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HomeMy WebLinkAboutBlock M Site Plan and Preliminary Plat Application Public Hearing_9 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Doug Riley, Associate Planner Courtney Kramer, Historic Preservation Officer Wendy Thomas, Director of Community Development SUBJECT: The Block M Downtown Residential Infill Project SP/COA File #Z-13072 MEETING DATE: June 10, 2013 AGENDA ITEM TYPE: Action - Quasi Judicial RECOMMENDATION: That the City Commission approves the Site Plan with Certificate of Appropriateness Application, File #Z-13072, for the Block M Downtown Residential Infill Project that includes the demolition three existing residential structures to enable the construction of townhouse style “vertical duplexes” on the property known as Block M of the Original Plat of Bozeman. RECOMMENDED MOTION: “Having reviewed the application materials, considered public comment, and considered all of the information presented, I hereby adopt the findings presented in the staff report for application #Z-13072 and move to approve the site plan with certificate of appropriateness with conditions and subject to all applicable code provisions.” Staff report page references: conditions of approval, page 2; site plan criteria, page 6; code provisions, page 6. City Departments worked cooperatively with the applicants prior to their formal application to address the challenges inherent with this redevelopment/infill project. As a result of this early collaboration and the work of the applicants design team, this shortened the review time and no deviations or variances needed to be requested with the application. BACKGROUND: This application proposes to completely redevelop Block M which is located between North Tracy and North Black Avenues and East Lamme and East Beall Streets. The three existing residential structures, (201 and 207 North Black Avenue and 15 East Lamme Street), on the east side of the block will be demolished or removed. The block will be re-platted, (reviewed under previous Project #P-13010), to accommodate 20 townhouse lots for the development of “vertical duplexes”. The development (subdivision) is proposed in three phases. The first phase contains four lots and associated vertical duplexes in the southwest corner of the block (along East Lamme Street). The second phase will be the remaining units along East Lamme Street. The row of housing along East Beall Street on the north side of the block will 168 then be completed in the final phase. Demolition of the three existing homes on the east side of the block is necessitated as part of the initial phase of development in order to accommodate the necessary mid block drive aisle, (which includes emergency vehicle access provisions), dry utilities and the stormwater infrastructure for the development. The proposed vertical duplexes consist of a sub-grade partial basement, which could be developed into small home occupation space or studio-style dwelling units. The primary residential unit will begin at the half-story “walkup” level and includes two stories of residential and a rooftop terrace area. For purposes of zoning, the structures are classified as apartment buildings under the terms of the Unified Development Code. The Development Review Committee (DRC) recommended unanimous conditional approval of the application at their May 8, 2013 meeting. The Design Review Board (DRB) also recommended unanimous conditional approval of the application at their May 8, 2013 meeting. The DRB staff report and meeting minutes are attached to the staff report. UNRESOLVED ISSUES: Demolition Timing. The demolition of the three existing homes on the east side of the block is necessitated as part of the initial phase of development in order to accommodate the necessary mid block drive aisle, (which includes emergency vehicle access provisions), dry utilities and the stormwater infrastructure for the development. The evaluation and demolition of these structures under the demolition criteria of the code is specifically discussed on page 12 of the attached DRB staff report. As noted in that report, in an effort to prevent the development of blight, typically the City is reticent to issue demolition permits until an application for a building permit has been made and impact fees paid. As the Commission is aware, the City issued a demolition permit for the Bozeman Brewery project following final plan approval, but prior to building permit issuance for the subsequent development. The Brewery development was never issued a building permit and has not been completed to date. Through that process the Commission has given direction to staff that a demolition permit for a contributing historic property should not be granted until a building permit has been issued for construction of the entire project. Given the infrastructure improvements, primarily the drive aisle and stormwater system, necessary as part of this development, this method will not work and Staff determined that the demolition approval and timing should be reviewed and approved by the City Commission as part of the plat and site plan approval. In this case, (as opposed to the Brewery and the Armory Project recently reviewed by the Commission), the three homes on this block are not located in a historic district and are not listed on the National Register of Historic Places. Recommended condition #1 was included to require that prior to the issuance of a demolition permit for any of the three existing residences, the applicant will have first obtained final infrastructure approval from the City for the first phase of the subdivision and will have obtained Final Site Plan and Certificate of Appropriateness approval from the Department of Community Development for this project. This condition was written to address Section 38.16.080 – Demolition or movement of structures or sites within the conservation district. Subsection A.1. of this section states: “Applications for the demolition or movement of structures within the conservation district will not be accepted without a complete submittal for the subsequent development or treatment of the site after the demolition or movement has occurred. The subsequent development or treatment must be approved before a demolition or moving permit may be issued.” The applicant has indicated they intend to request the Commission consider striking the last part of recommended condition #1 (as shown below) in order to assist them with the timing of their 169 project: 1. Prior to the issuance of a demolition permit for any of the three existing residences on the eastern portion of the block, the applicant will have first obtained final infrastructure approval from the City of Bozeman for the first phase of the subdivision reviewed and approved under File #P-13010. and will have obtained Final Site Plan and Certificate of Appropriateness approval from the Department of Community Development for this project. In drafting condition #1, staff believed that obtaining Final Site Plan and Certificate of Appropriateness approval would further demonstrate the applicant’s commitment to the project and would comply with the intent of the code that “the subsequent development or treatment must be approved before a demolition or moving permit may be issued.” ALTERNATIVES: 1. Approve the application with the recommended staff conditions; 2. Approve the application with modifications to the recommended staff conditions; 3. Deny the application based on the Commission’s findings of non- compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. FISCAL EFFECTS: No significant fiscal effect has been identified. Attachments: Staff Report; Design Review Board Staff Report; May 8, 2013 Design Review Board Minutes; Applicant’s submittal materials The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street. Report compiled on: May 30, 2013 170 #Z-13072 Block M SP/COA Staff Report 1 City Commission Staff Report for the Block M - Downtown Residential Infill Project SP/COA File #Z-13072 Item: A Site Plan with Certificate of Appropriateness application that includes the demolition of three existing residential structures to enable the construction of townhouse-style “vertical duplexes” on the property known as “Block M” of the Original Plat of Bozeman. The block is bound by North Tracy and North Black Avenues and East Lamme and East Beall Streets. The subject property is zoned B-3 (Central Business District) and is located within the Neighborhood Conservation Overlay District. Owner: Kenyon Noble Lumber Co., Attn: Ashley Ogle PO Box 1109 Bozeman, MT 59771 Applicant: Block M, LLC, Attn: Andy Holloran, c/o Intrinsik Architecture, Inc. 111 N. Tracy Avenue Bozeman, MT 59715 Representative: Intrinsik Architecture, Inc. Attn: Susan Riggs 111 N. Tracy Avenue Bozeman, MT 59715 Date: City Commission Meeting June 10, 2013 at 6:00 p.m., City Commission Meeting Room, City Hall, 121 North Rouse Avenue, Bozeman, Montana Report By: Doug Riley, Associate Planner Courtney Kramer, Historic Preservation Officer Recommendation: Conditional Approval ______________________________________________________________________________ Project Location Block M of the Original Bozeman Town Plat is the proposed site for this project. The block is located between North Tracy and North Black Avenues and East Lamme and East Beall Streets. It is legally described as Block M, Plat of Bozeman City, and portions of Abandoned Beall Street, located in the NW1/4, Sec. 7, T.2S, R6E, P.M.M., Gallatin County, Montana. Please refer to the vicinity map provided below. 171 #Z-13072 Block M SP/COA Staff Report 2 Proposal This application proposes to completely redevelop Block M. The three existing residential structures, (201 and 207 North Black Avenue and 15 East Lamme Street), on the east side of the block will be demolished or removed. The block will be re-platted, (reviewed under Project #P-13010), to accommodate 20 townhouse lots for the development of “vertical duplexes”. The development (subdivision) is proposed in three phases. The first phase contains four lots and associated vertical duplexes in the southwest corner of the block (along East Lamme Street). The second phase will be the remaining units along East Lamme Street. The row of housing along East Beall Street on the north side of the block will then be completed in the final phase. Demolition of the existing three homes on the east side of the block is necessitated as part of the initial phase of development in order to accommodate the necessary mid block drive aisle, (which includes emergency vehicle access provisions), dry utilities and the stormwater infrastructure for the development. The proposed vertical duplexes consist of a sub-grade partial basement, which could be developed into small home occupation space or studio-style dwelling units. The primary residential unit will begin at the half-story “walkup” level and includes two stories of residential and a rooftop terrace area. For purposes of zoning, the structures are classified as apartment buildings under the term of the Unified Development Code. Numerous City Departments worked with the applicants prior to their formal application in an attempt to address the challenges inherent with such a redevelopment/infill project. As part of this early collaboration and the work of the applicants design team, no deviations or variances needed to be requested with the application. The Development Review Committee (DRC) recommended unanimous conditional approval of the application at their May 8, 2013 meeting. The Design Review Board (DRB) also recommended unanimous conditional approval of the application at their May 8, 2013 meeting. The DRB staff report and meeting minutes are attached to this report. Recommended Conditions of Approval Based on the subsequent analysis, the DRC, DRB and staff find that the application, with conditions and code provisions, is in general compliance with the adopted Growth Policy and the City of Bozeman Surrounding Zoning and Land Uses North: Professional office and multi- household residential: zoned B-3 South: Commercial/retail sales, (former lumber yard): zoned B-3 East: Single household residential: zoned B-3 & R-3 West: Multi-household residential, (former Bozeman Deaconess Hospital): zoned B-3 172 #Z-13072 Block M SP/COA Staff Report 3 Unified Development Code (UDC). The following conditions of approval are recommended. Please note that these conditions are in addition to the required code provisions provided in this report. Department of Community Development Recommended Conditions: 1. Prior to the issuance of a demolition permit for any of the three existing residences on the eastern portion of the block, the applicant will have first obtained final infrastructure approval from the City of Bozeman for the first phase of the subdivision reviewed and approved under File #P- 13010 and will have obtained Final Site Plan and Certificate of Appropriateness approval from the Department of Community Development for this project. 2. The final site plan shall include details for the installation of “No Parking – Fire Lane”, (or other signage approved by the City of Bozeman Fire Department), on each end of the center drive aisle. The property owners’ association documents for the project shall also contain language advising property owners that no vehicle parking or other storage is permitted within the center drive aisle. 3. The final site plan shall include details and a calculation on how the on-site open space requirements of Section 38.27.020.E are to be met in accordance with the open space options (e.g. green roof decks, balconies, etc.) available within said section. 4. The applicant shall will work with the City Forester on measures for the protection of existing boulevard trees during construction of the project and the method for said tree protection shall be noted on the final site and landscaping plan. 5. That the applicant upon submitting the final plan for approval by the Community Development Director and prior to issuance of a building permit, will also submit a written narrative outlining how each of the conditions of approval and code provisions have been satisfied. Design Review Board Recommended Conditions: 6. A color palette for the buildings that includes actual material samples and color chips shall be submitted for review and approval by the Planning Office as part of Final Site Plan approval in order to verify compliance with the Preliminary Site Plan submittal, the Design Objectives Plan guidelines and that no shiny materials are being proposed that may impact adjacent residential properties or public streets. The materials/color palette shall be presented on a board no larger than 24” x 36” and contain all the primary materials to be utilized on the building including window frames/glazing and doors (incl. garage). All final building elevations and details shall be keyed to the color palette to delineate where each individual building material and color is specified. The palette shall be returned to the applicant following approval. 7. The updated Montana Property Record Forms will be substantially finalized prior to approval of the Demolition Permit. This includes appropriate photographic documentation of the residential structures and associated accessory buildings. Three copies of the final Montana Property Record Forms for each property will be submitted to Bozeman’s Historic Preservation Officer prior to approval of the Occupancy Permit. The HPO will retain one copy, send one to Bozeman’s Pioneer Museum and the last to the Montana State Historic Preservation Office. 8. The final plan application shall indicate the location of all exterior mechanical equipment. BMC Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment shall be incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be screened with walls, fencing or plant materials. The final plan shall contain a notation that “No ground mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and will be properly screened with an opaque solid wall and/or adequate landscape 173 #Z-13072 Block M SP/COA Staff Report 4 features. All rooftop mechanical equipment shall be incorporated into the roof form or screened in an approved rooftop enclosure.” Engineering Department Recommended Conditions: 9. All lots proposed for development shall pay cash-in-lieu of water of rights. The developer may also provide a transfer of the equivalent required water rights. Any water right proposed to be transferred to city ownership should be submitted for review as early as possible so the value can be determined without hindering the final plat process. The necessary water rights or cash-in- lieu for all residential lots must be provided at the time of development. Credit will be provided for any existing water service lines that currently serve the property. 10. An access easement shall be provided for the center access drive to accommodate all necessary services, maintenance of facilities, and access for residents and visitors. 11. The phasing of the development shall be closely coordinated with the City Engineering office such that any street improvements for the development will correspond and potentially partner with other downtown improvements completed by the City. If the timing of these improvements cannot be coordinated with other public downtown improvements and the developer completes these improvements as part of an approved plan, the developer will work with the City to determine an adequate means of credit for those improvements. 12. Project phasing shall be clearly defined on the infrastructure plans and specifications including installation of infrastructure. 13. If concurrent construction will be used in the development of this subdivision, all criteria in UDC section 38.39.030.C.1 must be met. In addition a formal request for concurrent construction must be received during this review of the preliminary plat. ZONING DESIGNATION AND LAND USES The subject property is zoned “B-3” (Central Business District). The intent of the B-3 District is “to provide a central area for the community's business, government service and cultural activities. Uses within this district should be appropriate to such a focal center with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district.” The former Bozeman Deaconess Hospital complex is located immediately to the west. To the immediate north is an office building and the North Black Row townhouse development. The North Tracy Historic District, on the National Register of Historic Places, begins a half block north of East Beall Street. To the north and east is a residential neighborhood composed of primarily modest scale single and multiple dwelling units. Block M is a transition area between the residential neighborhood and the commercial uses found in the B-3 district, anchored by the Main Street Historic District immediately to the south. This property is also located within the Neighborhood Conservation Overlay District. The intent and purpose of this historic district designation is “to stimulate the restoration and rehabilitation of structures, and all other elements contributing to the character and fabric of established residential neighborhoods and commercial or industrial areas. New construction will be invited and encouraged provided primary emphasis is given to the preservation of existing buildings and further provided the design of such new space enhances and contributes to the aesthetic character and function of the property and the surrounding neighborhood or area. Contemporary design will be encouraged, 174 #Z-13072 Block M SP/COA Staff Report 5 provided it is in keeping with the above-stated criteria, as an acknowledged fact of the continuing developmental pattern of a dynamic, changing community.” ADOPTED GROWTH POLICY DESIGNATION The property is designated as “Community Core” in the Bozeman Community Plan. The Plan indicates that “the traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street.” ADOPTED DOWNTOWN PLAN This property is located within the boundaries of the Downtown Bozeman Improvement Plan, which is an adopted sub-area (neighborhood) plan of the Bozeman Community Plan. Specific to this proposal, the plan states that “downtown revitalization requires property rehabilitation, new development, and injections of new capital…”. The plan also indicates that the area containing Block M is denoted for “Residential Emphasis” as part of the North Village District (see District Map shown below). DOWNTOWN IMPROVEMENT PLAN NORTH VILLAGE DISTRICT (RESIDENTIAL EMPHASIS) North Village The Downtown Plan states that “this area of downtown has the greatest potential to become a new urban neighborhood, filled with hundreds of dwelling units of all different types, unique public spaces, landscaped alleyways, and small service businesses aimed at local residents both within and near Block M N 175 #Z-13072 Block M SP/COA Staff Report 6 downtown. The presence of significant housing is the most critical missing piece of Bozeman’s downtown, and for it to be vital and sustainable over time, housing should be developed in great numbers and varieties, at all price-points, both rental and for-sale. This recommendation is a “cornerstone” of this plan. The very future of downtown is dependent upon the successful development of housing -- both for people in the community who wish to stay but downsize as well as for newcomers.” One of the key strategies of the Downtown Plan is to “BUILD HUNDREDS OF UNITS OF HOUSING” The Housing section of the Plan states that “a healthy downtown must attract people to live, work and play. Housing plays a key role in this formula for success, since attracting more people to live downtown establishes a base to support downtown businesses, allowing retailers such as restaurants and other shops to thrive. Today, Downtown Bozeman includes only a small amount of housing, with a limited range of housing types. Nationally, market-rate residential development has been a powerful force in bringing new life and economic support to downtowns. This plan includes a preliminary examination of the downtown area through this lens, identifying opportunity areas, and testing the feasibility of these locations for a range of downtown residential development types. As mentioned previously, attracting downtown residential development to Bozeman can help accomplish many goals at the same time: • Provide a new use for many downtown properties currently underutilized; • Increase the customer base for existing businesses and provide the spending power to attract new businesses and cultural activities; and • Add more people downtown at all times of the day, increasing safety, and providing an expanded base of support for future improvements, events, and activities.” Review Criteria & Staff Findings Section 38.19.100 Plan Review Criteria In considering applications for site plan approval under this title, the Community Development Director, City Commission, Development Review Committee, and when appropriate, the Administrative Design Review Staff, the Design Review Board or Wetland Review Board shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy This redevelopment proposal for residential infill development is in conformance with the Bozeman Community Plan and the Downtown Improvement Plan. As noted above, this block is designated for “residential emphasis” as part of the North Village District of the Downtown Improvement Plan in order to provide increased residential opportunities in this area in order to support the continued vitality of Downtown. 