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HomeMy WebLinkAbout01 Design Narrative1 The Depot on Church Avenue Site Plan Design Narrative 112 S Church Avenue Bozeman, MT 59715 The Depot on Church Avenue proposes a high-quality building design on an infill site in the B-3 Traditional Core in downtown Bozeman. This project supports urban connections from downtown to trails and parks, while implementing a rich architectural character to support walkable neighborhoods and multimodal transportation. Thank you for your time and attention to reviewing the proposal for The Depot on Church Avenue, a mixed- use building for 112 S Church Avenue. The team has taken the feedback from COB staff from the Pre-Application meeting and the Concept Review submission and has revised the design for the Site Plan application. The design team has held meetings with COB departments for comments from the Concept Review application to gain clarity from each reviewer and to ensure this Site Plan submission meets COB requirements and concerns. The Site Plan submission is a thoughtful and thorough project that includes detailed drawings, memos, and responses to comments. Our team hired outside reviewer, Tyler Steinway, and our submission also reflects changes he has suggested. The building site is in the B-3 zoning district and within the Traditional Core of the Future Land Use Map. The Depot on Church proposes to meet the FLUM Traditional Core definition with a project that “exemplifies high quality urban design including an active streetscape supported by a mix of uses on multiple floors, a high level of walkability, and a rich architectural and local character” (Bozeman 2020 Community Plan, pg 55). The intent of this project is to contribute positively to the urban fabric of growing Bozeman by providing a mix of uses; housing, offices, covered parking, and a retail storefront. The proposed design follows historic, pedestrian-oriented patterns, encouraging walkable streets from Downtown Bozeman, continuing along Church Avenue to Bogert Park, Gallagator Trail, Lindley Park, Peet’s Hill parking lot access, and neighborhoods south of Main Street. The infill development has evolved through iterations of considering economic and architectural conditions of Bozeman’s past, present and its prospects for the future. This project proposes high quality urban and building design and construction as it transitions from the Traditional Core to the neighborhood to the south. The B-3 zoning district is defined as the “area of greatest density of development, intensity of use and appropriate infill” (Sec. 38.300.110. - Commercial and mixed-use zoning districts—intent and purpose). The B-3 zoning district surrounds this site and continues across the street to the west, across the alley to the east, and to two lots to the north before meeting Babcock Street. The site borders the R-2 zoned neighborhood to the south, with R-2 zoning described as “one- and two-household residential development at urban densities within the city in areas that present few or no development constraints” (Sec. 38.300.100. - Residential zoning districts—intent and purpose). The proposed building holds a mix of uses, including retail, office and 12 dwelling units above. It is 61,350 sq feet with a basement and six stories at 70’-0” height. The building’s form steps back from the west Church Avenue property line and from the south property line which abuts neighborhood zoning R2. The project is planned with 18 covered parking spaces in structured parking on site, 2 on street parking spaces, 9 covered bike parking spaces within the structured parking and two uncovered bike parking spaces on the Church Avenue streetscape. It is planned as one building that will be built in one phase. Responses to the City’s conceptual review comments are in the documents folder in this Site Plan submission. 2 The design proposal accepts the direction given in the Bozeman Guidelines for Historic Preservation & The Neighborhood Conservation District Chapter 4-B that states, “underdevelopment of this transitional zone is a major concern” with the guidance that buildings that interface with residential zoned properties be “sensitive to the interface where the properties meet by providing a transition zone.” This location falls within the neighborhood transition guidelines from B-3 to R-2 and has specific mass and form directives to follow within the code. The proximity of these two zoning districts presents different objectives that the proposed design addresses intentionally and sensitively. Please see the narrative’s response to Chapter 4B on page 8 of this narrative, after the copy of the Guidelines for specific design. 3 Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District A. Mass and Scale Policy: The scale and character of the Main Street Historic District should be protected. The area covered under this subchapter, should be able to accommodate compatible contemporary development of greater height and density. Varied mass and scale along a streetscape and block is inevitable and can contribute to a more interesting urban pattern that continues to evolve over time. 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. • Floor area ratio for any new construction project shall be a minimum of 1.0 FAR. Lower FAR ratios are acceptable with renovation or remodeling of existing structures. • Floor-to-floor heights for commercial and mixed use buildings shall be designed to accommodate a variety of current and future uses. The first floor level of new commercial and mixed use buildings shall maintain a minimum floor-to-floor height of 15 feet. • Buildings with 100 percent residential uses are exempt from the 15 foot floor-tofloor height requirement but are encouraged to consider taller first floors to provide flexibility for a variety of uses over time. 2. Innovative development and diversity of design is encouraged. • Buildings and streetscapes should be of high quality and reflect a variety of architectural styles. • Decorative architectural adornment or other architectural patterns that convey a false sense of historic period are discouraged. • Buildings and additions should undergo a critical and rigorous design process by design professionals that includes an emphasis on best practice designs to address sustainable development. • Innovative use of varied materials is encouraged. 