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HomeMy WebLinkAboutPacket 2_126-155_Bozeman_Lehrkind Brewery Site Plan_Certificate of Appropriateness_Deviations Informal #I-07006Commission Memorandum Page 1 REPORT TO: Honorable Mayor & City Commission FROM: Andrew Epple, Planning Director Chris Kukulski, City Manager SUBJECT: Bozeman/Lehrkind Brewery SP/COA/DEV Informal #I-07006 MEETING DATE: Monday, March 5th 2007 RECOMMENDATION: That the City Commission consider the informal application and offer comment and direction to the applicant and Planning Staff. BACKGROUND: Goff Architecture, Ltd. and the Bozeman Brewery Partners, LLC made application for an informal review by the City Commission. The Bozeman/Lehrkind Brewery Development project was informally reviewed by the Development Review Committee in November 2006 (please see the enclosed summary of DRC comments) and by the Design Review Board on February 28th 2007 (summary of DRB comments are unavailable at the time of this memorandum, but will be provided to the Commission at the public hearing presentation). The subject property is on the southwest corner of Wallace Avenue and Tamarack Street, encompasses 65,250 square feet in area (including four tax parcels) and is zoned “NEHMU” (Northeast Historic Mixed Use District). Please note that the authorized uses in the NEHMU district are the principal and accessory uses allowed in the “R-2” (Residential Two-Household, Medium Density District) and “M-1” (Light Industrial District). As proposed, the project entails the infill and redevelopment of the historic Lehrkind Brewery Building and its surrounding site to develop a mixed-use complex including professional office space, residential condominium units, a parking structure and storage. The Lehrkind Brewery Building is one of the contributing structures of the Bozeman Brewery Historic District. Other buildings included in this historic district include the Bottling Plant located across Wallace Avenue and the Lehrkind Mansion located across the recently abandoned Aspen Street. The Lehrkind Brewery Building site has been used for a variety of things (photography studio, Bozeman Plumbing & Heating office, etc.), predominately industrial and office in nature. Until the applicant’s recent purchase, the site was generally neglected and not properly maintained (largely due to the difficult historic nature of the buildings). Following this informal review, the applicant is hoping to proceed forward with a formal Site Plan/Certificate of Appropriateness (SP/COA) with deviations application. Planning Staff did explore options for the applicant to apply for a Planned Unit Development (PUD) application, but recently determined it was not a feasible option. It is important to note that the applicant is making the argument that the proposed complex is one structure. All proposed buildings are laying on a foundation system that is essentially the underground parking structure. Please see the enclosed applicant materials, which include scaled sections of the complex. This argument does affect the required deviation requests and the question of whether or not the deviation tool is the best way to obtain this proposal. Because of the large number of deviations that are required with the project, Staff is eager to obtain the Commission’s opinion of the proposed mixed use complex. The deviations that Staff has identified include the following: a) one deviation from Section 18.24.060, “Building Height,” to allow the Brewery Building to exceed the maximum permitted 280 Page 2 height of 45 feet, b) two deviations from Section 18.24.050, “Setbacks,” to allow the complex encroach into the required 3-foot rear yard and 20-foot front yard, 3) one deviation from Section 18.24.030, “Lot Area and Width,” to allow an average of 1,750 square feet per dwelling unit rather than the required 3,000 square feet per attached dwelling unit, 4) one deviation from Section 18.24.040, “Lot Coverage & Floor Area,” to allow the complex to exceed the maximum 40% lot coverage for principal and accessory buildings of principally residential purposes and 5) one deviation from Section 18.20.020, “Authorized Uses,” to allow accessory residential uses to occupy 60% of the gross floor area of the complex, rather than the maximum 49% permitted. If Planning and Building Staff later determine that the complex is not one structure, some of the deviation requests listed above will be unavailable to the property owner and a redesign of the project would likely be required so the project meets the intent of the “NEHMU” zoning, as put forth in the Unified Development Ordinance. In regards to the preservation aspects of the project, Staff strongly recommends that the applicant consider restoration of the entire Lehrkind Brewery Building rather than just the facade. Restoring and/or rebuilding the building’s façade is not the historically