2. Conformance to this title, including the cessation of any current violations The final site plan and certificate of appropriateness shall comply with the standards identified in the UDC. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. The following requirements of the UDC shall be addressed with the final site plan and certificate of appropriateness application: a. Section 38.19.120 requires the applicant to submit seven (7) copies a final plan within 6 months of preliminary approval containing all of the conditions, corrections and modifications to be reviewed and approved by the Department of Community Development. 176 #Z-13072 Block M SP/COA Staff Report 7 b. Section 38.19.160 states that a building permit must be obtained prior to construction. Building permits will not be issued until the final plan is approved. c. Section 38.23.150 requires a lighting plan for all on-site lighting including all building mounted lights and must be included in the final site plan submittal. 38.23.150.D.7.e states that the maximum illumination measured in footcandles at the property line shall not exceed 0.3 onto adjacent residential properties and 1.0 onto adjacent and public rights-of-way d. Section 38.23.170.A.4 requires that a construction management plan be submitted with the formal submittal including a construction trash enclosure. For applications other than those classified as sketch plan review, the applicant shall designate a temporary enclosed refuse storage area on the site plan, including a typical detail with dimensions and type of materials, for the storage and collection of building material debris during the construction phase of the project, and that said debris area is shown accordingly on the final site plan. e. Section 38.34.100 states that a building permit shall be obtained within one year of final approval, or said approval shall become null and void. Prior to the lapse of one year, the applicant may seek an extension of one additional year from the Community Development Director. f. Section 38.39.030 requires that the applicant shall provide for private improvements certification by the architect, landscape architect, engineer and other applicable professionals that all improvements including, but not limited to landscaping, ADA accessibility requirements, private infrastructure, or other requirement elements were installed in accordance with the approved site plan, plans and specifications. g. Section 38.39.060 indicates that if occupancy of any structure is to occur prior to the installation of all required on-site improvements, the Improvements Agreement must be secured by a method of security equal to one and one-half times the amount of the estimated cost of the scheduled improvements not yet installed. Said method of security shall be valid for a period of not less than twelve (12) months; however, the applicant shall complete all on-site improvements within nine (9) months of occupancy to avoid default on the method of security. h. The Final Site Plan shall be adequately dimensioned. A complete legend of all line types used shall also be provided. i. A Stormwater Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to remove solids, silts, oils, grease, and other pollutants must be provided and approved by the City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot elevations) and shall include calculations for stormwater runoff and sizing of stormwater piping. A Storm Water Management Permit (SMP) must be submitted and approved by the City Engineer prior to Final Site Plan Approval. The SMP requires submittals of an application form and a Storm Water Management Plan in compliance with the City of Bozeman’s Storm Water Management Ordinance #1763. The SMP is independent of any other storm water permitting required from the State of Montana, and does not fulfill the requirement to obtain a Storm Water Pollution Prevention Plan (SWPPP) if they are required for this development. j. Plans and Specifications for any fire service line must be prepared in accordance with the City's Fire Service Line Policy by a Professional Engineer (PE), and be provided to and approved by the City Engineer prior to initiation of construction of the fire service or fire protection system. The applicant shall also provide Professional Engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. 177 #Z-13072 Block M SP/COA Staff Report 8 k. The location of existing water and sewer mains shall be properly depicted, as well as nearby fire hydrants. l. Sewer and water services shall be shown on the FSP and approved by the Water/Sewer Superintendent. City of Bozeman applications for service shall be completed by the applicant. In previous submittals the water and sewer services were shown in different locations as shown on the current site plan. Please verify that what is shown on the current site plan is correct. m. All existing utility and other easements must be shown on the FSP. n. Adequate snow storage area must be designated outside the sight triangles, but on the subject property (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office or an agreement is in place to haul snow off-site). Any private agreement for snow removal must specify that no snow will be plowed into the public right of way or neighboring lots without a snow storage easement. o. Drive approach and public street intersection sight triangles shall be free of plantings which at mature growth will obscure vision within the sight triangle. p. The drive approaches shall be constructed in accordance with the City's standard approach (i.e., concrete apron, sidewalk section and drop-curb) and shown as such on the FSP. q. All trees must be at least 10 feet from any public utilities or service lines. All public utilities and services lines must be shown on the Final Landscaping plan. r. The applicant shall submit a construction route map dictating how materials and heavy equipment will travel to and from the site in accordance with section 38.39.020.A.1 of the Unified Development Ordinance. This shall be submitted as part of the final site plan for site developments, or with infrastructure plans for subdivisions. It shall be the responsibility of the applicant to ensure that the construction traffic follows the approved routes. s. All construction activities shall comply with section 38.39.020.A.2 of the Unified Development Ordinance. This shall include routine cleaning/sweeping of material that is dragged to adjacent streets. The City may require a guarantee as allowed for under this section at any time during the construction to ensure any damages or cleaning that are required are complete. The developer shall be responsible to reimburse the City for all costs associated with the work if it becomes necessary for the City to correct any problems that are identified. t. The Montana Department of Fish, Wildlife and Parks, SCS, Montana Department of Environmental Quality and Army Corps of Engineer’s shall be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to plan and specification approval. u. If construction activities related to the project result in the disturbance of more than 1 acre of natural ground, an erosion/sediment control plan may be required. The Montana Department of Environmental Quality may need to be contacted by the Applicant to determine if a Stormwater Discharge Permit is necessary. If a permit is required by the State, the Developer shall demonstrate to the City full permit compliance. 3. Conformance with all other applicable laws, ordinances, and regulations The final plan will be reviewed to ensure compliance with this section. The plans will be further 178 #Z-13072 Block M SP/COA Staff Report 9 evaluated against the requirements of the International Building Code at the time application is made for a building permit. 4. Relationship of site plan elements to conditions both on and off the property As evidenced by the existing blend of land uses in proximity to Block M, this project is located in a transition area between the Downtown commercial area and residential areas to the north. The B-3 zoning of the property affords significant flexibility in terms of zoning standards for redevelopment of the subject property. This includes no specified lot area or lot width, no specified setbacks (yards) or lot coverage and reduced parking requirements. By way of the code amendment passed by the Commission approximately two years ago, parkland dedication requirements are addressed via the “cash donation in-lieu of land dedication” provisions of the Code. This also helps to assist such a residential infill/redevelopment project by not requiring “on-site” parkland dedication. The proposed site plan details that all units will face East Lamme and East Beall Streets and the corner units will also appropriately address the North Black and North Tracy streetscapes. Vehicular access and parking for the site is proposed via a center drive aisle (which functions much like an alley) through the center of the site. The site plan also includes small yards on North Black and North Tracy Avenues to serve as a transition from the Downtown area to the residential neighborhoods to the north. Even though the buildings are designed as a continuous row along East Lamme and East Beall Streets, (like traditional row houses), there are designed breaks in the building massing above the ground floor level to accommodate side facing windows and to provide architectural variety. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions The UDC requires one parking space per dwelling within the B-3 District. With 40 dwelling units possible, (depending on the use of the lower level apartment/flex space), 40 spaces are required. The site plan details that 40 spaces are provided via the attached two garages which are accessed off the center drive aisle. These garage spaces have been designed to meet the City’s internal dimensional and back up maneuverability requirements. There is also on-street parking on the adjacent street frontages. Bicycle parking/storage areas have been incorporated into the front patio areas for individual units. In consultation with the Fire Department, recommended condition #2 has been included to assure that no parking or other storage occurs within the center drive aisle that may impede emergency response to any of the units, particularly since there is parking in the garage units accessed only via the center drive aisle. This condition also assists the City Sanitation Division in providing trash services to the individual units. A traffic study was not required by the Engineering Department for this project due to its residential nature and the adequacy of the existing street network to accommodate the traffic generation from the proposed use. Waivers of right to protest were conditioned as part of subdivision for the intersections of North Black/East Mendenhall and North Tracy/East Mendenhall in the event this and other future development degrade the level of service for those intersections. 6. Pedestrian and vehicular ingress and egress There are existing boulevard sidewalks along the adjacent street frontages and these will be retained or replaced as part of redevelopment. The individual units will have six foot sidewalk/patio connections to the surrounding sidewalks. The proposed vehicular access to the site is via a center drive aisle, (which functions like an alley), connecting to North Tracy and North Black Avenues. There is no vehicular access proposed from East Lamme or East Beall Streets. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation 179 #Z-13072 Block M SP/COA Staff Report 10 As a residential project with units on individual lots, the landscaping performance/point system of the UDC for site plans do not apply. However, the applicant has proposed a creative landscaping plan for this type of urban residential project. This includes recessed patios with planters and boulevard lawn grass and street trees. There are also additional lawn and foundation plantings proposed for the four corner units to assist with the transition to the other residential areas to the north. There are several large existing boulevard trees located on the west side of the block along North Tracy Avenue. The City Forester has commented on the protection of those trees not required to be removed as part of redevelopment. Recommended condition #4 states that the applicant shall work with the City Forester on measures for the protection of existing boulevard trees during construction of the project and the method for said tree protection shall be noted on the final site and landscaping plan. 8. Open space The UDC requires on-site open space, (separate from the dedicated parkland requirement), to serve the residential units and provides several options for meeting the requirement. The applicant has indicated their intent to provide the required open space through the use of rooftop decks and small front plaza areas. Recommended condition #3 states that the final site plan shall include details and a calculation on how the on-site open space requirements of Section 38.27.020.E are to be met in accordance with the open space options (e.g. green roof decks, balconies, etc.) available within said section. 9. Building location and height The buildings are logically located to face both East Lamme and East Beall Streets with a center drive aisle between them down the length of the block to provide vehicular access as well as dry utilities and sanitation provisions. The corner units have also been designed to architecturally address the corner side yard streetscapes as well. Section 38.10.060 “Building Height” of the UDC establishes a maximum height of 70 feet in the B-3 zoning district if the property is located outside of the Main Street Historic District core area. The application proposes a maximum height of 37 feet 6 inches from grade to the top of the stair tower(s). 10. Setbacks There are no minimum yards (setbacks) prescribed in the B-3 District for this location. The applicant, however, has placed the buildings with a small setback off East Lamme and East Beall Streets to provide some separation from the street and provide patio areas. In addition, the corner units have increased setbacks from North Black and North Tracey Avenues to assist with the transition to the other residential areas to the north. 11. Lighting The existing non-conforming lighting on the site is proposed to be removed as part of redevelopment. No new street lighting is proposed at this time and City regulations do not require lighting at the intersection of local streets. The applicant indicates that only minimal lighting is proposed to ensure that porches, stairs and garage doors are safely lit without any excessive or obtrusive lighting to negatively impact the neighborhood. As noted in the cited code provisions, Section 38.23.150 requires a lighting plan for all on-site lighting including all building mounted lights and must be included in the final site plan submittal. Section 38.23.150.D.7.e states that the maximum illumination measured in footcandles at the property line shall not exceed 0.3 onto adjacent residential properties and 1.0 onto adjacent and public rights-of-way. 12. Provisions for utilities, including efficient public services and facilities The applicant has provided the necessary water and sewer design report for review by the City Water/Sewer and Engineering Departments. It has been determined that water and sewer capacity exist 180 #Z-13072 Block M SP/COA Staff Report 11 to serve the proposed development. The proposed water and sewer services for the proposed lots along East Lamme Street will be from the existing mains within that street right-of-way. The proposed lots along East Beall Street will require construction of a new sewer main to serve those lots. Final approval of the water distribution system and sewage collection/disposal system will be obtained through normal approval procedures of preliminary and final plat review by the City Engineer’s Office, Superintendent of Water/Sewer, and Montana Department of Environmental Quality. Private (dry) utility connections will be provided through the center of the block from the center drive aisle and easement. The applicant’s design team met with both the City Fire and Sanitation Departments early in the design process to assure that the center drive aisle was configured to accommodate emergency as well as sanitation vehicles. Recommended condition #2 addresses signage for the ends of this drive aisle to assure emergency and sanitation vehicle access is assured. As noted in recommended condition #9, the applicant will have to provide cash in-lieu of water rights. The developer may also provide a transfer of the equivalent required water rights. Any water right proposed to be transferred to city ownership should be submitted for review as early as possible so the value can be determined without hindering the final approval process. The necessary water rights or cash-in-lieu for all residential lots must be provided at the time of development. Credit will be provided for any existing water service lines that currently serve the property. 13. Site surface drainage This project has been designed with the stormwater facility located in the center drive aisle. The preliminary stormwater design exceeds the City’s stormwater requirements. The majority of the stormwater runoff will be contained within an underground storage/treatment vessel. The Storm Water Management Permit (SMP) must be submitted and approved by the City Engineer prior to final plan approval. The SMP is independent of any other storm water permitting required from the State of Montana. 14. Loading and unloading areas No formal loading and unloading areas are required with the proposed residential project. 15. Grading Relatively minor grading of the site is anticipated with this application in order to accommodate new stormwater drainage provisions. 16. Signage No signage is requested as part of this application. 17. Screening A code provision (included in recommended condition #8) requires all mechanical equipment locations and screening methods to be shown on the final plans and buildings elevations, and that they be properly screened with physical/opaque screening and/or be integrated into the building. 18. Overlay district provisions The site is located within the Neighborhood Conservation Overlay District. Administrative Design Review staff and the DRB have reviewed the proposal for conformance with the Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District. Staff and the DRB find the proposal, as conditioned, to be in conformance with the 2006 Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay. The detailed findings can be found in the staff report to the DRB attached to this report. The DRB unanimously recommended approval of the application at their May 8, 2013 meeting. 181 #Z-13072 Block M SP/COA Staff Report 12 19. Other related matters, including relevant comment from affected parties As of the writing of this report, no public comment has been received in response to the noticing of the project. Any comments received prior to the public hearing will be forwarded to the Commission. Note: Prior to their formal application, the applicant and their design team hosted an open house for the property owners and residents in the area to obtain initial feedback on the project in an effort to assist them with the design and any concerns with the project. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming or The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. This site plan and certificate of appropriateness is being closely coordinated with a subdivision application (Project #P-13010) to reconfigure the property for townhome construction. Easements for utilities, access, maintenance, etc. are being coordinated with that subdivision and the associated property owner documents for the project as appropriate for a townhouse type project. 21. Compliance with article 8 of chapter 10 of this Code The Workforce Housing Ordinance (Ordinance 1710) had been suspended by the City Commission while the City completed a housing needs assessment and recommendations for changes to the affordable housing program were made based on that study. The City Commission is set to reconsider this program and the Ordinance at its June 3, 2013 meeting. The applicants for this project were not advised at the time of the pre-application plan review of any applicable affordable housing requirements. 