3. A new building should exhibit clear order and comprehensive composition on all elevations. • Entire facades of a single surface are discouraged. A combination of materials and articulation of building elements shall be expressed in the proposed architectural character. • Layering of design elements is encouraged. • A clear narrative of the design process and intent and compliance with these guidelines shall be included in the application. The narrative shall address these guidelines and may propose alternative method(s) of compliance that clearly meet the intent of these guidelines. Alternate proposals may be approved by the Director of Community Development. 4. Building interface with residential zone properties. • Building facades along alleys shall incorporate a variety of materials and incorporate elements, including windows, to provide visual interest to minimize the massing and scale of the building. • Building sites that abut or are across an alley from a residential zone district shall be 4 sensitive to the interface where the properties meet by meeting the required setback from the residentially zoned property and providing a transition zone. o Along the interior side or rear property line, commencing at a vertical height of 44 feet the building shall step back at an angle no greater than 45 degrees. o Commercial zoned properties that abut residential zoned properties shall be exempt from the step back and height transition zone requirements if: the commercial and residential zoned lots are under unified ownership and are being developed under a master site plan. • Primary entries to buildings shall be clearly identifiable from the street. • Large expanses of glass as a building façade treatment is discouraged. 5. Building Quality Policy: New buildings shall be designed to a high level of permanence and quality. 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design. C. Building Roof Form Policy: Roof forms should be primarily flat roofs with other roof forms that fit to the architectural character of the application. 1. Use flat roof lines as the primary roof form. • Rooftop balconies and decks are encouraged. • Green roofs are encouraged. • Mechanical equipment should be located on the roof when feasible. Solar applications are encouraged to screen other mechanical equipment. D. Site Design Policy: All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. 1. Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. • Place the facade of the building at the minimum front setback line except when creating a public space. • Commercial building facades along secondary (local) streets shall enhance the pedestrian experience by providing street level facades with a minimum of 50% transparent windows. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety. E. Parking Facilities Policy: Minimize the visual impacts of parking. 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots. • Considerations should be given to both on-grade or subgrade options. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge. 5 • A parking structure in the area should enhance the streetscape by being wrapped with commercial uses or another active use along the street edge to separate the facility from the street and to add activity to the street. • Other methods of accomplishing this include, but are not limited to - Murals or public art - Landscaping and urban plazas 3. For residential projects, enclosed parking is preferred to surface parking lots. • If individual enclosed parking is provided, consider locating it in a garage accessed internally or from an alley, when feasible. • Locating enclosed parking on the front facade of a multi-household building is inappropriate. Doing so may increase the perceived mass and scale of the structure as a whole. F. Signs Policy: All signs should be designed to fit the overall context of the building and the district. 1. Commercial and Mixed Use projects should include a variety of creative and clear signage. • Wall-mounted and projecting signs, as well as canopy and awning signs in some circumstances are preferred. • Directory signs support a pedestrian scale and are strongly encouraged where appropriate. • Artful, whimsical and creative signage is encouraged. A comprehensive sign plan may be required; however, it is not intended to promote monotony. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place. • Wall-mounted signage is most appropriate. • Artful, whimsical and creative signage is encouraged. 