appropriate approach and therefore, not meeting the standards for granting deviations in the Neighborhood Conservation Overlay District. Staff also recommends the applicant review Chapter 1 of the Bozeman Design Guidelines of Historic Preservation & the Neighborhood Conservation Overlay District, which reviews the rehabilitation guidelines of historic properties. UNRESOLVED ISSUES: Several changes to the subject property are proposed with the development, namely the addition of density to a currently underutilized/abandoned site. Questions that Planning Staff is considering are the following: § Is the Commission favorably inclined to consider the large number of deviations required for the project through a SP/COA application? § Do the deviation requests abide by the standards for granting deviations, as described in Chapter 18.28 of the UDO? § Does the proposed development appear to be in accordance with the intent of the “NEHMU” district, as described in Chapter 18.24 of the UDO? § Does the proposal appear to be an overall benefit to the surrounding neighborhood? FISCAL EFFECTS: The development, if carried forward, will require infrastructure and site improvements to meet City standards. These will be the responsibility of the development group. New services to future residents will generate expenses and taxes will generate additional revenue for the City. ALTERNATIVES: As suggested by the City Commission. CONTACT: Please email Allyson Bristor at abristor@bozeman.net if you have any questions prior to the public meeting. APPROVED BY: Andrew Epple, Planning Director Chris Kukulski, City Manager Attachments: Applicant Submittal Materials DRC Summary Comments Report compiled on February 27th 2007 281 planning · zoning · subdivision review · annexation · historic preservation · housing · grant administration · neighborhood coordination CITY OF BOZEMAN 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 MEMORANDUM To: Scala Properties, LLC Cc: Goff Architecture, LTD Dustin Johnson, Project Engineer From: Allyson C. Bristor, Associate Planner Re: Lehrkind/Bozeman Brewery Informal #I-06032 Date: December 4, 2006 Please review the following recommendations from the Development Review Committee and Planning and Engineering Staff, in regards to your informal application (Lehrkind/Bozeman Brewery Informal #I-06032): Future Application Submittal § With the proposed design, the applicant does not have an option to submit a Site Plan/ Certificate of Appropriateness with Deviations application because a deviation may not be obtained to allow the proposed residential use in the Aspen Units, Tamarack Units, Courtyard Units and Factory Units. Northeast Historic Mixed Use (“HMU”) zoning only allows principal uses of “R-2” and “M-1” zoning. “R-2” does not allow townhouses (five attached units or less) and “M-1” residential uses must be accessory to a principal use (occupy less than 50 percent of the gross floor area and occur on the subsequent floors of a building). § The type of application process that Staff envisions for said project is first a Planned Unit Development Pre- Application Review/Concept Plan and then second, a Planned Unit Development (PUD) – Preliminary Plan application. The required fee for said Concept Plan application is $500. The required fee for said Preliminary Plan application is $1000 PLUS $25 per residential unit and/or $25 per 1,000 square feet of leasable non-residential floor area, PLUS $800 for advertising, PLUS $50 if in an overlay district. § With said PUD application, the applicant may request relaxations to the Bozeman Unified Development Ordinance standards. All relaxations shall be granted by the City Commission after considering the recommendations of the applicable review bodies. The City Commission shall make a determination that the relaxations will produce an environment, landscape quality and character superior to that produced by the existing UDO standards, and which will be consistent with the intent and purpose of the Bozeman growth policy and with any relevant adopted design guidelines. Water & Sewer/Fire § Sewer service lines for this building are old and may need replacement with any major remodels to the building or change in use of the building. § If any food service facilities would be proposed with the remodel, a grease trap would be required. § If any industrial use will be proposed with this development a Pretreatment Program Sanitary Sewer Survey shall be completed by the Applicant and submitted to the Engineering Department prior to formal approval. § 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 the 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. 