22. Phasing of development The applicant is proposing to phase the project with construction beginning in the southwest corner of the block along East Lamme Street. They would then proceed east to finish the row along East Lamme Street before proceeding to the row along East Beall Street where they will install a new sewer main in East Beall Street. Staff has encouraged the applicant to complete as many units as possible as part of each phase in order to minimize the disruption to the adjacent streets and neighborhood. The Public Works Department has been in discussions with the applicant in attempting to coordinate the necessary repaving of the streets, (following the street cuts for sewer and water connections), with other Downtown street projects being completed by the City. Most notably, coordinating the timing with the reconstruction of East Mendenhall would allow for a partnership with the applicant to achieve monetary efficiency and reduce neighborhood disruptions. Recommended condition #11 from the Engineering Department addresses this coordination effort. As previously indicated, demolition of the three existing homes on the east side of the block is necessitated as part of the initial phase of development in order to accommodate the necessary mid block drive aisle, (which includes emergency vehicle access provisions), dry utilities and the stormwater infrastructure for the development. The evaluation and demolition of these structures under the demolition criteria of the code is specifically discussed on page 12 of the attached DRB staff report. As noted in that report, in an effort to prevent the development of blight, typically the City is reticent to issue demolition permits until an application for building permit has been made and impact fees paid. Given the infrastructure improvements, (primarily the drive aisle and stormwater system), necessary 182 #Z-13072 Block M SP/COA Staff Report 13 with this particular development, this method will not work. Staff determined that the demolition approval and timing would be reviewed and approved by the City Commission as part of the plat and site plan approval. In this case, recommended condition #1 was included to require that prior to the issuance of a demolition permit for any of the three existing residences on the eastern portion of the block, the applicant will have first obtained final infrastructure approval from the City of Bozeman for the first phase of the subdivision reviewed and approved under File #P-13010 and will have obtained Final Site Plan and Certificate of Appropriateness approval from the Department of Community Development for this project. This condition was written to address Section 38.16.080 – Demolition or movement of structures or sites within the conservation district. Subsection A.1. of this section states: “Applications for the demolition or movement of structures within the conservation district will not be accepted without a complete submittal for the subsequent development or treatment of the site after the demolition or movement has occurred. The subsequent development or treatment must be approved before a demolition or moving permit may be issued.” The applicant has indicated they intent to request that the Commission consider striking the last part of recommended condition #1 (as noted below) in order to assist them with the timing of their project: 1. Prior to the issuance of a demolition permit for any of the three existing residences on the eastern portion of the block, the applicant will have first obtained final infrastructure approval from the City of Bozeman for the first phase of the subdivision reviewed and approved under File #P-13010. and will have obtained Final Site Plan and Certificate of Appropriateness approval from the Department of Community Development for this project. The timing of demolition and phasing of construction was also a discussion item of the DRB as noted on page 4 of their attached minutes. Conclusion/Recommendation The DRC, DRB and staff have reviewed the Block M – Downtown Residential Infill Project Site Plan with Certificate of Appropriateness application and recommends to the City Commission approval of said application with the conditions and code provisions outlined in this staff report. Staff has identified various code provisions that are currently not met by this application. Some or all of these items are listed in the findings of this staff report. The applicant must comply with all provisions of the Bozeman Unified Development Code, which are applicable to this project, prior to receiving final plan approval. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. Attachments: DRB Staff Report; May 8, 2013 DRB minutes; Applicant’s Submittal Materials. Report Sent to: Kenyon Noble Lumber Co., Attn: Ashley Ogle, PO Box 1109, Bozeman, MT 59771 Block M, LLC, Attn: Andy Holloran, c/o Intrinsik Architecture, Inc., 111 N. Tracy Avenue Bozeman, MT 59715 Intrinsik Architecture, Attn: Susan Riggs, 111 N Tracy Avenue, Bozeman, MT 59715 183 DESIGN REVIEW BOARD STAFF REPORT Block M Redevelopment Site Plan COA w/ Demolition FILE NO. #Z-13072 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 1 Item: A Site Plan with Certificate of Appropriateness application that includes the demolition of three existing residential structures to enable the construction of townhouse-style “vertical duplexes” on the property known as “Block M” of the Original Plat of Bozeman. The block is bound by North Tracy and North Black Avenues and East Lamme and East Beall Streets. The subject property is zoned B-3 (Central Business District) and is located within the Neighborhood Conservation Overlay District. Owner: Kenyon Noble Lumber Co., Attn: Ashley Ogle PO Box 1109 Bozeman, MT 59771 Applicant: Block M, LLC, Attn: Andy Holloran, c/o Intrinsik Architecture, Inc. 111 N. Tracy Avenue Bozeman, MT 59715 Representative: Intrinsik Architecture, Inc. Attn: Susan Riggs 111 N. Tracy Avenue Bozeman, MT 59715 Date: Design Review Board meeting on May 8, 2013, 5:30 pm in the Professional Office Building, 20 East Olive Street, Bozeman, Montana. Report By: Doug Riley, Associate Planner Courtney Kramer, Historic Preservation Officer Recommendation: Conditional Approval ____________________________________________________________________________________ PROJECT LOCATION Block M of the Original Bozeman Town Plat is the proposed site for this project. The block is located between North Tracy and North Black Avenues and East Lamme and East Beall Streets. It is legally described as Block M, Plat of Bozeman City, & Portions of Abandoned Beall Street, located in the NW1/4, Sec. 7, T.2S, R6E, P.M.M., Gallatin County, Montana. Block M is uniquely shaped; it’s not quite a full block of width from north to south. This is likely related to a detail of the original town plat, which should have anticipated another half block to the north and Beall Street as an alley. The block is wider along North Tracy Avenue than it is along North Black Avenue. 184 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 2 ZONING DESIGNATION AND LAND USES The subject property is zoned “B-3” (Central Business District). The intent of the B-3 Central Business District is “to provide a central area for the community's business, government service and cultural activities. Uses within this district should be appropriate to such a focal center with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district”. The following land uses and zoning are adjacent to the subject property: The former Bozeman Deaconess Hospital complex is located immediately to the west. To the immediate north is an office building and the North Black Row townhouse development. The North Tracy Historic District, on the National Register of Historic Places, begins a half block north of East Beall Street. To the north and east is a residential neighborhood composed of primarily modest scale single and multiple dwelling units. Block M is a transition point between the residential neighborhood and the commercial uses found in the B-3 district, and anchored by the Main Street Historic District immediately to the south. This property is also located within the Neighborhood Conservation Overlay District. The intent and purpose of this historic district designation is “to stimulate the restoration and rehabilitation of structures, and all other elements contributing to the character and fabric of established residential neighborhoods and commercial or industrial areas. New construction will be invited and encouraged provided primary emphasis is given to the preservation of existing buildings and further provided the design of such new space enhances and contributes to the aesthetic character and function of the property and the surrounding neighborhood or area. Contemporary design will be encouraged, provided it is in keeping with the above-stated criteria, as an acknowledged fact of the continuing developmental pattern of a dynamic, changing community.” PROPOSAL The application proposes to completely redevelop Block M. The three existing residential structures on Surrounding Zoning and Land Uses North: Professional office and multi- household residential: zoned B-3 South: Commercial/retail sales, (former lumber yard): zoned B-3 East: Single household residential: zoned B-3 West: Multi-household residential, (former Bozeman Deaconess Hospital): zoned B-3 185 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 3 the east side of the block will be demolished or removed. The block will be re-platted to accommodate 20 townhouse lots for the development of “vertical duplexes”. The development (subdivision) is proposed in three phases. The first phase contains four lots and associated vertical duplexes in the southwest corner of the block (along East Lamme Street). The second phase will be the remaining units along East Lamme Street. The row of housing along East Beall Street on the north side of the block will then be completed in the final phase. Demolition of the existing three homes on the east side of the block is necessitated as part of the initial phase of development in order to accommodate the necessary mid block drive aisle, (which includes emergency vehicle access provisions), dry utilities and the necessary stormwater infrastructure for the development. The vertical duplexes consist of a sub-grade partial basement, which could be developed into small home occupation space or studio-style dwelling units. The primary residential unit will begin at the half- story “walkup” level and includes two stories of residential and a rooftop terrace area. The B-3 zoning designation establishes a minimum requirement of one off-street parking space per dwelling unit. Two garage parking spaces are provided for each unit which are accessed from the internal drive aisle through the center of the block. On street parking will also be available. No deviations, variances or conditional use permits are requested with this application. The recommendations of both the Development Review Committee (DRC) and the Design Review Board (DRB) will be forwarded to the City Commission for a final decision. The project exceeds the thresholds for administrative design review and thus the DRB will be responsible for a recommendation to the City Commission on the application. ADOPTED GROWTH POLICY DESIGNATION The property is designated as “Community Core” in the Bozeman Community Plan. The Plan indicates that “the traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street.” ADOPTED DOWNTOWN PLAN Very importantly, this property is also located within the boundaries of the City’s Downtown Bozeman Improvement Plan, which is an adopted sub-area (neighborhood) plan of the Bozeman Community Plan. Specific to this proposal, this plan indicates that “downtown revitalization requires property rehabilitation, new development, and injections of new capital…”. The plan also indicates that the area containing Block M is denoted for “Residential Emphasis” as part of the North Village District (see below map from the Downtown Improvement Plan). 186 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 4 North Village The Plan states that “this area of downtown has the greatest potential to become a new urban neighborhood, filled with hundreds of dwelling units of all different types, unique public spaces, landscaped alleyways, and small service businesses aimed at local residents both within and near downtown. The presence of significant housing is the most critical missing piece of Bozeman’s downtown, and for it to be vital and sustainable over time, housing should be developed in great numbers and varieties, at all price-points, both rental and for-sale. This recommendation is a “cornerstone” of this plan. The very future of downtown is dependent upon the successful development of housing -- both for people in the community who wish to stay but downsize as well as for newcomers.” One of the key strategies of the Downtown Improvement Plan is to “BUILD HUNDREDS OF UNITS OF HOUSING” The Housing Section of the Plan states that “a healthy downtown must attract people to live, work and play. Housing plays a key role in this formula for success, since attracting more people to live downtown establishes a base to support downtown businesses, allowing retailers such as restaurants and other shops to thrive. Today, Downtown Bozeman includes only a small amount of housing, with a limited range of housing types. Nationally, market-rate residential development has been a powerful force in bringing new life and economic support to downtowns. This plan includes a preliminary examination of the downtown area through this lens, identifying opportunity areas, and testing the feasibility of these locations for a range of downtown residential development types. As mentioned previously, attracting downtown residential development to Bozeman can help accomplish many goals at the same time: • Provide a new use for many downtown properties currently underutilized; • Increase the customer base for existing businesses and provide the spending power to attract new businesses and cultural activities; and Block M 187 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 5 • Add more people downtown at all times of the day, increasing safety, and providing an expanded base of support for future improvements, events, and activities.” Review Criteria and Staff Findings Staff has reviewed the application against the required criteria for a Certificate of Appropriateness application. Administrative Design Review Staff offers the following comments for the DRB’s consideration. BMC Section 38.16.050 “Standards for Certificates of Appropriateness” A. All work performed in completion of an approved Certificate of Appropriateness shall be in conformance with the most recent edition of the Secretary of Interior’s (SOI) Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995), 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 or at: http://www.nps.gov/hps/tps/standguide/ ). The application proposes demolition of existing structures and new construction. The SOI Standards and Guidelines are not applicable. 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, shall focus upon the following: 1. Height; BMC Sec. 38.10.060 “Building Height” establishes a maximum height of 70 feet in the B-3 zoning district if the property is located outside of the Main Street Historic District core area. The application proposes a maximum height of 37 feet 6 inches from grade to the top of the stair tower. The “North Black Row” development on the block immediately to the north includes a taller building at the southern terminus. The former Bozeman Deaconess Hospital Complex to the west also includes taller buildings. Kenyon Noble Lumber is on the lot immediately to the south and includes a two-story massing. The residential neighborhood to the north and east of Block M is primarily composed of one, one-and-one-half or two story structures. 2. Proportions of doors and windows; The application proposes windows of a contemporary size and configuration. Though the location (off-centered) of the window units, as well as the size is not “traditional,” the overall solid-to-void ratio is of a traditional scale for the neighborhood. Larger surfaces of glass are divided into smaller panes, though in an untraditional manner. Staff is uncertain what the clouded portions of the window openings consist of. Section(s) from the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District: 188 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 6 G. Solid-to-Void Ratio Policy: 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 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: 1. Use a ratio of solid-to-void (wall-to-window) that is similar to that found on historic structures in the district. • Large surfaces of glass may be inappropriate. Divide large glass surfaces into smaller panes similar to those seen traditionally. 6. The proportions of window and door openings should be similar to those used traditionally in the neighborhood. • This will help maintain the established ratio of wall-to-window and reinforce the traditional scale of the building. • Large expanses of glass are discouraged. • Divide large glass surfaces into smaller windows to reduce their perceived scale. 3. Relationship of building masses and spaces; The application proposes five primary structures (paired units) on the south side of the internal drive aisle and five primary structures (paired units) on the north side of the internal drive aisle. Each structure houses two “vertical duplexes.” The design locates front doors on all four streetscapes, which helps to give the development a sense of connectivity to the surrounding neighborhood. New curb and gutter will be installed along East Beall Street. All of Block M will be given curb, gutter, a landscape strip and new street trees. The buildings are designed with a semi-basement, over which the primary two-to-three story massing is located. A variety of entry porches, vestibules and sunken patio spaces provide transition from the street and sidewalk to the private space of the dwelling unit. Landscape beds and vertical landscaping will help soften the transition to private space as well. Parking access for the residential units will be provided through the interior shared access drive. Garage doors will not be visible from Beall or Lamme Streets, and only barely visible from North Black or North Tracy Avenues. Section(s) from the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District: D. Streetscape Policy: Maintain the traditional character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. 3. Continue the use of planting strips. • 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. 189 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 7 • If new detached sidewalks are installed in the neighborhood, new planting strips should be provided. 4. 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. • Any new developments should include street trees. • The historic urban design character for street tree placement should be considered when enforcing city street standards. A. Hierarchy of Public and Private Space Policy: 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. Guidelines: 1. Provide a front yard similar in character to its neighbors when possible. • The front yard should be maintained in a traditional manner, with planting material, and not covered with paving or large outdoor decks. 2. Provide a walkway from the street to the building. • A walkway running from the street to the front porch provides unity to the streetscape. Where a walkway has been an element of the hierarchy, this should continue. 3. Orient the front porch to the street. • While the porch serves as a transition area from the street to the house, it is also an essential element of the streetscape: It provides human scale to the house; it offers interest to pedestrians; and it is a catalyst for personal interaction. • This should not be interpreted to exclude side porches. 4. Clearly define the primary entrance by using a front porch. • The porch should be "functional," in that it is used as a means of access to the entry 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 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 within all corridors. • Include existing vegetation as a part of a landscape design scheme where appropriate. • In development areas, healthy trees and vegetation clusters should be identified for preservation. Special consideration should be given to mature trees, 6” or greater in diameter, and to vegetation clusters with significant visual impact. Vegetation designated for preservation should be incorporated into new development site design to the maximum extent possible. C. Alleys 190 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 8 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: 1. Unpaved lanes contribute to the distinct character of the neighborhood; therefore, they should continue in their "rustic" state, when feasible. • 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. 2. 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. 10. Minimize the visual impacts of multi-household garages. • If enclosed parking is provided, consider locating it in a detached garage on the alley, when feasible. • In a larger structure that includes parking, consider breaking up the mass of the building and its roof forms to minimize its visual impact. • Locating enclosed parking in 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. 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: 1. Minimize the visual impact of surface parking in residential neighborhoods. • A parking area should be located to the rear of a site. • Do not use a front yard for parking. Instead, use a long driveway, or alley access, that leads to parking located behind a building. • Consider using ribbon paving in residential neighborhoods to minimize the amount of hard surface paving. 2. Locate a surface lot in the interior of a block whenever possible. • 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. 3. Site a surface lot so it will minimize gaps in the continuous building wall of a commercial block. • Where a parking lot shares a site with a building, place the parking at the rear of the site or beside the building. 4. Roof shape; The application proposes to exclusively use flat roof forms. As noted below, Bozeman’s Design Guidelines identify flat roof forms as particularly appropriate for transition areas. Section(s) from the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District: F. Building Form Policy: A similarity of building forms also contributes to a sense of visual continuity. 191 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 9 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. 2. Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. • Geodesic domes and A-frames are not generally considered traditional building forms and should not be used in the designated historic districts. • Sloping roof forms such as gable and hip roofs are appropriate in most residential and transition areas. • Flat roofs are appropriate in most commercial and transition areas, and in some cases may be appropriate in residential areas. 5. Scale; The full-build out of the proposed redevelopment could be considered a significant departure in scale from that of the existing neighborhood. However, as a B-3 zoned property, straight zoning regulations would allow 100% lot coverage and no required setbacks. Considering that this project encompasses an entire block, building setbacks and landscaping features are being provided, and there are no immediately adjacent residential properties that will remain in the block to be impacted, the scale could be considered appropriate. Section(s) from the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District: E. Multi-household Policy: 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. The guidelines in other sections of this chapter also apply to multi-household buildings. 