3. All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience. a. A flush-mounted or letter sign should be subordinate to the overall building composition. • A sign should appear in scale with the facade. • Locate a sign on a building such that it will emphasize design elements of the facade itself. • Mount a sign to fit within existing architectural features. • Use the shape of the sign to help reinforce the design elements of the building. b. A window sign may be considered. • A window sign may be painted on the glass or hung just inside a window. c. A projecting sign, which projects from the building front, may be considered. • A small hanging sign is easier for a pedestrian to read than other sign types and is encouraged. • A small hanging sign should be located near the entrance, just above the door or to the side of it. • A hanging sign should be mounted perpendicular with the building facade. • A hanging sign should provide clearance between the sidewalk surface and the bottom of the sign. d. Awning and canopy signs may be considered. • Consider a canopy or awning sign where a flush-mounted sign would obscure architectural details. e. A directory sign may be considered. • Where several businesses share a building, coordinate the signs. Align several smaller 6 signs, or group them into a single panel as a directory. • Use similar forms or backgrounds for the signs to tie them together visually and make them easier to read. f. A pole mounted or monument sign may be considered. • A freestanding sign may be used in areas where buildings are primarily set back from the street edge. For example, a freestanding sign may be used in the front yard of a residence with an accessory commercial use. • A monument sign may be used in areas where buildings are primarily set back from the street edge. g. Using a symbol for a sign is encouraged. • A symbol sign adds interest to the street, can be read quickly and is remembered better than written words. G. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the downtown and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which landscape features may occur on the site. Alleys Policy: Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys contribute to the character of the district. 1. The traditional scale and width of alleys should be continued. Maintain the traditional character and scale of an alley by locating buildings and fences along the alley edges to maintain the alley edge. Streetscape Policy: Maintain the character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Guidelines: 1. Maintain the variety of street paving designs. 2. Consider utilizing the variety of sidewalk designs. • Where a detached (sidewalks separated from the street by a strip of grass) sidewalk exists, it should be preserved. • Where no sidewalk exists a new sidewalk is required; it should be constructed to be in character with the traditional sidewalks in the neighborhood. 2. Use of planting strips is encouraged. • Planting strips should act as a transition between public and semipublic spaces. • Where planting strips between the curb and sidewalk exist they should be maintained. • If new detached sidewalks are installed new planting strips should be provided. 3. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. • Existing street trees should be preserved, when feasible. • If a new detached sidewalk is to be created, street trees should be an accompanying feature. • If a new sidewalk is to be installed, it should detour around mature street trees, when feasible. • When an existing street tree dies, it should be replaced. 7 • Any new developments should include street trees. • The historic urban design character for street tree placement should be considered when enforcing city street standards. H. Landscape Design Policy: Landscaping enhances the built environment. Plant beds near and around building foundations and along walkways are encouraged. Some sites may containing plantings that have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. Guidelines: 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment. • Include existing vegetation as a part of a landscape design scheme where appropriate. • In re-development areas, retention of healthy trees and vegetation clusters should be given consideration for retention to the maximum extent possible, especially mature trees, 6” or greater in diameter, and to vegetation clusters with significant visual impact. I. 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: 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes and away From major streets. • Screen service entrances with walls, fences or plantings. • When it will be visible from a public way, a service area screen should be in character with the building and site it serves. • Areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses shall be located so as not to be visible from abutting streets. 2. Position service areas to minimize conflicts with other abutting uses. • Minimize noise impacts by locating sources of offensive sounds away from other uses. • Use an alley system to locate service areas, when feasible. J. Site Furniture Policy: Site furnishings, including bicycle racks, waste receptacles and light standards, are features of contemporary life in Bozeman. Few of these elements appeared historically in the community and it is important that the character of these elements not impede one’s ability to interpret the historic character of the area. Guidelines: 1. Site furniture should be simple in character. • Avoid any highly ornate design that would misrepresent the history of the area. • Benches, bike racks and trash receptacles are examples of site furnishings that may be considered. • In public open spaces within a project, trash and recycling receptacles should be placed near seating areas and at points of entry. 8 Proposed Design: Mass and Scale 1. The Depot meets the Downtown Bozeman Improvement’s density goals by recognizing “that Downtown must be more than Main Street” while addressing Bozeman’s historic character and the site’s context in a sensitive and appropriate manner. With a FAR, Floor Area Ratio at 4.6, and floor to floor heights to accommodate retail, office and living units, the design sensitively transitions from B-3 to R-2 intensity by following the zone edge transition stepback and adding a landscape layer. 