282 Page 2 § Be advised of a potential sewer easement located in the boulevard along Tamarack Street. The applicant is advised to check the location of said easement and its potential interference with proposed building locations. Storm Water § A Storm Water Master Plan for the development must be designed to remove solids, silt, oils, grease and other pollutants from the runoff from the private and public streets and all lots and must be provided to and approved by the City Engineer. § There currently exists a storm water main that runs the length of Tamarack Street and may be utilized for handling the treated storm water runoff from this site. Streets, Curb, Sidewalks & Gutter § All surrounding streets would need to be upgraded to city standards. This includes, but not limited to paving, curb, gutter and sidewalk. § Any non-standard street sections must be approved by the City of Bozeman. Any proposed section that will accommodate on-street parking along Wallace and Tamarack must be designed such that snow plows and street sweepers can maintain that section. Site & Building Design § If no relaxation is requested for lot coverage, a 40% maximum is permitted for principal residential uses (buildings that have predominately residential uses). § If no relaxation is requested for yard setbacks, the required yard setbacks for the NEHMU, per Section 18.24.050 of the Bozeman Unified Development Ordinance (UDO), shall be supplied. § If no relaxation is requested for building height, a 45-foot maximum building height for the NEHMU District, per Section 18.24.060 of the UDO, shall not be surpassed. § The new building at the corner of Aspen and Wallace shall be slightly set back from the primary façade of the historic brewery building (to further distinguish from new and original construction). § A Streamline public transit stop is located next to this site on Wallace Avenue. The site and building design shall appropriately correlate with transit stop (for example, provide an area for pedestrians when gathering at the stop). Building Rehabilitation § A cultural and historic survey/inventory of the site will be required with the formal application submittal. § The Secretary of Interior Standards for Rehabilitation shall be followed with all proposed rehabilitation. The brewery building is the most significant building on the site and is a contributing feature of the Bozeman Brewery Historic District. Therefore, true rehabilitation shall occur to the building rather than “facadectomy” (tearing the back portion of the historic building and leaving only the façade in place). § As with any rehabilitation, repair of original building materials should occur before replacement. If replacement is required, like materials should be used. § A standard Certificate of Appropriateness could be issued by the Department of Planning to allow for preliminary investigation of the buildings on site to determine their current condition and what of their original design may be used in the rehabilitation (for example, brick materials, window openings, cornice line, etc.). § Though not required, the applicant should use building contractors that have historic building restoration/rehabilitation expertise and skills. Building Use § If no relaxation is requested, all building uses shall fall under those permitted principal uses allowed in the “R-2” and “M-1” districts. § No commercial uses are permitted in “R-2.” The only commercial uses permitted in “M-1” are office and accessory restaurant (occupying not more than 45 percent of total building area of a food processing facility). 283 Page 3 § Residential uses higher than a two-household in density are not permitted in “R-2.” Residential uses, that are accessory (less than 50 percent of gross floor area and located on the second or subsequent floor) are permitted in “M-1.” Parking § All parallel parking spaces shall be 24 feet in linear length. § If no relaxation is requested for parking, the new residential units parking is determined by the number of bedrooms. § If no relaxation is requested for drive aisle width, 90-degree parking must supply 26-foot aisle for two-way traffic and 60-degree angle parking must supply a 23-foot aisle provided for two-way traffic and a 18-foot aisle for one- way traffic. Landscaping § If no relaxation is requested for landscaping, the new construction will require a minimum of 15 landscaping points (per Section 18.48.060.A, Table 48-1 of the UDO). Miscellaneous § Wallace Avenue is currently registered in the traffic calming program. The applicant will need to work with the North East Neighborhood Association (NENA) and the Northeast Urban Renewal Board (NURB) in contributing to the ongoing traffic calming measures being implemented and to minimize traffic impacts from this new development on Wallace Avenue. Contacts for the Association and the Board are enclosed with this letter. If you have any additional questions prior to formal application submittal, please contact me at 582-2260. ACB/acb Encl: NENA and NURB contact information 284 285 286 287 288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306 307 308