3. Use traditional features that will convey a human scale. • The ratio of wall-to-window, as seen from the public way, should appear similar to that of traditional single household structures. • Provide a one-story porch, or similar element, which will define a front door or entrance and be oriented to the street. 6. Directional expression; The development application proposes to mimic the site layout of a traditional townhouse development by providing all pedestrian access from the street and all vehicular access from the drive aisle in the middle of the block. New sidewalk and a boulevard strip with street trees and small front yard setback will be included in the proposed development. Section(s) from the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District: B. Street Patterns Policy: 192 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 10 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. Guidelines: 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. 7. Architectural details; The application proposes minimal architectural detailing. Parapet walls shield the roof from viewers. Section(s) from the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District: I. Architectural Character Policy: New construction should distinguish itself from historic structures. Guidelines: 1. The imitation of older historic styles is discouraged for newer structures. • 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. 2. Contemporary interpretations of traditional details are encouraged. • Interpretations of historic styles may be considered, if they are subtly distinguishable as being new. • 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. 8. Concealment of non-period appurtenances; and Mechanical features are not indicated on the application. BMC Section 38.21.050.F requires all mechanical equipment to be screened. Staff has requested that the Final Site Plan Application include details of the mechanical screening as a Condition of Approval. 9. Material and color schemes. The application proposes a variety of exterior materials, finishes and textures, arranged to complement each other and in an effort to visually modulate the massing of each structure. Materials proposed include: • Board formed concrete, stained and sealed wood siding • Painted board and batton siding • Sealed wood siding • Bonderized sheet metal trim • Pre finished corrugated metal siding • Pre finished standing seam metal siding • Aluminum clad wood windows 193 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 11 • Colored garage doors and colored entry doors Section(s) from the Bozeman Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District: 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: 1. Use building materials that appear similar to those used traditionally in the area. • Horizontal lap siding is appropriate in most residential neighborhoods. Brick and stone are also appropriate in most areas. • All wood siding should have a weather-protective finish. • The use of highly reflective materials is discouraged. 2. The use of masonry that appears similar in character to that seen historically is appropriate. • Brick should have a modular dimension similar to that used traditionally. Brick larger than the nominal 2-3/8” x 8” is discouraged. • Stone, similar to that used traditionally, is also appropriate. 3. New materials that are similar in character to traditional materials may be acceptable with appropriate detailing. • Alternative materials should appear similar in scale, proportion, texture and finish to those used traditionally. 4. 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. C. Contemporary, non-period and innovative design of new structures and additions to existing structures shall be 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 the surrounding structures. Two historically significant residential structures are being demolished or moved with this development. However, redevelopment of the property in order to accommodate a significant density of development, as encouraged in the Downtown Improvement Plan, requires their removal. With no existing structures remaining in the block, the impact of the proposed contemporary design on surrounding structures is lessened. D. When applying the standards of subsections A-C, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District which are hereby incorporated by this reference. When reviewing a contemporary, non-period, or innovative design of new structures, or addition to existing structure, the review authority shall 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. This application proposes infill of a vacant city block in the B-3 zoning designation. Many of the recommendations for residential properties found in Bozeman’s Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District do not apply to the development of 194 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 12 townhouses in the B-3 area. Where appropriate, Staff has incorporated recommendations found in Chapter 2 “Design Guidelines for All Properties,” Chapter 3 “Guidelines for Residential Character Areas,” and Chapter 4 “Guidelines for the Commercial Character Area.” E. Conformance with other applicable development standards of this title. The application does not request deviations, variances or a Conditional Use Permit. BMC Section 38.16.080. - Demolition or movement of structures or sites within the conservation district. A. The demolition or movement of any structure or site within the conservation district shall be subject to the provisions of this article and section. The review procedures and criteria for the demolition or movement of any structure or site within the conservation district are as follows: 1. Applications for the demolition or movement of structures within the conservation district will not be accepted without a complete submittal for the subsequent development or treatment of the site after the demolition or movement has occurred. The subsequent development or treatment must be approved before a demolition or moving permit may be issued. The proposal includes a preliminary plat and site plan application for the phased redevelopment of Block M into townhouse-style “vertical duplexes.” 2. The demolition or movement of conservation district principal and accessory structures or sites, which are designated as intrusive or neutral elements by the state historical and architectural inventory, and that are not within recognized historic districts or in other ways listed on the National Register of Historic Places, shall be subject to review per articles 19 and 34 of this chapter, and the standards outlined in 38.16.050. The state historical and architectural inventory form shall be reviewed and, if necessary, updated by a qualified professional acceptable to the state historic preservation office to reflect current conditions on the site, prior to the review of the demolition or movement proposal. The review authority for the demolition or movement of structures or sites described within this section shall be coordinated with the larger project when demolition or movement is proposed in conjunction with a deviation, variance, conditional use permit or planned unit development application. The demolition or movement of three principal dwelling units and all associated accessory structures is proposed with this application. The Montana Property Record Form was updated for each property in association with the development proposal. The updated Property Record Forms are sufficiently complete to determine the historic significance of the residences. The properties and associated historic significances include: 201 North Black Avenue: The 1984 Montana Historical and Architectural Inventory determined this property a “contributing” element within a potential historic district due to its association with the residential aspect of the Civic Phase of Bozeman’s historic development. The 1984 Inventory also determined the property historically significant for its association with builders Andrew Svorkmoe and Nels Baverley. The residence was constructed for L. Reese Wells. The 2013 Property Record Form 195 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 13 reveals a generally unchanged structure, thus the building retains high historic integrity and would contribute to a potential historic district. 207 North Black Avenue: The 1984 Inventory also identified this property as a contributing element within a potential historic structure. The building was also constructed by Andrew Svorkmoe and John Baverley for C. W. Sprague. The 2013 Montana Property Record Form for the property identified a number of modifications to the property after 1984 which negatively impacted the structure’s historic integrity. The original drop siding has been replaced by vinyl. The original front porch as also been enclosed, further diminishing the building’s historic integrity. The building may marginally contribute to a potential historic district. 15 East Lamme Street: The 1984 Inventory identified this property as “neutral” in a potential historic district. This term is no longer used by professional architectural historians. The “neutral” designation likely stems from the application of wide-lap asbestos shingles and window modifications on the exterior of the structure. The original form, massing and scale of the structure is intact, but these modifications negatively impact the structure’s original design. These modifications have likely reached 50 years of age; enough to be considered a historic modification. That said, the modifications wouldn’t fit within the period of significance for the potential historic district for which the building is associated. Redevelopment of the site for this proposal requires re-platting the block. All three existing residences and related accessory structures must be demolished ore removed as part of the first phase of development in order to install the required infrastructure to serve the development. In an effort to prevent the development of blight, typically the Community Development Department is reticent to issue demolition permits until application for building permit has been made and impact fees paid. Given the infrastructure improvements, (primarily the drive aisle and stormwater system), necessary with this particular development, this method will not work. Staff determined that the demolition approval would be reviewed and approved by the City Commission as part of the plat and site plan approval. 3. The demolition or movement of conservation district principal and accessory structures or sites, which are designated as contributing elements by the state historical and architectural inventory, and all properties within historic districts and all landmarks, shall be subject to public notice. Notice shall be provided in accordance with article 40 of this chapter. Public notice of the application is to be provided through public noticing in conformance with Article 40 of this chapter which includes posting of the site and mailings to all property owners within 200 feet of the property. The notice will describe the demolition requested with the application as well as the intensification of use created by the redevelopment of Block M. 4. Prior to any final action on the application the review authority shall receive a recommendation from the historic preservation office; and if the demolition does not conform to the criteria below a recommendation from the historic preservation advisory board. The state historical and architectural inventory form shall be reviewed and, if necessary, updated by a qualified professional acceptable to the state historic preservation office to reflect current conditions on the site prior to the review of the demolition or movement proposal. The review authority for the demolition or movement of structures or sites described within this section shall be coordinated with the larger project when demolition or movement is proposed in conjunction 196 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 14 with a deviation, variance, site plan, conditional use permit or planned unit development application. The review authority shall base its decision on the following: a. The standards in 38.16.050 (Criteria for a Certificate of Appropriateness) and the architectural, social, cultural and historical importance of the structure or site and their relationship to the district as determined by the state historic preservation office and the planning department. Staff believes the residences on Block M are within a potential residential historic district north of Bozeman’s Main Street. The geographical boundaries of the potential district are thought to generally be from the alley between North Tracy and North Black Avenues to Bozeman Creek, and from Lamme to Peach Streets. This potential historic district likely reflects the Civic Phase of Bozeman’s development, which Bozeman, Montana: An Historic and Architectural Context (2008 edition) describes as: “The Civic Phase may be defined as a period of civic coming of age, appropriately inaugurated by incorporation of the City of Bozeman and by the arrival of the Northern Pacific Railroad. For Bozeman, it meant the attainment of social and economic diversity in the form of the Agricultural College, improved transportation networks, expanded city services and public utilities, and fledgling industries related to agricultural and mineral resources. Victorian Revival architecture built during the Civic Phase encompassed Victorian Gothic, Romanesque Revival, Ruskinian Gothic, Queen Anne and colonial Revival. Eclecticism and individualism characterized both commercial and residential architecture, even when house pattern books were the source of designs. A tension developed between diversity and standardization in the nation’s growing industrial culture and this had its analogies in Bozeman’s Built environment.” Detailed investigations into the potential district have not been completed at this time. Staff has no information regarding the overall historic integrity, specific historic significance or period of significance for the potential district. No work is pending to evaluate the potential district. Staff believes the historic integrity in the surrounding neighborhood has been diminished by demolition and inappropriate alteration. Though the 300 block of North Black Avenue is a strong section of the potential district, the majority of the residences in the area would be non-contributing, thus making nomination of this area to the National Register difficult. The proposed construction sufficiently satisfies the criteria for a COA and the recommendations made in Bozeman’s Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District. b. If the review authority finds that the criteria of this section are not satisfied, then, before approving an application to demolish or remove, the review authority must find that at least one of the following factors apply based on definitive evidence supplied by the applicant, including structural analysis and cost estimates indicating the costs of repair and/or rehabilitation versus the costs of demolition and redevelopment: 197 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 15 1. The structure or site is a threat to public health or safety, and that no reasonable repairs or alterations will remove such threat; any costs associated with the removal of health or safety threats must exceed the value of the structure. The residences on Block M are not a threat to public health, safety or welfare. 2. The structure or site has no viable economic or useful life remaining. Considering that the property is zoned B-3, the current single family residences are considered legal non-conforming (“grandfathered”) uses. 5. If an application for demolition or moving is denied, issuance of a demolition or moving permit shall be stayed for a period of two years from the date of the final decision in order to allow the applicant and city to explore alternatives to the demolition or move, including, but not limited to, the use of tax credits or adaptive reuse. The two-year stay may be terminated at any point in time if an alternate proposal is approved or if sufficient additional evidence is presented to otherwise satisfy the requirements of subsection 2 or 3 of this section. Staff is recommending approval of the application. 6. All structures or sites approved for demolition or moving shall be fully documented in a manner acceptable to the historic preservation planner and administrative design review staff prior to the issuance of demolition or moving permits. A draft of an updated Montana Property Record Form has been created for each of the three properties to be redeveloped with this application. Staff feels comfortable with Property Record Forms as documentation of demolished properties and will work with the applicant to finalize the Property Record Forms prior to issuance of demolition permit. RECOMMENDED CONDITIONS OF APPROVAL 1. A color palette for the buildings that includes actual material samples and color chips shall be submitted for review and approval by the Planning Office as part of Final Site Plan approval in order to verify compliance with the Preliminary Site Plan submittal, the Design Objectives Plan guidelines and that no shiny materials are being proposed that may impact adjacent residential properties or public streets. The materials/color palette shall be presented on a board no larger than 24” x 36” and contain all the primary materials to be utilized on the building including window frames/glazing and doors (incl. garage). All final building elevations and details shall be keyed to the color palette to delineate where each individual building material and color is specified. The palette shall be returned to the applicant following approval. 2. The updated Montana Property Record Forms will be substantially finalized prior to approval of the Demolition Permit. This includes appropriate photographic documentation of the residential structures and associated accessory buildings. Three copies of the final Montana Property Record Forms for each property will be submitted to Bozeman’s Historic Preservation Officer prior to approval of the Occupancy Permit. The HPO will retain one copy, send one to Bozeman’s Pioneer Museum and the last to the Montana State Historic Preservation Office. 3. The final plan application shall indicate the location of all exterior mechanical equipment. BMC 198 #Z-13072 Block M Redevelopment Site Plan COA w/ Demolition 16 Section 38.21.050.F requires all mechanical equipment to be screened. Rooftop equipment shall be incorporated into the roof form or screened in an enclosure and ground mounted equipment shall be screened with walls, fencing or plant materials. The final plan shall contain a notation that “No ground mounted mechanical equipment, including, but not limited to utilities, air exchange/conditioning units, transformers, or meters shall encroach into the required yard setbacks and will be properly screened with an opaque solid wall and/or adequate landscape features. All rooftop mechanical equipment shall be incorporated into the roof form or screened in an approved rooftop enclosure.” CONCLUSION/RECOMMENDATION Staff suggests a recommendation of conditional approval of the requested Certificate of Appropriateness with demolition application #Z-13072 from the DRB to the City Commission. The applicant must comply will all applicable conditions of approval as recommended by the DRB and DRC. The applicant must comply with all other provisions of the Bozeman Unified Development Code, which are applicable to this project, prior to receiving Final Plan or Building Permit approval. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. NOTE: The recommendations of the Design Review Board and Development Review Committee will be forwarded to the City Commission who will make the final decision regarding this project. Encl: Applicant’s submittal materials Sent to: Kenyon Noble Lumber Co., Attn: Ashley Ogle, PO Box 1109, Bozeman, MT 59771 Block M, LLC, Attn: Andy Holloran, c/o Intrinsik Architecture, Inc. 111 N. Tracy Avenue, Bozeman, MT 59715 Intrinsik Architecture, Inc., Attn: Susan Riggs, 111 North Tracy Avenue, Bozeman, MT 59715 199 Page 1 of 6 Design Review Board Minutes – May 8, 2013 DESIGN REVIEW BOARD WEDNESDAY, May 8, 2013 MINUTES ITEM 1. CALL TO ORDER AND ATTENDANCE Chairperson Pentecost called the meeting of the Design Review Board to order at 5:33 p.m. in the upstairs conference room of the Alfred Stiff Professional Building, 20 East Olive Street, Bozeman, Montana and directed the secretary to record the attendance. Members Present Staff Present Michael Pentecost, Chairperson Doug Riley, Associate Planner Mel Howe Courtney Kramer, Planner I/ Historic Preservation Officer Mark Hufstetler Sally Thomas, Administrative Assistant II Cristina Coddington Lori Garden Bill Rea Walter Banziger Members Absent Visitors Present Scott Bechtle Susan Riggs, Intrinsik Architecture Henri Foch, Intrinsik Architecture Robert J. Pertzborn, Intrinsik Architecture Troy Scherer, Design 5 Architecture ITEM 2. MINUTES OF APRIL 10, 2013 MOTION: Mr. Hufstetler moved, and Mr. Rea seconded, to approve the minutes of April 24, 2013 as presented. The motion carried 6-0 (Mr. Banziger arrived after this motion). ITEM 3. PROJECT REVIEW 1. Block M Residential Infill SP/COA #Z-13072 (Riley/Kramer) Black Avenue, Beall Street, Tracy Avenue, Lamme Street A Site Plan with a Certificate of Appropriateness Application to allow the construction of two sets of ten attached, vertical duplexes on individual lots with related site improvements and including the demolition of three residential structures. Planner Riley introduced the project: Located north of Kenyon Noble downtown. Includes three existing residential structures. Zoned B-3 same as Main Street, in the NCOD. It is within the City’s Downtown Improvement Plan for the North Village District to bring more housing downtown. Planner Kramer: Design review was difficult since guidelines don’t touch on residential within the business zone. Used NCOD guidelines, everything was applicable and there were no conflicts. Conditions: Final color and materials palette. The materials are final and won’t move around. Mechanical equipment to be screened. Not much historic integrity in the surrounding neighborhood. Staff is generally supportive of the application. 