to site the building. There are neighbors are to the west and to the south. This project is being developed in tandem with the property to the south. To the west there is a 10’ setback with landscaping to help screen the property. This project is in conformance with the UDC. L. Site Lighting Policy: Standards for outdoor lighting are provided in the Unifled Development Ordinance. This section addresses some of the quality 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 flxtures, their mounting height, and the lumens emitted per flxture. It is also affected by the screening and design of the flxture. Guidelines: a. Lighting shall be shielded to prevent any off-site glare. i. Light flxtures should incorporate cut-off shields to direct light downward. ii. Luminaires (lamps) shall not be visible from adjacent streets or properties. Response: The applicant as required by the UDC has provided cut sheets and photometrics that show the proposed light flxtures comply with the fully shielded requirement and there is no light trespass. M. 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: a. Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. i. Screen service entrances with walls, fences or plantings. ii. When it will be visible from a public way, a service area screen should be in character with the building and site it serves. iii. Locate areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses so as not to be visible from abutting streets. b. Position service areas to minimize confiicts with other abutting uses. i. Minimize noise impacts by locating sources of offensive sounds away from other uses. ii. Use an alley system to locate service areas, when feasible. Response: The applicant has oriented service entrances to the alley for better trash pick up and reduced visual impacts. Additionally, the trash room is located within the building. Finally, the entrance into the parking garage is located off the alley as well.