2. The proposed design brings high level design innovation and quality to Church Avenue. Taking influence from Bozeman’s existing flows in all directions, from the Wallace Avenue Industrial Heritage, one street to the east, the design proposes a board formed concrete base, that recedes from the front property line as an entrance and becomes human scaled by introducing re-claimed brick, a 3x8 running bond and windows broken into smaller dimensions with a 1 over 2 mullion pattern. • The design does not mimic the design of the historic Milwaukee Road Building on Main and Wallace, but takes inspiration from the board formed concrete material palette as a base. • The concrete form further serves the design as it provides a structural base and 18 covered parking spaces with a framed structural system for the floors above. 3. A clear order and comprehensive composition is balanced with the need to address the site’s differing contextual considerations from each direction. • The design’s mass, scale, form, and materiality find influence from Bozeman’s Main Street historic core, Wallace Avenue Industrial Heritage zone, and the residential neighborhood and parks. High quality building materials that convey permanence are used throughout the design. • The design encourages walkable connections to residential neighborhoods, with a welcoming pedestrian-oriented street front, as it continues the flows to parks and trails to the south and east. It is designed at the highest level of permanence and quality. 4. It is sited along the B-3 – R-2 zone transition edge and steps down in scale from the north to the south, meeting the 45-degree step back height transition. This façade has additional design elements to soften the building’s edge along the south boundary. See SP220 for the building stepback diagram. • From the north the influence of Main Street’s strong linear urban core is intended for greatest height, density and intensity of use. The site is bordered to the north by B-3 zoning and mixed-use occupancy. The proposed design presents its highest form along this northern boundary, yet steps back in plan and in section from the site of the historic Rouse House on the NW corner. • The transition to the south, and the lower and less dense neighborhood zoning, receives a step down of the building, keeping a setback of 5’-0” from the south property line up to 36’-0”in height, and then steps back an additional 11’-0” from the southern property line at each floor level. • The south façade is layered with design elements to further soften the edge between B-3 intense zoning and R-2 residential zoning. These elements include awnings over windows and opaque railings to provide privacy. Flower boxes planned for the exterior balconies offer a cascade of landscaping as the building steps down to the south, referencing the urban parks. • The Church Avenue façade follows the Storefront block frontage design guidelines, offering a transparent, inviting façade at ground level. Awnings offer weather protection and a spatial framing element to the entry. The proposed design varies mass and scale by stepping back from the Church Avenue NW corner property line to offering framing for the site of the historic Rouse House Event Venue. 9 • The Site Plan Application’s design offers step back in plan and section to offer framing to the historic Rouse House site which also lies in the B-3 zone. The historic Rouse House has undergone renovation and additions and a change in use that adds a contemporary context between the Rouse House site and the proposed design for 112 S Church Avenue. The use has evolved from a private residence to a commercial law firm, to now the Rouse House Micro Event Venue, and welcomes groups of people to enjoy its location as a contemporary gathering space. The Rouse House building maintains its historic presence along its primary façade along Babcock and gathers new form from a contemporary frame outdoor living area to the west and a flat roof contemporary addition to the south. This addition has expansive windows facing west and south, along its secondary facade and uses planter boxes as screens for light and privacy in this urban setting. The proposed design for The Depot at 112 S Church Avenue takes cues from this existing context and adopts this strategy of using landscape as a privacy screen as well. • There is a non-historic structure on the Rouse House site to the south, that further separates the historic structure from the proposed design for 112 S Church Avenue. This structure is clad in brick, and black board and batten streamlined cladding, with no windows facing north, and large expansive glass windows facing west onto Church Avenue. Planter boxes and landscaping are again used for screening as a softening layer between the building and the street. The covered carport is an innovative winged, steel frame, that a pedestrian passes while walking along the eastern edge of Church Avenue. The NW corner of Babcock and Church is defined by a “Vintage Estate” contemporary angled sign cut into the retaining wall, and the site is raised approximately 26” from the sidewalk along Church Ave. This edge is defined by a retaining wall with black rail fencing and planter boxes along the street edge. • The east façade for the proposed design at 112 S Church Ave provides utility, as it faces the alley, but upper floors will have views to Lindley Park and Peet’s Hill. The alley is activated with distinctive changes in materials, a variety in style of windows, yet is setback a varying 5’-0” to 6’-0” from the west property boundary, with landscaping partially along the alley’s edge. 5. The material palette of concrete, historic reclaimed brick, steel panels and divided light windows, ensure a long life for the Church Avenue building, and references historic building practices buildings in the immediate vicinity. • Sustainable systems including triple glazed windows, solar panels, roof gardens, and drought tolerant plantings are ecologically sound building practices planned for the project. • The