200 Page 2 of 6 Design Review Board Minutes – May 8, 2013 Ms. Riggs: Design team very enthusiastic about the project. Project will be a great asset to the existing downtown fabric. Design inspired by row houses. Main elevation is 7 ft. above grade and lower level is 3 ft. below. It is part of a transition zone. It will provide 20 townhome homes with two-car garages. There are three types of homes with slightly below-grade flex space that could be a separate apartment or an in-home office. It will be subdivided so that each will be on its own lot. City Commission will review both applications. The site plan is flexible. It may be a phased development, starting on the southwest portion of the site because of infrastructure. The HOA maintains the perimeter to keep it looking unified. B-3 zoning allows cash in lieu of parkland which will provide improvements to a nearby park. Landscaping includes rooftop patios and small plazas near sub-grade units. Mr. Scherer: The project will set up and complement the neighborhood’s present architecture. The low-maintenance, simple maintainable landscape includes drifts of ornamental grasses. Recessed patios gives each unit outdoor space. It will include benches and bike hangars. The corner units have more yard space. Ms. Riggs: The project is in line with all City plans. QUESTIONS: Mr. Rea: Does the brick house have some value? Planner Kramer: In 1986 it wasn’t listed on the National Register. There are 10 demos in that neighborhood. Not all are historically significant and some are beyond salvaging. The Commissioners will review and approve the demolition of the three residences. Mr. Banziger: No questions. Ms. Gardener: What is the time frame? Is there open space? Ms. Riggs: Project will be built as they are sold. Phase I would start this summer, and if enough interest all three phases will be constructed at once. Planner Riley: Regarding open space, cash in lieu of parkland encourages this type of downtown residential development. Mr. Rea: The units to the north on Beall--was that an Intrinsik project? Ms. Riggs: Yes, Intrinsik and Comma-Q. The overall intent of this project is to mimic the original row house. Mr. Rea: Are there different colored doors? Ms. Riggs: Yes, this provides individuality. Mr. Rea: Do all units have elevators for accessibility requirements? Ms. Riggs: All have an option for the elevators. 201 Page 3 of 6 Design Review Board Minutes – May 8, 2013 Mr. Foch: Individual lots and ground-level entry, provides accessibility if wanted. Mr. Rea: Do the units across the street have elevators? Mr. Foch: No. Mr. Rea: View triangles out of the alley? Ms. Riggs: Existing trees will remain if they don’t block visibility, although one tree will need to come down. Ms. Coddington : No questions. Mr. Hufstetler: Will the parking requirements change if the flex units become a separate apartment? Planner Riley: The garage parking fully meets the minimum required parking requirements even if the flex unit is used as a separate residential unit. Ms. Riggs: There are also 11 spaces on the street. Mr. Hufstetler: Is the alley one-way? Planner Riley: No it can be two-way and was designed to accommodate service and emergency vehicles. There will be no parking signage on each end of it. Mr. Hufstetler: What about City requirements for affordable housing units? Planner Riley: The Affordable Housing Ordinance is suspended by the City. The City performed a housing needs assessment approximately 6 months ago and they will revise the AHO using the assessment results. Ms. Riggs: The optional sub-level units would allow additional people to afford to live downtown. Mr. Hufstetler: The units are high quality but are very uniform. Different colored doors seem pretty minimal. Perhaps two to three designs? Ms. Riggs: The end units are turned so that there is more relationship to other houses. There are three different unit types, they’re not all identical. The block is only little more than half a regular- sized block. Mr. Foch: The design was inspired by row housing, nostalgia for brownstones, and the identity of the neighborhood. They looked at San Francisco’s “Painted Lady” houses with a color difference. Around the corner on Black Street is a successful example. They felt this is an appropriate response and forcing stylistic differences might not work. Every two buildings you can see straight through. Corners are like bookends. 202 Page 4 of 6 Design Review Board Minutes – May 8, 2013 Mr. Hufstetler: A bit more internal variety may have helped. Mr. Howe: Great project. Likes the “Painted Ladies” scheme of San Francisco. Ms. Gardener: Can pedestrians walk between the twin units? Ms. Riggs: No but there is visibility through them. Ms. Gardener: What is the price point? Ms. Riggs: Not known yet. HOA fees will be a fair share basis. Mr. Foch: Will be built as pre-sold. These are built by the developer. Will be built as pairs. Ms. Riggs: They are designed so that there will never be a three-story unfinished wall during the construction phases. Chairman Pentecost: Does this have to go through final plat? Ms. Riggs: Yes, but phased final plat submittals. Chairman Pentecost: What’s happening with the rest of the lot? Ms. Riggs: All demolition will occur with the first phase, along with storm water and driveway paving. Site will be graded and seeded, unless it can be built all at once. Discussion: Mr. Banziger: Quite an interesting project. Likes the urban feel. Likes rooftop access. Disappointed to reference of brownstones, which typically have some backyard space which this project doesn’t have, particularly the studio apartments. Ms. Gardener: Great project. The price point will be crucial; people can buy a house across town for that price. Mr. Rea: Two major concerns: 1) Phasing. He is concerned that the houses may not sell. Need to commit to the project. They will be tearing down three houses and then might have two units with a driveway and grass. 2) Uniformity. The colorful houses on Black look high end, but these look like affordable housing. Ms. Coddington: She supports the project and downtown urban density. If it could incorporate affordable housing that would be great. Mr. Hufstetler: Impact of this block to the conservation overlay doesn’t concern him too much. The block is already seriously historically damaged, as are the neighboring blocks. Would be happier if the phasing were not an issue. Would be nice if the driveway was only half built until the second phase was underway. The rhythm won’t be as noticeable to people on the street and they would appreciate the neighborhood if they were more architecturally distinguishing. More variety 203 Page 5 of 6 Design Review Board Minutes – May 8, 2013 would invite more permanent residents. The units seem soulless. Mr. Howe: Discuss the color more. Chairman Pentecost: Feels it lacks the energy that they (Intrinsik) are known to put into projects. MOTION: Mr. Banziger moved, and Mr. Rea seconded, to forward a recommendation of approval to the City Commission for the Block M Residential Infill SP/COA #Z-13072 with Staff conditions 1, 2 and 3 as outlined in the Staff report. Mr. Hufstetler: Would prefer a more detailed phasing plan, but not if the rest of the group disagrees. Planner Riley: What type of phasing plan is the DRB thinking? A phased landscaping plan? Boulevard trees? Ms. Riggs: The trees go in after the infrastructure. Mr. Hufstetler: What about asking for a specific interim landscaping plan? Planner Riley: The City’s typical revegetation plan is minimal and is largely seeding for erosion control and noxious weed management. The City does not have regulations or standards on the books to ask for more in terms of interim landscaping. Mr. Pertzborn: This may be an as-built project, and may need ground to stage, which would uproot the landscaping. Mr. Howe: We should be talking about the aesthetics of the project. Mr. Hufstetler: He would support adding a condition for landscaping for the project. Ms. Riggs: They want the rest of the project to look nice while the phasing is occurring. Grass would be fine. Gardens, trees and shrubs would not be practical. Planner Riley: Irrigation would be needed to successfully keep interim landscaping alive. Mr. Rea: Irrigating 3/4 block of grass seems wasteful. He wants landscaping but will not ask for a condition. The motion stands. The motion was approved 7 - 0. ITEM 4. PUBLIC COMMENT (15 – 20 minutes) {Limited to any public matter, within the jurisdiction of the Design Review Board, not on this agenda. Three-minute time limit per speaker.} 204 Page 6 of 6 Design Review Board Minutes – May 8, 2013 No public comment was forthcoming. ITEM 5. ADJOURNMENT There being no further comments from the DRB, the meeting was adjourned at 6:47 p.m. Michael Pentecost, Chairperson City of Bozeman Design Review Board 205 Block M Downtown Residential Inll Project Preliminary Site Plan / COA Application April 10 2013 206 Downtown residents energize the rest of downtown because they support more local retailers, events, and other commercial activities than residents of other areas or downtown employees. Downtown residents tend to support three or more times as much square footage of retail compared to downtown employees. This is good not just for downtown businesses, but for all of Bozeman’s citizens who value a vibrant downtown. - Downtown Bozeman Improvement Plan, Page 8 207 TABLE OF CONTENTS Section Page Vicinity Map 1 Project Narrative 2 Application, Checklist & Certicates 4 2012 Aerial Image 14 2012 Aerial Image & Ground Photographs 15 Existing Structures Discussion 16 Design 17 Materials 23 Landscaping 24 Parkland 25 Lighting 27 Phasing Narrative 30 Open Space 26 Anticipated Schedule 32 Draft Covenants 33 208 Site Historic Downtown Parking Garage (420 spaces) Beall Park Downtown Boundary Map (Source: Bozeman GIS Dept.) Hawthorne Elementary 1 209 (www.downtownbozeman.org) PROJECT NARRATIVE This area of downtown has the greatest potential to become a new urban neighborhood, lled with hundreds of dwelling units of all diere nt types, unique public spaces, landscaped alleyways, and small service businesses aimed at local residents both within and near downtown. The presence of signicant housi ng is the most critical missing piece of Bozeman’s downtown, and for it to be vital and sustainable over time, housing should be developed in great numbers and varieties, at all price-points, both rental and for-sale. This recommendation is a “cornerstone” of this plan. The very future of downtown is dependent upon the successful development of housing - both for people in the community who wish to stay but downsize as well as for newcomers. - Downtown Bozeman Improvement Plan, Page 16 Block M, in Bozeman’s Original Townsite plat, is located near the heart of Downtown and is bordered by East Lamme Street, North Black Avenue, East Beall Street and North Tracy Avenue. This one-acre block is designated in the Bozeman Community Plan as “Community Core” and the Downtown Master Plan as “North Village” (Residential Emphasis). The block is zoned B-3 (Central Business District) and falls within the Conservation Overlay District. Three single household residences exist on the easternmost portion of the property while the western half of the property is currently vacant but has most recently been utilized as a parking area. This Preliminary Site Plan (PSP) and Certicate of Appropriateness (COA) Application proposes two sets of 10 vertical duplexes and related site improvements including extensive urban landscaping and a central shared driveway with access to enclosed parking. The design concept is inspired by the diagram of traditional row houses or brownstones with exible lower level spaces that could be used as a separate leasable apartment, a home oce, guest quarters or an expansion of the living space. The total density is expected to range from 20-40 units depending on individual owners’ preference on how the lower level space is used. This mix of potential housing types directly corresponds to goals described in the Downtown Plan: “Numerous larger underutilized parcels in this area can be in-lled with primarily housing redevelopment. Potential downtown residents are a diverse group – from younger residents to empty nesters, demanding both rental and ownership housing, and express preferences for a range of housing types, from townhouses to multifamily dwellings…” (Page 18). While the site layout is ecient in terms of oor area r atio, pockets of green spaces in the front and corner-side yards along with rooftop decks and small pocket plazas will provide each unit with usable outdoor open space and ensure compatibility as a transition from the downtown to the residential neighborhood to the north. Note that this PSP/COA Application is being submitted concurrently with a 20-lot Major Subdivision Preliminary Plat Application so that each vertical duplex would be constructed on an individual lot. 2 210 Page 1 Appropriate Review Fee Submitted CITY OF BOZEMAN FEE APPLIES- $ DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT Alfred M. Stiff Professional Building 20 East Olive Street P.O. Box 1230 Bozeman, Montana 59771-1230 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net DEVELOPMENT REVIEW APPLICATION 1. Name of Project/Development: 2. Property Owner Information: Name: E-mail Address: Mailing Address: Phone: FAX: 3. Applicant Information: Name: E-mail Address: Mailing Address: Phone: FAX: 4. Representative Information: Name: E-mail Address: Mailing Address: Phone: FAX: 5. Legal Description: 6. Street Address: 7. Project Description: 8. Zoning Designation(s): 9. Current Land Use(s): 10. Bozeman Community Plan Designation: 11. Gross Area: Acres: Square Feet: 12. Net Area:Acres: Square Feet: Kenyon Noble Lumber Co. [contact: Ashley Ogle] PO Box 1109, Bozeman MT 59771 406-587-9366 Intrinsik Architecture, Inc. [contact: Susan Riggs] sriggs@intrinsikarchitecture.com 111 North Tracy Avenue, Bozeman MT 59715 406-582-8988 406-582-8911 Block M, in the plat of Bozeman City & Portions of Abandoned Beall Street located in the NW 1/4 of Section 7, T2S, R6E, P.M.M Block M is adjacent to North Tracy Avenue, North Black Avenue, East Beall Street, East Lamme Street Two sets of 10 attached vertical duplexes on individual lots and related site improvements B3 Three SHRs Community Core Block M Preliminary Site Plan / COA Block M, LLC [contact: Andy Holloran] c/o Intrinsik Architecture, Inc., 111 North Tracy Avenue, Bozeman MT 59715 aholloran@homebasemontana.com 208-661-9990 44,003 44,0031.01 1.01 4 212 Page 2 (Development Review Application – Prepared 11/25/03; Amended 9/17/04, 5/1/06; 9/18/07, revised 11/14/11) 13. Is the subject site within an urban renewal district? Yes, answer question 13a No, go to question 14 13a. Which urban renewal district? Downtown Northeast (NURD) North 7th Avenue 14. Is the subject site within an overlay district? Yes, answer question 14a No, go to question 15 14a. Which Overlay District? Casino Neighborhood Conservation Entryway Corridor 15. Will this application require a deviation(s)? Yes, list UDC section(s): No 16. Application Type (please check all that apply): O. Planned Unit Development – Concept Plan A. Sketch Plan for Regulated Activities in Regulated Wetlands P. Planned Unit Development – Preliminary Plan B. Reuse, Change in Use, Further Development Pre-9/3/91 Site Q. Planned Unit Development – Final Plan C. Amendment/Modification of Plan Approved On/After 9/3/91 R. Planned Unit Development – Master Plan D. Reuse, Change in Use, Further Development, Amendment /COA S. Subdivision Pre-application E. Special Temporary Use Permit T. Subdivision Preliminary Plat F. Sketch Plan/COA U. Subdivision Final Plat G. Sketch Plan/COA with an Intensification of Use V. Subdivision Exemption H. Preliminary Site Plan/COA W. Annexation I. Preliminary Site Plan X. Zoning Map Amendment J. Preliminary Master Site Plan Y. Unified Development Ordinance Text Amendment K. Conditional Use Permit Z. Zoning Variance L. Conditional Use Permit/COA AA. Growth Policy Map Amendment M. Administrative Project Decision Appeal BB. Growth Policy Text Amendment N. Administrative Interpretation Appeal Other: This application must be accompanied by the appropriate checklist(s), number of plans or plats, adjoiner information and materials, and fee (see Development Review Application Requirements and Fees). The plans or plats must be drawn to scale on paper not smaller than 8½- by 11-inches or larger than 24- by 36-inches folded into individual sets no larger than 8½- by 14-inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Application deadlines are Wednesdays at 5:00 pm. This application must be signed by both the applicant(s) and the property owner(s) (if different) before the submittal will be accepted. As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this application for review under the terms and provisions of the Bozeman Municipal Code. It is further indicated that any work undertaken to complete a development approved by the City of Bozeman shall be in conformance with the requirements of the Bozeman Municipal Code and any special conditions established by the approval authority. I acknowledge that the City has an Impact Fee Program and impact fees may be assessed for my project. Further, I agree to grant City personnel and other review agency representatives access to the subject site during the course of the review process (Section 38.34.050, BMC). I (We) hereby certify that the above information is true and correct to the best of my (our) knowledge. Applicant’s Signature: Date: Applicant’s Signature: Date: Property Owner’s Signature: Date: Property Owner’s Signature: Date: x x x x x 5 213 SITE PLAN CHECKLIST These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Design Review Board (DRB) Site Plan Review Thresholds. Does the proposal include one or more of the following: Design Review Board (DRB) Site Plan Review Thresholds Yes No 1. 20 or more dwelling units in a multiple household structure or structures 2. 30,000 or more square feet of office space, retail commercial space, service commercial space or industrial space 3. 20,000 or more square feet of exterior storage of materials or goods 4. Parking for more than 90 vehicles B. General Information. The following information shall be provided for site plan review: General Information Yes No N/A 1. Location map, including area within one-half mile of the site 2. List of names and addresses of property owners according to Chapter 38.40, BMC (Noticing) 3. A construction route map shall be provided showing how materials and heavy equipment will travel to and from the site. The route shall avoid, where possible, local or minor collector streets or streets where construction traffic would disrupt neighborhood residential character or pose a threat to public health and safety 4. Boundary line of property with dimensions 5. Date of plan preparation and changes 6. North point indicator 7. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet 8. Parcel size(s) in gross acres and square feet 9. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use 10. Location, percentage of parcel(s) and total site, and square footage for the following: a. Existing and proposed buildings and structures b. Driveway and parking c. Open space and/or landscaped area, recreational use areas, public and semipublic land, parks, school sites, etc. d. Public street right-of-way 11. Total number, type and density per type of dwelling units, and total net and gross residential density and density per residential parcel 12. Detailed plan of all parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking, compact spaces, handicapped spaces and motorcycle parking, on- street parking, number of employee and non-employee parking spaces, existing and proposed, and total square footage of each Page 3 (Site Plan Checklist – Prepared 12/05/03; revised 9/22/04; revised 7/24/07, revised 11/14/11) x x x x x x x x x x x x x x x x x x x No commercial or industrial space proposed No exterior storage proposed 40 parking spaces are required. 6 214 Page 4 General Information, continued Yes No N/A 13. The information required by Section 38.41.060.L, BMC (Streets, Roads and Alleys), unless such information was previously provided through a subdivision review process, or the provision of such information was waived in writing by the City during subdivision review of the land to be developed, or the provision of such information is waived in writing by the City prior to submittal of a preliminary site plan application 14. Description and mapping of soils existing on the site, accompanied by analysis as to the suitability of such soils for the intended construction and proposed landscaping 15. Building design information (on-site): a. Building heights and elevations of all exterior walls of the building(s) or structure(s) b. Height above mean sea level of the elevation of the lowest floor and location of lot outfall when the structure is proposed to be located in a floodway or floodplain area c. Floor plans depicting location and dimensions of all proposed uses and activities 16. Temporary facilities plan showing the location of all temporary model homes, sales offices and/or construction facilities, including temporary signs and parking facilities 17. Unless already provided through a previous subdivision review, a noxious weed control plan complying with Section 38.41.050.H, BMC (Noxious Weed Management and Revegetation Plan) 18. Drafts of applicable supplementary documents as set forth in Chapter 38.38, BMC (Supplementary Documents) 19. Stormwater Management Permit Application required C. Site Plan Information. The location, identification and dimension of the following existing and proposed data, onsite and to a distance of 100 feet (200 feet for PUDs) outside the site plan boundary, exclusive of public rights-of-way, unless otherwise stated: Site Plan Information Yes No N/A 1. Topographic contours at a minimum interval of 2 feet, or as determined by the Planning Director 2. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances shall be 200 feet 3. On-site streets and rights-of-way 4. Ingress and egress points 5. Traffic flow on-site 6. Traffic flow off-site 7. Utilities and utility rights-of-way or easements: a. Electric b. Natural gas c. Telephone, cable television and similar utilities d. Water e. Sewer (sanitary, treated effluent and storm) 8. Surface water, including: a. Holding ponds, streams and irrigation ditches b. Watercourses, water bodies and wetlands c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100-year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis d. A floodplain analysis report in compliance with Chapter 38.31, BMC (Bozeman Floodplain Regulations) if not previously provided with subdivision review x x x x Site not within floodplain. x No such facilities proposed. See concurrent subdivision application x x x x x x x x x x x x x x x x x x There is no surface water or floodplains on the subject property. x See concurrent subdivision application 7 215 Page 5 Site Plan Information, continued Yes No N/A 9. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as required by the Engineering Department, or in compliance with B.M.C. Chapter 40 Article 4 storm drainage ordinance and best management practices manual adopted by the City 10. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the storm drainage system for the property shall be designated: a. The name of the drainageway (where appropriate) b. The downstream conditions (developed, available drainageways, etc.) c. Any downstream restrictions 11. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features 12. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict 13. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including construction details and the applicant’s certification of ADA compliance 14. Fences and walls, including typical details 15. Exterior signs. Note – The review of signs in conjunction with this application is only review for compliance with Chapter 38.28, BMC (Signs). A sign permit must be obtained from the Department of Planning and Community Development prior to erection of any and all signs. 16. Permanent and construction period exterior refuse collection areas, including typical details 17. A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. The materials required in Section 38.41.060.18, BMC (Lighting Plan), if not previously provided 18. Curb, asphalt section and drive approach construction details 19. Landscaping - detailed plan showing plantings, equipment, and other appropriate information as required in Section 38.41.100, BMC (Submittal Requirements for Landscaping Plans). If required, complete section C below 20. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than 2.5 inches, by species 21. Snow storage areas 22. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, within or near the development 23. Existing zoning within 200 feet of the site 24. Historic, cultural and archeological resources, describe and map any designated historic structures or districts, and archeological or cultural sites 25. Major public facilities, including schools, parks, trails, etc. 26. The information necessary to complete the determination of density change and parkland provision required by Chapter 38.27, BMC, unless such information was previously determined by the City to be inapplicable and written confirmation is provided to the applicant prior to submittal of a preliminary site plan application. If a new park will be created by the development, the park plan materials of Section 38.41.060.16, BMC shall be provided. 27. Describe how the site plan will satisfy any requirements of Article 8 Section 10, BMC (Affordable Housing) which have either been established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to Article 8 Section 10, BMC compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable. x x x x x There are no such resources on the subject property. There are no rock outcroppings on the subject property. x x x x x x x x x x x City Limits are not located near the subject property. x x x x This section of the ordinance has been suspended. x No signage is proposed at this time 8 216 Page 6 D. Landscape Plans. If a landscape plan is required, the following information shall be provided on the landscape plan: Landscape Plan Information Yes No N/A 1. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the property owner and the person preparing the plan 2. Location of existing boundary lines and dimensions of the lot 3. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain; the approximate location of significant drainage features; and the location and size of existing and proposed streets and alleys, utility easements, utility lines, driveways and sidewalks on the lot and/or adjacent to the lot 4. Project name, street address, and lot and block description 5. Location, height and material of proposed screening and fencing (with berms to be delineated by one foot contours) 6. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer strips 7. Complete landscape legend providing a description of plant materials shown on the plan, including typical symbols, names (common and botanical name), locations, quantities, container or caliper sizes at installation, heights, spread and spacing. The location and type of all existing trees on the lot over 6 inches in caliper must be specifically indicated 8. Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including information as to the amount (in square feet) of landscape area to be provided internal to parking areas and the number and location of required off-street parking and loading spaces 9. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction 10. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features 11. A description of proposed watering methods 12. Location of street vision triangles on the lot (if applicable) 13. Tabulation of points earned by the plan – see Section 38.26.060, BMC (Landscape Performance Standards) 14. Designated snow removal storage areas 15. Location of pavement, curbs, sidewalks and gutters 16. Show location of existing and/or proposed drainage facilities which are to be used for drainage control 17. Existing and proposed grade 18. Size of plantings at the time of installation and at maturity 19. Areas to be irrigated 20. Planting plan for watercourse buffers, per Section 38.23.100, BMC (Watercourse Setbacks), if not previously provided through subdivision review 21. Front and side elevations of buildings, fences and walls with height dimensions if not otherwise provided by the application. Show open stairways and other projections from exterior building walls x x x x x x x x x x x x x x x x x x x x x 9 217 Page 3 (Certificate of Appropriateness Checklist 2 – Prepared 11/25/03; revised on 9/8/04, revised 11/14/11) CERTIFICATE OF APPROPRIATNESS CHECKLIST 2 If a project is located in the Neighborhood Conservation Overlay District or the Entryway Corridor Overlay District, and DOES NOT qualify for review as a Sketch Plan; Reuse, Change of Use or Further Development of a Site Developed Before 9-3-91; or Amendment/Modification of a Plan Approved On or After 9-3-91, this checklist shall be used. See Section 38.19.050 (Sketch Plan Review), Section 38.19.150 (Amendments to Sketch and Site Plans) or Section 38.19.170 (Reuse, Change in Use or Further Development of Sites Developed Prior to the Adoption of the Ordinance Codified in This Title), BMC. These checklists shall be completed and returned as part of the submittal. Any item checked “No” or “N/A” (not applicable) must be explained in a narrative attached to the checklist. Incomplete submittals will be returned to the applicant. A. Neighborhood Conservation Overlay District. If a proposed development is located in the Neighborhood Conservation Overlay District, information shall be provided to the appropriate review authority to review prior to granting or denying a certificate of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the planned alteration and the information reasonably necessary for the appropriate review authority to make its determination. At a minimum, the following items shall be included in the submission: Neighborhood Conservation Overlay District Information Yes No N/A 1. One current picture of each elevation of each structure planned to be altered and such additional pictures of the specific elements of the structure or property to be altered that will clearly express the nature and extent of change planned. Except when otherwise recommended, no more than eight pictures should be submitted and all pictures shall be mounted on letter-size sheets and clearly annotated with the property address, elevation direction (N, S, E, W) and relevant information 2. Historical information, including available data such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the planned alteration 3. Materials and color schemes to be used 4. Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s proposed alterations 5. A schedule of planned actions that will lead to the completed alterations 6. Such other information as may be suggested by the Planning Department 7. Description of any applicant-requested deviation(s) and a narrative explanation as to how the requested deviation(s) will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community 8. Stormwater Management Permit Application required B. Entryway Corridor Overlay District. If a proposed development is located in the Entryway Corridor Overlay District, information shall be provided to the appropriate review authority to review prior to granting or denying a certificate of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the planned alteration and the information reasonably necessary for the appropriate review authority to make its determination. At a minimum, the following items shall be included in the submission: Entryway Corridor Overlay District Information Yes No N/A 1. Plans, sketches, pictures, specifications and other data that will clearly express the applicant’s proposed alterations 2. Such other information as may be suggested by the Planning Department 3. If the proposal includes an application for a deviation as outlined in Section 38.35.050 (Deviations), BMC, the application for deviation shall be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce, so as to enable the City Commission to make the determination that the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards, and will be consistent with the intent and purpose of Chapter 38.17 (Entryway Corridor Overlay District), BMC. 4. Stormwater Management Permit Application required x x x x x x x x No deviations are proposed at this time. 10 218 CERTIFICATE OF ADJOINING PROPERTY OWNERS LIST I, , hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all individual condominium owners) within 200 feet of the property located at , is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature (Certificate of Adjoining Property Owners List – Prepared 11/20/03; Revised 9/22/06) CERTIFICATE OF ADJOINING PROPERTY OWNERS LIST I, , hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all individual condominium owners) within 200 feet of the property located at , is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. Signature (Certificate of Adjoining Property Owners List – Prepared 11/20/03; Revised 9/22/06) Susan Riggs Block M 11 219 William L Cochran Po Box 64142 St Paul, Minnesota 55164-9366 William L Cochran 301 N Black Ave Bozeman, Montana 59715 Joe Newman PO Box 46 Cardwell, Montana 59721 Randt J & Shelley E La Ferr 3301 Laurel Ranch Rd Bozeman, Montana 59715-8201 Mary Thornburg 15 E Beall St Bozeman, Montana 59715 SJS LLC 108 Silverwood Dr Bozeman, Montana 59715-9255 The Ridge Center LLC PO Box 1795 Bozeman, Montana 59771 Maurice G & Heather L Witschard 307 N Black Ave Bozeman, Montana 59715-3609 Paul & Laurence Vosti Violich 2269 Chestnut St #909 San Francisco, California 94123 Paul R Swift 109 E Lamme St Bozeman, Montana 59715 Mountain View Investors LLC PO Box 699 Spearfish, South Dakota 57783 Donna Edgerley 305 N Church Ave Bozeman, Montana 59715 Daniel D Kilbride Trustee 2849 Westwood Dr Billings, Montana 59102 Christine Swan & Kevin Montano 210 N Black Ave Bozeman, Montana 59715 Sixdot Development LLC 111 N Tracy Ave Bozeman, Montana 59715 Rae Wilde 1456 Ferry St Se Salem, Oregon 97301 Kenyon Noble Lumber Co Po Box 1109 Bozeman, Montana 59771 Dawn A Chesarek 1127 Yellowstone Ave Billings, Montana 59102 Tommy & Linda Hinman 116 N Black Ave Bozeman, Montana 59715 Maragret Stewart 310 N Black Ave Bozeman, Montana 59715 Charles Soper 124 N Black Ave Bozeman, Montana 59715 12 220 NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the Bozeman Municipal Code. This new ordinance contains the following requirement: Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and Community Development. A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in 2.05.1230, the following shall be performed: 1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines (BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class. 2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and Community Development. B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete application. I, , hereby certify that I have delivered via certified mail, e- mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known as in compliance with Section 2.05.1230 of the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed incomplete and may result in a delay in the review of this project. Signature Date (Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11) NEIGHBORHOOD RECOGNITION ORDINANCE COMPLIANCE CERTIFICATE On December 10, 2007 the Bozeman City Commission adopted the Neighborhood Recognition Ordinance as part of the Bozeman Municipal Code. This new ordinance contains the following requirement: Section 2.05.1230, Responsibilities of Individuals or Entities Submitting an Application to the Department of Planning and Community Development. A. In order for the City Liaison to effectively perform their duties executing the intent and purpose of this chapter, as defined in 2.05.1230, the following shall be performed: 1. As part of any application to the Department of Planning and Community Development, the applicant shall provide written notice via certified mail, e-mail, facsimile transmission, and/or personal delivery to the City Liaison if notification guidelines (BMC 38.40) require that notice be posted “on-site”, published in the local newspaper or mailed first class. 2. Such notice shall contain a complete set of application materials as submitted to the Department of Planning and Community Development. B. Failure to provide proof of such mailing via certified mail, e-mail and/or facsimile transmission report to the most recent City Liaison address, e-mail address and/or fax number of record, or an affidavit attesting hand delivery, shall result in an incomplete application. I, , hereby certify that I have delivered via certified mail, e- mail, facsimile transmission or hand delivery written notice and a complete set of application materials for the project known as in compliance with Section 2.05.1230 of the Bozeman Municipal Code. I further understand that failure to comply will result in this application being deemed incomplete and may result in a delay in the review of this project. Signature Date (Neighborhood Recognition Ordinance Compliance Certificate – Prepared 1/7/08, revised 11/14/11) Susan Riggs Block M April 1, 2013 13 221 Site Parking Garage (420 spaces) Beall Park Historic Downtown Aerial Image 2012 (Source: Bozeman GIS Dept.) 14 222 EXISTING STRUCTURES DISCUSSION The scale and character of the historic core should be protected but other downtown districts should be able to accommodate contemporary development of greater height and density. - Downtown Bozeman Improvement Plan, Page 12 This application includes the demolition of three existing residences. In terms of historic signicance, 201 and 207 North Black Avenue were designated as “contributing” by the 1984 Montana Historical and Architectural Inventories. 15 East Lamme was designated as “neutral.” Note that a large residential structure, 3 East Lamme, was removed in 1986. These existing single family residences are technically non-conforming uses within the B3 district. The Downtown Plan contemplates demolition of these residences as shown in the Illustrative Examples on Pages 20-21. Demolition is necessary for both initial subdivision infrastructure improvements as well as construction of the new residences. As noted in the phasing discussion, the infrastructure design, infrastructure installation and the concurrent preparation of construction documents represent signicant investment in the overall project by the developer and necessitate approval of demolition after Preliminary Plat/Preliminary Site Plan approval. As part of the demolition and removal plan, the applicant will explore the relocation and/or salvage of all three structures. Please note that three inventories were updated and submitted to the Historic Preservation Oce with this Preliminary Site Plan/COA Application. Aerial Image 1942 (Source: Pioneer Museum.) 16 224 DESIGN All streets and sidewalks in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing… The scale and character of the historic core should be protected but other downtown districts should be able to accommodate contemporary development of greater height and density… Housing—for all income levels—should be encouraged by a variety of methods… - Downtown Bozeman Improvement Plan, Pages 12-13 The design draws inspiration from the diagram of traditional row houses with a front stair up to a front porch and main oor approximately seven feet above the sidewalk elev ation and a second exterior stair down to a courtyard and entry to a lower level apartment approximately 3 feet below the sidewalk elevation. These two units are referred to as ‘vertical duplexes’ in accordance with modern building codes. The vertical duplex structures have been designed to be constructed in pairs sharing a common wall the full height of the buildings. There are three sizes of buildings with the largest being located at the four corners of the block and the medium and small units being located on internal lots. In order to reduce visual mass, provide opportunities for side facing windows and more architectural variety, each pair of buildings is stepped back and down toward its neighbor. Smaller structures are connected at the garage level allowing for more open space between each pair of structures. Material transitions and steps in building forms reduce the perceived mass of the structures and provide visual variety. Exterior materials draw inspiration from vernacular architecture of the region including board formed concrete, metal panels and wood siding. The site plan was designed to provide small yards on North Black Avenue and North Tracy Avenue to serve as a transition from the downtown to the residential neighborhoods to the north. Required parking (two spaces per lot) is all enclosed within the garages accessed o the cen tral shared driveway. Inherent to this inll project are many elements of sust ainability including: · Location—On walkscore.com, a website that applies metrics to a specic site in order to rate its overall walkability, Block M received a score of 97 out of 100. This range is described as: “Walker’s Paradise—daily errands do not require a car” (www.walkscore.com). · Density—20-40 units per acre is an appropriate density for this site as a transition from downtown to the residential neighborhoods to the north. · Access to existing infrastructure- this inll site is served by existing utilities and is located within all municipal service areas which may oset housing demands on the outs kirts of town. · Useable roofs with gardens– because of the overall lot coverage and the lack of traditional backyards, each lot includes access from an enclosed stair to a rooftop area that can serve as an outdoor living space including such amenities as raised planter beds and a covered siting area with exceptional views. 17 225 CONCEPTUAL SITE PLAN 18 226 CONCEPTUAL RENDERINGS 19 227 CONCEPTUAL RENDERINGS 20 228 CONCEPTUAL RENDERINGS 21 229 CONCEPTUAL RENDERINGS 22 230 MATERIALS New buildings should be designed to the level of permanence and quality appropriate for a downtown setting… - Downtown Bozeman Improvement Plan, Page 13 The following materials are proposed. Please refer to the elevations in the drawing set for specic locations. BOARD FORMED CONCRETE STAINED AND SEALED WOOD SIDING PRE FINISHED CORRUGATED METAL SIDING ALUMINUM CLAD WOOD WINDOWS SEALED WOOD SIDING (@ ENTRIES) BONDERIZED SHEET METAL TRIM COLORED ENTRY DOORS PAINTED BOARD & BATTON SIDING PRE FINISHED STANDING SEAM METAL SIDING RANDOM WIDTH) COLORED GARAGE DOORS 23 231 LANDSCAPING Natural features and the surrounding mountain setting should be highlighted and emphasized whenever possible, strengthening the amenities unique to the city of Bozeman. - Downtown Bozeman Improvement Plan, Page 13 Courtyards and plazas should be made a priority in new development... - Downtown Bozeman Improvement Plan, Page 16 As part of an integrated trac and streetscape impr ovement plan, street trees should be planted throughout the downtown core area to enhance the urban environment. - Downtown Bozeman Improvement Plan, Page 22 The landscape plan for the Block M development recognizes the importance of creating a sense of place for individual owners and recognition of pattern in the urban environment. Each home features a recessed patio with seating for the lower level, a small area of open space and a simple drift of grasses or shrubs for color and texture. The entire plan is meant to utilize clean lines and simple organization. The recessed patios will each have a planter for ornamental grasses and a oating bench for informal gatherings . Materials will compliment the exterior of the buildings through the use of architectural pebbles and concrete unit pavers. Planters will be made of architectural steel that compliments the concrete surfaces and architectural pebbles. Boulevard plantings consist of canopy trees and lawn grass. The pattern of boulevard trees is made to compliment the architecture and also provide room for utilities to serve the buildings. The pattern also allows for each home to have a six foot sidewalk from the street to the stairs that serve each unit. Because each duplex will be located on an individual lot and could be subject to sketch plan review, provisions related to landscape performance standards (the points system) do not apply in accordance with Section 38.26.020.B.1. Note that this block is shorter than a typical downtown Bozeman block in terms of width. A public alley is not proposed; therefore, the provisions in the Downtown Plan related to “greening” the alleys are not applicable. 