character of the concrete is borne from historic construction methodology to create concrete textures with cold joints that express the limited amount of concrete that could be poured into a form at one time. Originally concrete was poured in board forms not plywood or contemporary panel forms and The Depot on Church Ave proposes the use of an authentic board concrete base. Fractures and air pockets within the concrete tell the story of construction over time, adding character from historic construction and building practices, not simply copying a style. • Historic reclaimed brick has been salvaged and stored locally for use on this project and holds the character of aged masonry. C. Building Roof Form 1. All roofs are planned as flat roof forms • Extensive decks and balconies are provided in private residential units and from public spaces of the building. Occupiable roof gardens will add human scale to the taller forms. 10 • Green roofs will be employed along the south side of the building as a design element of layering and garden terracing. Cascading plantings from the planter boxes are planned. • Mechanical equipment will be placed on rooftops and screened appropriately, see sheet SP207 Rooftop Plan, building elevation sheets SP300, SP301 & SP302, and MEPF Design Narrative for details. D. Site Design 1. Recognizing the site’s location at the edge of the business core, the front façade invites pedestrian activity through a differentiation of ground cover, landscape buffers, shade trees and site furniture. Bicycle racks will be included on the exterior and covered bike parking is accessible in the covered parking on the ground level. • The building footprint meets the minimum front, side and rear setbacks at the ground level, except for the step back on the NW corner to frame the Historic Rouse House Event Venue. • The building steps back along the north edge at the third floor to offer an inhabitable deck to the north and give further spatial separation for the Historic Rouse House Event Venue. • A lobby and public retail space are proposed for the ground floor and the Storefront Block Frontage design guidelines are followed. • A drought tolerant landscape edge is proposed along the 5’-0” south setback with native grasses, trees, and vines that will climb a portion of the west and south façades, providing a green wall. E. Parking Facilities 1. Enclosed parking is proposed for the building, offering cars, biking, and handicap spaces with vehicle access from the alley along the east boundary line. The garage has 18 parking spaces and 9 covered bike parking spaces. Please see parking calculations on sheet SP000 for parking count requirements. • Additional services offered at ground level through the parking structure in addition to car and bicycle parking are, bicycle repair, a dog wash, package storage, trash and recycling. F. Signs • Although the retail occupant is unknown at this time, the proposed signage will be wall mounted, artful and creative. Vertically mounted antique steel letters are planned, but a separate signage plan and application will be submitted with the building permit submittal. See elevation sheet SP 300 for planned sign size and location. • A residential sign will identify the building to reference Bozeman’s history and create a strong sense of place for the new occupants and visitors. G. Streetscape Alleys • The building is located along the alley’s edge setback and will provide vehicle and pedestrian circulation between Babcock and Curtis Streets • Landscape varies with the setback line, 5-0” to 6’-0” off the alley • Utility meters and vents will be along the alley, see elevation sheet SP300 and MEPF Design Narrative for details. • Architectural character is found through material changes and varying window sizes yet clearly expresses its utilitarian permanence. 11 Streetscape • The streetscape along Church Avenue will provide a key transition between the B-3 zone Main Street Historic District and the R-2 neighborhood district. From Babcock, the Church Avenue sidewalk passes the historic Rouse House Event Venue, the separate brick and metal residential units, the contemporary car port and will meet The Depot building before continuing into the residential neighborhood. The proposed design includes COB approved boulevard trees, bicycle racks, and a COB approved streetlamp. The Depot will support pedestrian activity along this walkway that continues to the Bogert tennis courts, swimming pool, park, and parking lot for access to Peet’s Hill. • Streetscape design will include a variety of awnings, street paving designs, a planting strip, shade trees, streetlamps and flower baskets. H. Landscape Design • Landscape and greening are major design elements in this project and the Site Plan Submission includes greening at edges and cascades down as the building steps down. The design follows the COB Irrigation standards while contributing to a green urban experience. See Landscaped sheets L1.0-L2.7 for details. I. Utility Services • See sheet SP100 for tip pad location point and 50’-0” approach allowance. • Our team met with Russ Ward and received guidance about tip pad heating and location. • Bins may intrude upon ROW temporarily for pick up. • Waste Disposal will travel through the covered garage to the trash receptacles and be serviced by COB trash services from the alley. • Service entrances are located along the alley, and a landscape buffer is designed, although not required by COB BMC. J. Site Furniture • See sheet SP101 for bicycle rack locations and floor mounted bike rack detail. • City approved bicycle racks will be available in front of the building and proposed boulevard trees will be protected with COB approved grates and tree grates. • Exterior furniture cut sheets for the roof terrace include tables and chairs and benches.