24 232 PARKLAND It is very unusual for development within any downtown to be charged a fee for parks. This is for several reasons. First, parkland is most usually needed on the outer edge of a community where families with children are settling. Downtowns do not typically attract that demographic and thus if development is charged such a fee, in a sense it is subsidizing edge development. This is contrary to planning principles involving inll. Second, downtowns usually already have, or are close to, existing parks with sucient capacity for more use; rarely are entirely new parks needed. Finally, the people who live in, work in, and visit downtowns use public space dierently. They t end to use the sidewalks, cafes and coeehouses for relaxing, passive recreation and so cializing. In some ways parks are superuous. We recommend this fee be specically de dicated to the downtown district and used as a funding source for the “green” strategies outlined in this plan; improving sidewalks, greening streets and alleys, creating small parks along Bozeman Creek, and creating or improving other public spaces and facilities within the downtown. - Downtown Bozeman Improvement Plan, Page 39 Parkland: Because this is a downtown inll residential project in the B3 zoning district, parkland is proposed to be provided through the cash-in-lieu program as identied in 38.27.030. The following calculation applies: · Requirement: 0.03 acres per dwelling unit x 40 dwelling units (with cap of 12 units per acre) = 0.36 acres · Credit for four residences = 0.12 acres · Remaining cash-in-lieu proposed = 0.24 acres Beall Park is located one block to the north and could use cash-in-lieu of dedicated parkland to improve existing amenities. 25 233 OPEN SPACE The code requirement for open space is 100-150 square feet per unit. This area is proposed to be met through the following outdoor amenities: · Rooftop decks are designed to serve the residents of the main dwelling units and range in size from 585 square feet (interior units) to 715 square feet (corner units). These rooftop decks exceed the minimum standards required by the UDC. · Front plazas are designed to serve the potential residents of the lower level apartments with benches and cast concrete pavers. Hooks will provide an easy way to store bicycles and provide additional street interest. Please refer to the landscape plan for more detail. The larger shared patios are 200 square feet and the smaller end unit patios are 57 square feet (note however, that these end units also have access to a yard area). 26 234 LIGHTING ...each district should be identied according to i ts unique character… Such unique place names can evolve as people begin to live there and identify with them and their attributes… Completing the side street enhancements that have already been developed for downtown – The Downtown Streetscape Project – will help to strengthen the connection between downtown and surrounding neighborhoods - Downtown Bozeman Improvement Plan, Pages 15-16 While the Downtown Plan discusses completing side street enhancements to draw people to Babcock and Mendenhall, it does not specically address street lightin g in the transition areas farther north and south. City regulations do not require subdivision lighting for the intersections of local streets. At this time, the existing nonconforming street lights are proposed to be removed and no new subdivision lighting is proposed. A more comprehensive downtown lighting plan, perhaps with specied xtures per identied district, should be developed prior to the ins tallation of any new street lights to avoid having a hodge- podge of light xtures downtown. This site plan application includes minimal lighting to ensure that porches, stairs and garage doors are safely lit without any excessive or obtrusive lighting to negatively impact the neighborhood. The following lighting is proposed at this time: · One recessed porch light per porch (see attached cutsheet) · One recessed can light centered on each garage door (see same cutsheet) Proposed located of recessed lighting 27 235                                                                                                                                                                                                                                                                                                                                                                                                                 28 236                                                                                                                                                                                                                                                                                                           29 237 PHASING Allow the City and other public sector partners to strategically target and leverage their funds. No city has enough funds to implement all its visions. Thus, cities seek to strategically direct public funds to the sites and uses that will leverage the most private investment. Over the course of a multi-phase downtown redevelopment, the ratio of public to private dollars will ideally be in the range of 1 public for 4 or 5 private dollars. The investment leverage realized on individual projects, however, varies widely depending on levels of risk, scale, and more. - Downtown Bozeman Improvement Plan, Page 41 The following phasing plan describes both the subdivision and building construction anticipated phasing. Please refer to the attached schedule and drawing for additional information. Subdivision Phasing: The subdivision portion of the project is proposed in three phases. While the developer will likely install all required subdivision infrastructure in one phase, some ex ibility, including the nal order of the proposed pha ses, is needed to be able to respond to changing market conditions and nancing methods. As an inll project, th e proposed phasing plan is intended to minimize disruption to the neighborhood and coordinate with City- planned improvements to existing infrastructure. [Note that the driveway and stormwater facilities are site improvements and are addressed on the following page.] · Phase 1 includes the proposed four southwesternmost lots (Lots 1-4) with frontage on East Lamme Street. Water and sewer stubs would be installed to connect to the existing mains in the street. Dry utilities for all 20 lots would be installed within the central access easement with this rst phase of development. Existing sidewalk s directly adjacent to these lots would be repaired where required. Existing street trees (except for one tree where noted) will be protected to City standards during construction. · Phase 2 (Lots 5-10) completes the southern part of the block with six additional lots. Service stubs would also be installed and connected to the existing mains in Lamme Street. Again, existing sidewalks directly adjacent to these lots would be repaired/replaced where necessary. City participation is anticipated during this phase to coordinate repair/replacement of existing curbs as well as mill and overlay of this section of East Lamme Street after the improvements are complete. All existing water service lines will be abandoned at the main in accordance with City requirements. Existing sewer lines will be abandoned within 5’ of the property line in accordance with city requirements. · Phase 3 (Lots 11-20) includes the 10 northern lots facing East Beall Street. In addition to water and sewer stubs, this phase would include installation of a new sewer main in East Beall Street connected to the existing main in North Tracy Avenue and repair of the street. City participation is anticipated during this last phase to coordinate replacement of the adjacent sections of East Beall Street, North Tracy Avenue and North Black Avenue. 30 238 PHASING (continued) Site Plan Phasing: After the rst nal plat approval, construction of t he corresponding buildings and related site improvements (including paving the shared driveway and stormwater facilities) will begin. Because each vertical duplex will be on a separate lot, separate building permits will be obtained for each structure; however, we anticipate that the structures will be constructed in pairs. The structures are designed to be constructed in pairs to avoid large expanses of exposed shared walls as a result of phased construction. Note that the smaller areas of exposed shared walls will be sided to match the adjacent walls to ensure an appropriate interim elevation for the neighborhood between phases of construction. The central shared drive access will be paved to the edge of each developed lot with the remainder being an all-weather surface in accordance with emergency services requirements. Stormwater facilities will be installed prior to building permits to accommodate impervious surface runo. Landscaping will be completed or nancially gua ranteed prior to occupancy. Note that both subdivision and site improvements, specically, the overall site grading, installation of th e dry utilities (including underground power and communication lines) and the gravel base for the central drive access to ensure adequate provisions for emergency services) necessitate the demolition of the three existing residences in advance of submitting a building permit. As shown on the attached schedule, construction documents will be in process during the installation of this initial phase of infrastructure to allow submittal of building permits directly after the rst nal plat approval. The infrast ructure design, infrastructure installation and the concurrent preparation of construction documents represent signica nt investment in the overall project by the developer. Again, please refer to the attached schedule and drawing for additional information. 31 239 Block MBlock MBlock MBlock MOwnerPreliminary Project Schedule 04-10-2013Preliminary Project Schedule 04-10-2013Preliminary Project Schedule 04-10-2013Preliminary Project Schedule 04-10-2013Architect/Design TeamWorking DRAFTWorking DRAFTWorking DRAFTWorking DRAFTMunicipal Planning / BuildingContractorFeb Mar Apr May Jun Jul Aug Sept Oct Nov Dec Jan Feb Mar Apr MayConcept AnalysisFinalize Contract, Scope & ProgramCivil SurveySchematic Design (SD)Prepare PreApp Submit PreApp & Concept SketchesMunicipal Review (PreApp & Concept Sketches) Note: requesting a 2-week DRC reviewPrepare Pre Plat (PP) & Preliminary Site Plan (PSP) ApplicationsOwner Review/Approval (SD)Submit PP & PSP ApplicationsMunicipal Review (PP & PSP) Note: requesting 8-week PP/PSP reviewSubmit Demo PermitDemo Permit Review Note: requesting demolition permit approval right after PSP/PP approvalDemolition Subdivision Infrastructure DesignMunicipal Review (Plan & Specs) Note: requesting concurrent Engineering review of plan & specs with approval right after PP approvalSubdivision Infrastructure Installation (and installation of private drive)Design Development (DD)Owner Review/Approval (DD)Submit FSP ApplicationMunicipal Review (FSP)Prepare Final Plat ApplicationsSubmit Final Plat ApplicationMunicipal Review (Final Plat) Note: requesting intial review of Final Plat paperwork prior completion of improvementsConstruction Docs (CDs)/Prepare Building Permit SubmittalOwner Review/Approval (50% CDs)Owner Review/Approval (CDs)Submit Building PermitMunicipal Review (BP) Note: requesting 5-week Building Permit reviewBuilding Construction (anticipated to be in pairs)*Note: if subdivision is completed in more than one phase, second and third phases are anticipated to begin in early Spring 2014.2014201420142014201320132013201332 240 1 DRAFT DECLARATION OF PROTECTIVE COVENANTS AND RESTRICTIONS FOR BLOCK M SUBDIVISION THIS DECLARATION is made this ______day of ________, 2013, by Block M, LLC., hereinafter referred to as "Declarant"; W I T N E S S E T H : WHEREAS, Declarant is the owner of the following described property situated in the City of Bozeman, County of Gallatin, Montana: Block M, in the plat of Bozeman City & Portions of Abandoned Beall Street located in the NW ¼ of Section 7, T2S, R6E, P.M.M., City of Bozeman, WHEREAS, Declarant intends to develop, sell and convey the above-described real property, hereinafter referred to as "Block M"; and, WHEREAS, Declarant is creating a townhome-style subdivision with vertical duplexes that have common walls; and WHEREAS, Declarant desires to subject all of said real property, together with the lots contained therein, to the covenants, conditions, restrictions and reservations herein set forth and referred to as "Covenants”; NOW, THEREFORE, Declarant does hereby establish, dedicate, declare, publish and impose upon the property the following Protective and Restrictive Covenants, which shall run with the land, and shall be binding upon and be for the benefit of all persons claiming such property, their grantors, legal representatives, heirs, successors and assigns, and shall be for the purpose of maintaining a uniform and stable value, character, architectural design, use, and development of the property. Such Covenants shall apply to the entire property, and all improvements placed or erected thereon, 33 241 2 unless otherwise specifically excepted herein. The Covenants shall inure to and pass with each and every parcel, tract, lot or division. Said Covenants shall be as follows: ARTICLE I DEFINITIONS Section 1. The term "Association" shall mean the owners lots or units within Block M, their successors and assigns. The Association may be incorporated as a Montana nonprofit corporation, with its members as the property owners. Section 2. The term "member" shall mean the owner of a lot or unit in Block M. Each owner agrees to abide and be bound by these Covenants, the Articles of Incorporation and Bylaws (if any), and the rules, regulations, and resolutions of the Association, if any. During any meeting regarding shared responsibility and/ or maintenance shared by all the lots, each lot shall be represented by one member with one vote. Section 3. The term "owner" shall mean any person or entity owning a fee simple interest in a lot or unit or a contract purchaser of such lot or unit, whether one or more persons or entities, owning or purchasing a lot or unit, but excluding those having a mortgage or an interest merely as security for the performance of an obligation; provided, however, that prior to the first conveyance of a lot for value, the term "owner" shall mean "Declarant" or its successors or assigns. The term "person" hereinafter shall include any person, persons or entities. Section 4. The term "contract purchaser" shall mean a person buying a lot or unit pursuant to a contract for deed, Montana Trust Indenture or mortgage. Section 5. The terms "properties" or "lots" or “unit” shall mean all of the real property herein described and subsequently surveyed and platted into lots in Block M Subdivision, according to the official plats thereof filed of record in the office of the Clerk and Recorder of Gallatin County, Montana or created pursuant to the Montana Unit Ownership Act. Section 6. The term "Directors" shall mean an owner of each lot or Unit. Until 80% of the townhomes or units have been sold, the Declarant shall have the right to appoint the Directors, who shall not be required to be townhome owners, unit ownersor members of the Association. The initial number of Directors to be appointed by the Declarant shall be three. Section 7. The term "Declarant" shall mean and refer to Block M, LLC and its successors and assigns. 34 242 3 Section 8. The term “improvements” shall include, but not be limited to, all buildings, garages, garage approaches, driveways, stairs, decks, roads, fences, screening walls and barriers, hedges, plantings, trees and shrubs, retaining walls, yard and lawn ornaments or artwork, exterior lighting, solar panels, water lines, sewer lines, electrical, gas, telephone and internet transmission lines, cable television lines, television and radio transmission facilities, poles, signs, and all other structures, installations, and landscaping of every type and kind, whether above or below the land surface. Section 9. Other definitions may be found throughout these covenants and those definitions are binding upon all owners. Any term not specifically defined shall be deemed to have a common and ordinary meaning. ARTICLE II PROPERTY USE AND CITY REQUIRED COVENANTS Section 1. Each ownership includes the right to use the central driveway as specified in the access easement. Garbage cans must be completely enclosed within garages except for the 12 hours before or after garbage pickup. Garage doors shall generally be kept closed except during occupation of the garage by the resident(s) of the units. Each lot shall be individually responsible for the maintenance and repair of any interior parking areas and garage stalls. Section 2. All owners shall jointly share the responsibility of and cost of maintenance of everything from the back of curb to the face of the buildings including but not limited to: boulevards, sidewalks, landscaping, plazas, exterior stairs, driveways, drive approaches, stormwater facilities, exterior lighting and building exteriors. Maintenance shall be by a designated entity or entities and shall include, but not be limited to, irrigation, trimming, mowing, planting, weed control, painting, staining, siding repair/replacement and snow and ice removal as required by the City of Bozeman. Maintenance and repair caused by willful or negligent acts of owners shall include, but not be limited to, maintenance and repairs required as a result of utility installation or repairs, or other actions of contractors or agents of the owner. Any such act shall be the sole responsibility of the individual lot owner causing the act. All lots owners are individually responsible for the maintenance and upkeep of rooftop decks and gardens which must at all times be kept in a safe and clean condition. Section 3. No exterior alterations, additions or modifications shall be allowed without the approval of the Association. Section 4. Units may be used as rentals, vacation rentals, and for limited commercial activities including offices and other similar uses. Retail and manufacturing uses are not permitted. All uses must be in compliance with the City Municipal Code. 35 243 4 Section 4. No noxious odors or offensive activity shall take place upon any portion of a lot nor shall anything be done thereon which may be, or may become, an annoyance to the neighborhood. Section 5. Home movie theaters and sound systems, both interior and exterior, shall be constructed so as to minimize sound, noise, and base reverberation, to any adjacent owners and the neighborhood. Section 6. All dogs, cats and other pets shall be strictly controlled by their owners to prevent any interference or harassment of wild birds or animals in the subdivision or on surrounding or adjacent properties. If any animals are caught or identified chasing or otherwise harassing other animals or people, or have become a nuisance or annoyance to neighboring property owners, any Owner shall have the authority to have such animal or animals impounded in accordance with the City of Bozeman animal control regulations. Section 7. No signs shall be erected on any privately owned lot or unit except in the case of commercial uses which may have up to 2.25 square feet of wall-mounted signage. Section 8. No pickup camper, camping trailer, snowmobile, boat, trailer, motor home, motorcycle, four-wheeler, ATV, or any type of vehicle or similar item used for recreational purposes shall be used for habitation, overnight, or guest use, and such vehicles may not be placed or left upon a lot, driveway or adjacent street. Parking of any vehicle is prohibited in and on the driveway/garage approaches. Section 9. No temporary structures, trailers, campers, motor homes, tents, or similar structures shall be used as a residence on any lot. Section 10. There are reserved, as shown on the plat and as may otherwise be reserved, easements for the purposes of constructing, operating, maintaining, enlarging, reducing, removing, laying or re-laying transmission lines, pipes, and related facilities and equipment for utilities, including, but not limited to, those providing gas, communication, and electrical power. Section 11. City sewer and water lines, power, natural gas, cable television, and telephone primary service lines are provided to each lot. All such utility lines shall be laid underground. Section 12. All solar panels or systems, satellite systems, wireless DSL connections, or antennae of any kind, must meet the requirements of all applicable building codes and FCC regulations. Satellite dish size shall not exceed two feet in diameter. All satellite dishes shall be inconspicuously located on the roof, and screened from neighboring and street views. Section 13. City of Bozeman Standard Covenants. 36 244 5 a. Any covenant which is required as a condition of the preliminary plat approval and required by the City Commission may not be amended or revoked without the mutual consent of the owners in accordance with the amendment procedures in the covenants, and the City Commission. Section 14. All zoning, land use regulations and all other laws, rules and regulations of any government or agency under whose jurisdiction the land lies are considered to be part of these Covenants and enforceable hereunder; and all of the owners of said lands shall be bound by such laws, rules and regulations. In the event there is a conflict between the Covenants and the applicable zoning, the most restrictive provision of either the Covenants or the zoning shall control. ARTICLE III BLOCK M OWNERS Section 1. The owners of lots within Block M share common obligations. To that end, each lot or unit shall be entitled to one vote on any matter common to all twenty lots. Each lot owner has the right to enforce the Covenants. The owners shall establish a property owners’ association for the purpose of enforcing these Covenants and operating the Association for the benefit of all members therein. Any action regarding common obligation may be carried out and any obligation inuring there from become an obligation of each owner if owner provided five (5) days notice of the meeting and the item or topic. A vote to carry out an action shall require the affirmative vote of a majority of owners present at any noticed meeting. Section 2. For the purpose of determining voting, at any meeting a person or entity shall be deemed to be an owner upon the recording of a duly executed deed to that owner, or upon the recording of a Notice of Purchaser's Interest or an Abstract of Contract for Deed showing a contract purchase by an owner. The legal title retained by the vendor selling under contract shall not qualify such vendor for membership. Foreclosure of a mortgage, trust indenture or the termination or foreclosure of a contract for deed wherein title is vested in the mortgage, beneficiary or original seller on a contract, or repossession for any reason of a lot or unit sold under a contract shall terminate the vendee's membership, whereupon all rights to such membership shall vest in the legal owner. Section 3. The annual meeting of the owners shall occur on the 1st Monday of June of each year, at a time and place determined and noticed by the lot owners. At the annual meeting, the lot owners shall review and approve a budget for the next year, shall elect Directors if desired, and shall conduct such other business as shall be reasonable or necessary to carry out the purpose of the Declarations. 37 245 6 Section 4. Any special meetings may be called by any two owners 48 hours' notice, in writing. Section 5. Notice of annual and special meetings shall be mailed to owners at the address for each owner as provided by the owner. ARTICLE IV ANNUAL AND SPECIAL ASSESSMENTS Section 1. Assessments. Each owner, whether or not it shall be so expressed in any deed or contract, is deemed to have agreed to these Covenants, and to pay to the fund established by the owners: a. Annual assessments or charges; and, b. Special assessments for capital improvements, which may be held in reserve or expended in the year of collection. Once approved by a majority of owners present at a notice meeting, the annual and special assessments, together with interest, costs and reasonable attorney's fees, shall be a charge on the lot or unit, and shall be a continuing lien upon the lot or unit against which each such assessment is made. Each assessment, together with the interest, costs and reasonable attorney's fees, shall be the personal obligation of the owner of such lot or unit at the time when the assessment are due. Section 2. Purpose of Assessments. The assessments shall be used to promote the recreation, health, safety, convenience and welfare of the owners, for the improvement, repair and maintenance of the boulevards, sidewalks, landscaping, plazas, exterior stairs, driveways and drive approaches, stormwater facilities, exterior lighting and building exteriors, common snow removal and for any other purposes, expressed or implied, in these Covenants. Section 3. Amount and Approval of Assessments. The maximum annual assessment per lot or unit which may be made in every calendar year shall not substantially exceed the projected and budgeted actual and reasonable costs to be incurred by the Association during the coming year in carrying out the purposes herein set forth, and may include a reasonable reserve for contingencies. Section 4. Special Assessments for Capital Improvements. In addition to the annual assessments authorized above, the owners may levy special assessments for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, or other capital improvements on the properties including 38 246 7 fixtures and personal property related thereto, provided that any such assessment shall have the approval of two-thirds (2/3) or more of all of the votes of the members who are present at a meeting duly called for that purpose. Section 5. Uniform Rate of Assessment. Annual assessments shall be fixed at a uniform rate for each lot. The assessments may be collected on a monthly, quarterly or annual basis, or any other regular basis. Special assessments shall be fixed at the same rate for each lot affected by the special assessments Section 7. Date of Commencement of Annual Assessments: Due Dates. Except as herein provided, the annual and special assessments provided for herein shall be due on the date determined by the Lot owners Section 8. Effect of Nonpayment of Assessments Any assessment, annual or special, not paid within thirty days after the due date shall bear interest from the due date at the rate of ten percent (10%) per annum. Any owner or owners may bring an action at law against the owners obligated to pay the same or foreclosure the lien against the property. No owner may waive or otherwise escape liability for the assessments provided for herein by non-use or by abandonment of their lot or unit. Upon delivery of the notice of assessment to the owner, the assessment shall be a lien upon the owner's property. A Notice of Lien may be recorded with the Clerk and Recorder of Gallatin County, Montana. In the event of non-payment within thirty days after the recording of the notice of lien, any owner, on behalf of all owners, may foreclose the lien in the manner set forth under Montana law for the foreclosure of liens against real property. The enforcing owner is entitled to collect during an action for delinquent assessments any and all reasonable attorney fees and costs accrued prior to and in association with the collection of delinquent assessments. Section 9. Sale or Transfer of a lot. The sale, transfer or encumbrance of any lot or unit, shall not affect the assessment lien if recorded in the records of Gallatin County, Montana, or the personal liability of the owner responsible for the assessment. No sale or transfer to a third party with actual or constructive knowledge of an assessment shall relieve such new owner from the liability for any outstanding assessments, or from any assessments thereafter becoming due, or from the recorded lien thereof. A person or entity purchasing a lot shall be responsible for checking with owner for any outstanding assessments against said lot before the closing upon the purchase. ARTICLE V 39 247 8 TERM, ENFORCEMENT, APPLICABILITY AND CHANGE Section 1. The provisions of these Covenants shall be continuous and binding until terminated. For an initial term of five years from the date of these Covenants, or until 80 percent of the owners in Block M Subdivision have been sold, whichever first occurs, these Covenants may be modified, altered or amended only with the consent of the Declarant, or its assigns. After the initial five year term for these Covenants, or after 80 percent of the lots have been sold, whichever first occurs, the provisions of these Covenants may be changed or amended or additional Covenants added, in whole or in part, upon approval of 80 percent of the votes of the owners at a meeting duly noticed and called for that purpose. The dedications or easements for driveways or utilities shall not be changed without the unanimous consent of all of the owners affected by the change. Any covenant required as a condition of subdivision approval shall not be altered or amended without the agreement of the governing body. Any change of these Covenants shall be effective upon the filing and recording of such an instrument in the office of the Gallatin County Clerk and Recorder. Any change in these Covenants shall not affect existing structures and uses of the lots. The Directors shall execute and record the amendment, change, or addition, with the Clerk and Recorder of Gallatin County, Montana. Section 2. Enforcement of these Covenants shall be by proceedings either at law or in equity against any person or persons violating, or attempting to violate, any Covenant; and the legal proceedings may be to restrain violation of these Covenants, to recover damages, or both. Should any lawsuit or other legal proceeding be instituted by any owner against an owner alleged to have violated one or more of the provisions of these Covenants, the prevailing party shall be entitled to recover the costs of such proceeding, including reasonable attorney’s fees associated with the action, as may be ordered by the court. Section 3. The failure of Declarant, or an owner, to enforce any Covenant or restriction contained herein shall not be deemed a waiver, or in any way prejudice the rights to later enforce that Covenant, or any other Covenant thereafter, or to collect damages for any subsequent breach of Covenants. The waiver of a Covenant provision by the owners or non-action of the owners or Declarant in the event of a violation of a Covenant by a particular owner or lot shall not be deemed to delete or waive the Covenant or enforcement thereof as it pertains to other owners or lots. 40 248 9 Section 4. Invalidation of any one of these Covenants by judgment or by Court order shall in no way affect any of the other Covenants or provisions, all of which shall remain in full force and effect. Section 5. In any conveyance of the above described real property or of any lot thereon, it shall be sufficient to insert a provision in any deed or conveyance to the effect that the property is subject to protective or restrictive Covenants without setting forth such restrictions and Covenants verbatim or in substance in said deed nor referring to the recording data. All of the above described real property and lots shall be subject to the restrictions and Covenants set forth herein, whether or not there is a specific reference to the same in a deed or conveyance. IN WITNESS WHEREOF, Declarant has hereunto set its hand as of this ______ day of ____________, 2013. Block M, LLC. By: _________________________________ STATE OF MONTANA ) :ss. County of ____________ ) On this ______day of ___________, 2013, before me, the undersigned, a Notary Public of the State of Montana, personally appeared _____________________, known to me to be the ________________ of Block M, LLC., who executed the within instrument, and acknowledged to me that he executed the same on behalf of said company. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal as of the day and year first above written. ______________________________________ NOTARY PUBLIC for the State of Montana Printed Name___________________________ Residing at _____________________________ My Commission expires ___________________ 41 249 250 A R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2013 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715 Fax: 406.582.8911Ph: 406.582.8988PRELIMINARY NOT FOR CONSTRUCTION A0.1 PDB Block M COVER SHEET N.Tracy-N.Black @ E.Lamme-E.Beall SD 04-10-2013 111 North Tracy Avenue Bozeman Montana, 59715 Ph. (406) 582-8988 Fx. (406) 582-8911 www.intrinsikarchitecture.com Block M, LLC. Bozeman, Montana, 59715 APRIL 10, 2013 ISSUED FOR: COA APPLICATION Intrinsik Architecture, INC.Architect N.Tracy-N.Black @ E.Lamme-E.Beall Owner BLOCK M DRAWING INDEX A0.1 COVER SHEET C1.0 CIVIL SURVEY A1.1 ARCHITECTURAL SITE PLAN C1.1 CIVIL SITE PLAN C1.2 MASTER UTILITY PLAN A2.1 FLOOR PLANS A3.1 BUILDING ELEVATIONS A3.2 BUILDING ELEVATIONS A3.3 PERSPECTIVES L1.0 OVERALL LANDSCAPE PLAN & IRRIGATION L1.1 LANDSCAPE PLAN WEST L1.2 LANSCAPE PLAN EAST L1.3 LANDSCAPE PLAN DETAILS 251 EXISTINGDESCRIPTIONLEGENDSHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:13009T2MONTANA WASHINGTON IDAHO GREAT FALLS-BOZEMAN-KALISPELL BY DATE DESCR LEWISTON SPOKANE REVISIONS Engineering tdhengineering.com BY DATE DESCR BY DATE DESCR BLOCK M - SITE TOPOGRAPHY BOZEMAN, MONTANA BLOCK M, PLAT OF BOZEMAN CITY, & PORTIONS OF ABANDONED BEALL STREET IN NW1/4, SEC. 7, T2S, R6E, P.M.M., GALLATIN COUNTY B13-00902/26/13164/38.DWGSA252 EAST BEALL STREET (R.O.W. 60' RECORD WIDTH)NORTH TRACY AVENUE (R.O.W. RECORD WIDTH VARIES)EAST LAMME STREET (R.O.W. 60' RECORD WIDTH)NORTH BLACK AVENUE (R.O.W. 58' RECORD WIDTH)11 ON-STREET PARKING SPACES 11 ON-STREET PARKING SPACES BLDG. TYPE C BLDG. TYPE C BLDG. TYPE C BLDG. TYPE C BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE A BLDG. TYPE B BLDG. TYPE B BLDG. TYPE B BLDG. TYPE B A R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2013 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715 Fax: 406.582.8911Ph: 406.582.8988PRELIMINARY NOT FOR CONSTRUCTION A1.1 PDB Block M ARCHITECTURAL SITE PLAN N.Tracy-N.Black @ E.Lamme-E.Beall SD 04-10-2013 N SITE STATISTICS Zoning = B3 (Central Business District) Community Plan Land Use Designation = Community Core Lot Size = 44,001 SF Total Units = 20-40 dwelling units Total Density = 20-40 units per acre (up to two units per lot) Building Footprints = 26,632 SF Lot Coverage (buildings only) = 61% Lot Coverage (total impervious surfaces) = 88% Total Floor Area = 70,532 SF Floor Area Ratio (FAR) = 1.6 1" = 20'-0"A1.1 1 ARCHITECTURAL SITE PLAN PARKING CALCULATIONS Required Spaces (1 per unit) = 40 units x 1 space = 40 spaces Provided Spaces (onsite) = 40 spaces Provided Spaces (on street) = 22 spaces Total Available Spaces = 62 spaces PARKLAND CALCULATIONS Required Parkland (0.03 acres per unit with cap at 12 units per acre) = 0.36 acres Credit for Existing 3 Residences = 0.09 acres Remaining Parkland = 0.27 acres proposed through cash-in-lieu program SITE PLAN NOTES: 1. Existing boulevard trees to remain except where noted (see landscape plan). 2. Four existing service lines to be abandoned in accordance with City requirements. 3. See civil plans for utility information. 253 SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-009 SITE PLANREV DATE Engineering tdhengineering.com REVISION BLOCK M BOZEMAN, MONTANA PRELIMINARY SITE PLAN B13-009APRIL 2013.DWGSHT #254 SHEETDESIGNED BY:QUALITY CHECK:JOB NO.FIELDBOOKDRAWN BY:DATE:B13-009 MUPREV DATE Engineering tdhengineering.com REVISION BLOCK M BOZEMAN, MONTANA MASTER UTILITY PLAN B13-009ARPIL 2013.DWG1MRMMRM255 WH WH WGARAGE STUDIO APARTMENT ELEVATOR CLOSET BATH MECH. UP UP MECH. STUDIO APARTMENT LIVING ROOM DINING ENTRY KITCHEN LAUNDRY PANTRY POWDER ELEVATOR UP DN UP BEDROOM BATHROOM BEDROOM MASTER BEDROOM CLOSET MASTER BATH ELEVATOR CLOSET CLOSET UP DN OPTIONAL ROOF DECK AND AMENITIES DN ELEVATOR GARAGE STUDIO APARTMENT ELEVATOR CLOSET BATH MECH. UP UP MECH. PLANTER LIVING ROOM DINING ENTRY LAUNDRY POWDER ELEVATOR UP DN UP KITCHEN BEDROOM BATHROOM BEDROOM MASTER BEDROOM CLOSET MASTER BATH ELEVATOR CLOSET UP DNDN ELEVATOR OPTIONAL ROOF DECK AND AMENITIES KITCHEN GARAGE DINING BATH BEDROOM CLOSET LIVING PLANTER UP ELEVATOR UP CLOSET MASTER BATH MASTER BEDROOM LIVING ROOM KITCHEN DINING POWDER ELEV. PANTRY BREAKFAST NOOK UPDN DN MASTER BEDROOM MASTER BATH ELEV. BEDROOM BATHROOM BEDROOM CLOSET UP DN LAUND. DN ELEVATOR OPTIONAL ROOF DECK AND AMENITIES A R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2013 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715 Fax: 406.582.8911Ph: 406.582.8988PRELIMINARY NOT FOR CONSTRUCTION A2.1 PDB BLOCK M FLOOR PLANS N.Tracy-N.Black @ E.Lamme-E.Beall SD 04-10-2013 3/32" = 1'-0"A2.1 1 TYPE A - FLOOR PLAN (BASEMENT) 3/32" = 1'-0"A2.1 2 TYPE A - FLOOR PLAN (MAIN FLOOR) 3/32" = 1'-0"A2.1 3 TYPE A - FLOOR PLAN (SECOND FLOOR) 3/32" = 1'-0"A2.1 4 TYPE A - FLOOR PLAN (ROOF DECK) 3/32" = 1'-0"A2.1 5 TYPE B - FLOOR PLAN (BASEMENT) 3/32" = 1'-0"A2.1 6 TYPE B - FLOOR PLAN (MAIN FLOOR) 3/32" = 1'-0"A2.1 7 TYPE B - FLOOR PLAN (SECOND FLOOR) 3/32" = 1'-0"A2.1 8 TYPE B - FLOOR PLAN (ROOF DECK) 3/32" = 1'-0"A2.1 9 TYPE C - FLOOR PLAN (BASEMENT) 3/32" = 1'-0"A2.1 10 TYPE C - FLOOR PLAN (MAIN FLOOR) 3/32" = 1'-0"A2.1 11 TYPE C - FLOOR PLAN (SECOND FLOOR) 3/32" = 1'-0"A2.1 12 TYPE C - FLOOR PLAN (ROOF DECK) TYPE A UNIT (TYPICAL)TYPE B UNIT (TYPICAL)TYPE C UNIT (TYPICAL) 256 TO. FIRST FLOOR T.O. ROOF 21' - 3" +/-6' - 3" +/-GRADE 27' - 6" +/-T.O. STAIR TOWER OPTIONAL COVERED DECK AND OUTDOOR GAS FIREPLACE (TYP.)37' - 6" +/-A R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2013 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715 Fax: 406.582.8911Ph: 406.582.8988PRELIMINARY NOT FOR CONSTRUCTION A3.1 PDB Block M BUILDING ELEVATIONS N.Tracy-N.Black @ E.Lamme-E.Beall SD 04-10-2013 3/32" = 1'-0"A3.1 1 SOUTH ELEVATION (FROM EAST LAMME) 3/32" = 1'-0"A3.1 2 NORTH ELEVATION (FROM DRIVEWAY) 3/32" = 1'-0"A3.1 3 EAST ELEVATION (FROM NORTH BLACK) (SOUTH) 3/32" = 1'-0"A3.1 4 WEST ELEVATION (FROM NORTH TRACY) (SOUTH) 257 TO. FIRST FLOORT.O. ROOF21' - 3" +/-7' - 6" +/-GRADE28' - 9" +/-38' - 10" +/-T.O. STAIR TOWEROPTIONAL COVEREDDECK AND OUTDOORGAS FIREPLACE (TYP.)A R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2013 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715 Fax: 406.582.8911Ph: 406.582.8988PRELIMINARYNOT FORCONSTRUCTIONA3.2PDBBlock MBUILDINGELEVATIONSN.Tracy-N.Black @E.Lamme-E.BeallSD04-10-2013 3/32" = 1'-0"A3.21NORTH ELEVATION (FROM EAST BEALL) 3/32" = 1'-0"A3.22SOUTH ELEVATION (FROM DRIVEWAY) 3/32" = 1'-0"A3.23EAST ELEVATION (FROM NORTH BLACK) (NORTH) 3/32" = 1'-0"A3.24WEST ELEVATION (FROM NORTH TRACY) (NORTH)258 A R C H I T E C T U R EI N C O R P O R A T E Dsheet project code address© 2013 INTRINSIK111 North Tracy Ave. Bozeman, Montana 59715 Fax: 406.582.8911Ph: 406.582.8988PRELIMINARYNOT FORCONSTRUCTIONA3.3PDBBlock MPERSPECTIVESN.Tracy-N.Black @E.Lamme-E.BeallSD04-10-2013PERSPECTIVE FROM EAST LAMME (NOT TO SCALE)PERSPECTIVE FROM EAST LAMME & NORTH TRACY (NOT TO SCALE)PERSPECTIVE FROM EAST LAMME (NOT TO SCALE)PERSPECTIVE FROM EAST LAMME (NOT TO SCALE)259 COMMON HONEYLOCUST 144 27 4782.04782.04782.0COMMON HONEYLOCUST 144 27 4782.04782.04782.0IRRIGATION: A.CITY WATER SERVICE SHALL BE USED FOR IRRIGATION SYSTEM. METER SEPARATELY. COORDINATE METER PIT WITH CIVIL. B.IRRIGATION MAINLINE SHALL BE 2" SCHD 40 PVC C.IRRIGATION LATERAL LINES SHALL BE 1" TO 1.5" POLYETHYLENE PIPE D.IRRIGATION DRIPLINE SHALL BE 1/2" TO 3/4" DRIPLINE E.IRRIGATION CONTROLLER SHALL BE RAINBIRD LX MODULAR OUTDOOR CONTROLLER OR APPROVED EQUAL. F.THOSE AREAS NEEDING OVERHEAD IRRIGATION (SOD AREAS) SHALL USE RAINBIRD 1804 SPRAY HEADS, RAINBIRD 3504 ROTORS, RAINBIRD 5004 ROTORS OR APPROVED EQUAL. G.THE IRRIGATION SYSTEM SHALL BE EXPANDED DURING EACH PHASE OF LANDSCAPE INSTALLATION. H.PROVIDE IRRIGATION SLEEVING UNDER ROADS AND SIDEWALKS. MIN. TWO (2) 4" SCHEDULE 40 PVC PIPES PER STREET CROSSING. BURIED AT 18" DEPTH. MIN. ONE (1) 4" SCH. 40 PVC SLEEVE PER SIDEWALK CROSSING. COORDINATE WITH CIVIL. PLANTING AND SITE NOTES: A.PLACE SHRUBS AND TREES WITH LANDSCAPE ARCHITECT PRESENT TO GIVE DIRECTION AND MAKE ADJUSTMENTS. B.ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.0-1996). C.VERIFY ALL QUANTITIES. THE ILLUSTRATED LOCATION SHALL DICTATE COUNT. D.COORDINATE PLANTING WITH IRRIGATION INSTALLATION. E.NO SUBSTITUTIONS WILL BE ALLOWED WITHOUT WRITTEN CONSENT FROM THE LANDSCAPE ARCH. F. PLANTS SHOWN REPRESENT AN AVERAGE OF INSTALLED SIZE AND MATURE/MAINTAINED SIZE G. ALL LANDSCAPE AREAS, PLANTING BEDS, TREES AND SHRUBS SHALL BE IRRIGATED USING A PERMANENT DRIP IRRIGATION SYSTEM. THOSE AREAS NEEDING OVERHEAD IRRIGATION (SOD AREAS) SHALL USE WATER EFFICIENT HEADS. H.IRRIGATION PLAN AND LAYOUT SHALL HAVE THE WRITTEN APPROVAL OF DESIGN 5 BEFORE INSTALLATION. I. ALL PLANT MATERIAL SHALL BE WARRANTIED FOR (1) ONE YEAR FROM THE DATE OF INSTALLATION. J. ALL EDGING TO BE NATURAL STEEL EDGING. K.ALL PLANTING BEDS TO BE MULCHED WITH SOIL PEP. L.BECAUSE EACH DUPLEX WILL BE LOCATED ON AN INDIVIDUAL LOT AND COULD BE SUBJECT TO SKETCH PLAN REVIEW, PROVISIONS RELATED TO LANDSCAPE PERFORMANCE STANDARDS (THE POINTS SYSTEM) DO NOT APPLY IN ACCORDANCE WITH SECTION 38.26.020.B.1 PROJECT: BLOCK M ARCHITECT: INTRINSIK ARCHITECTURE, INC. 111 N TRACY AVE BOZEMAN, MT 59715 (406) 582-8988 LANDSCAPE ARCHITECT: DESIGN 5, LLC 4249 COVER STREET BOZEMAN, MT 59718 (406) 600-O342 ENGINEER: TD&H ENGINEERING 234 E. BABCOCK BOZEMAN, MT 59715 (406) 586-4951 DRIP IRRIGATION ZONE SPRAY IRRIGATION ZONE BLOCK MBOZEMAN, MTBLOCK MREVIEW SETKM, TMS4/10/13BLOCK MBLOCK Mc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.0 OVERALL SITE PLAN & IRRIGATION APRIL 2013NORTHL1.0 2 IRRIGATION CONCEPT L1.0 1 OVERALL SITE PLAN 200 40' 300 60' 260 COMMON HONEYLOCUST 27 4782.04782.0PLANT LEGEND BOTANICAL NAME COMMON NAME SYM SIZE TYPE NOTES # ACER GINNALA AMUR MAPLE COTONEASTER LUCIDUS HEDGE COTONEASTER HELECTROCTICHON SEMPERVIVENS BLUE OAT GRASS POA PRATENSIS KENTUCKY BLUEGRASS SOD 10' 5 GAL 1 GAL SQ.FT. PER PLAN 8,129 SQ FT. CALAMAGROSTIS X ACUTIFOLIA KARL FORESTER GRASS PLANT 18" O.C.2121 GAL POT GLEDITSIA TRIACANTHOS COMMON HONEYLOCUST PER PLAN PER PLAN SPACE 30" O.C. PER PLAN TREES SHRUBS GRASSES AND PERNNIALS LAWN GRASSES POT POT B&B B&B B&B 2" CAL. 2" CAL. 16 74 2 13 8 DESCHAMPSIA CESPITOSA TUFTED HAIR GRASS 1 GAL SCHIZACHYRIUM SCOPARIUM LITTLE BLUESTEM PER PLAN 541 GAL POT PER PLANPOT 42 PANICUM VIRGATUM 'PRAIRIE FIRE' PRAIRIE FIRE SWITCHGRASS PER PLAN 1971 GAL POT FRAXINUS X 'PRAIRIE SPIRE' PRAIRIE SPIRE ASH EXISTING TREE. RETAIN IF POSSIBLE.BLOCK MBOZEMAN, MTBLOCK MREVIEW SETTMS4/10/13BLOCK MBLOCK Mc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.1 SITE PLAN WEST APRIL 2013MATCH LINEL1.1 1 SITE PLAN WEST NORTH100 20' 261 144 4782.0PLANT LEGEND BOTANICAL NAME COMMON NAME SYM SIZE TYPE NOTES # ACER GINNALA AMUR MAPLE COTONEASTER LUCIDUS HEDGE COTONEASTER HELECTROCTICHON SEMPERVIVENS BLUE OAT GRASS POA PRATENSIS KENTUCKY BLUEGRASS SOD 10' 5 GAL 1 GAL SQ.FT. PER PLAN 8,129 SQ FT. CALAMAGROSTIS X ACUTIFOLIA KARL FORESTER GRASS PLANT 18" O.C.2121 GAL POT GLEDITSIA TRIACANTHOS COMMON HONEYLOCUST PER PLAN PER PLAN SPACE 30" O.C. PER PLAN TREES SHRUBS GRASSES AND PERNNIALS LAWN GRASSES POT POT B&B B&B B&B 2" CAL. 2" CAL. 16 74 2 13 8 DESCHAMPSIA CESPITOSA TUFTED HAIR GRASS 1 GAL SCHIZACHYRIUM SCOPARIUM LITTLE BLUESTEM PER PLAN 541 GAL POT PER PLANPOT 42 PANICUM VIRGATUM 'PRAIRIE FIRE' PRAIRIE FIRE SWITCHGRASS PER PLAN 1971 GAL POT FRAXINUS X 'PRAIRIE SPIRE' PRAIRIE SPIRE ASH EXISTING TREE. RETAIN IF POSSIBLE.BLOCK MBOZEMAN, MTBLOCK MREVIEW SETTMS4/10/13BLOCK MBLOCK Mc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.2 SITE PLAN EAST APRIL 2013MATCH LINENORTHL1.2 1 SITE PLAN EAST 100 20' 262 TRIANGULAR SPACING = PLANT LOCATION X X X Y Y = SPACING BETWEEN ROWS, 86% OF X. X = PLANT SPACING. REFER TO PLANT LEGEND FOR SPACING REQUIREMENTS. TURF PRUNE TREE TO REMOVE DEAD OR DAMAGED LIMBS OR BRANCHES TREE STAKES ADN TIES AS SHOWN. STAKES SHALL NOT PENETRATE ROOT BALL. STAKES SHALL BE REMOVED AFTER TWO YEARS. MULCH AND WEED BARRIER FABRIC. PULL MULCH AWAY FROM TRUNK. FINISH GRADE ROLL BURLAP BACK ON TOP ONE-THIRD OF TREE BALL AND REMOVE WIRE BASKET. BACKFILL AS SHOWN. EXCAVATE HOLE AS SHOWNTURF APPLICATION TILL NATIVE SOIL TO 12" DEPTH, ADDIING ORGANIC SOIL AMMENDMENTS TO ACHIEVE 15% ORGANIC, WOODY CONTENT BED AND EDGING AS DRAWINGS SPECIFY FINISH GRADE 4" NATURAL STEEL EDGING. 1/8" THICKNESS. TAC WELD TO #4 REBAR EVERY 8FT. DRIVE REBAR TO 18" DEPTH. 1" MINUS WASHED RAINBOW ROCK WOVEN WEED BARRIER. 8" STAPLES TO ANCHOR WEED BARRIER. TRIANGULAR SPACING 3' O.C. AND 1' O.C. LINEAR SPACING AT JOINTS DAMAGED BRANCHES. NATIVE SOIL NOTES: 6" MIN. CREATE SAUCER AROUND SHRUB PRUNE SHRUB TO REMOVE DEAD OR EXCAVATE HOLE AS SHOWN. 1. ALL SHRUBS TO BE PLANTED TO BEAR THE SAME RELATION TO FINISH GRADE AS ORIGINALLY GROWN IN THE NURSERY. REMOVE ROOT CONTAINMENT MATERIALS AS SHOWN. BACKFILL AS SHOWN. MULCH AND WEED BARRIER FABRIC AS SPECIFIED. PULL MULCH AWAY FROM STEM.BLOCK MBOZEMAN, MTBLOCK MREVIEW SETTMS4/10/13BLOCK MBLOCK Mc://design5/clientsCHECKED BY:FILE:DATE:PROJECT:DIR:4249 Cover Street, Bozeman, Montana406.600.0342L1.3 LANDSCAPE DETAILS APRIL 2013 L1.3 1 STANDARD DETAILS L1.3 2 TYPICAL RECESSED PATIO STEEL PLANTER BOX STAIRS CONCRETE PAVERS ARCHITECTURAL PEBBLES FLOATING BENCHES BIKE HANGERS POURED CONCRETE WALL NOT TO SCALE 263 Block M Stormwater Plan Supplement Preliminary Site Plan / COA Application April 15 2013 264 266 267 268 269 270