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HomeMy WebLinkAboutA6. Res 4598 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Wendy Thomas, Director of Community Development SUBJECT: Resolution 4598 amending the Bozeman Guidelines for Historic Preservation & the Neighborhood Conversation Overlay District to address impediments to the redevelopment of the B-3 area outside of the Main Street Historic District. MEETING DATE: May 18, 2015 AGENDA ITEM TYPE: Action RECOMMENDATION: After conducting the public hearing, adopt Resolution 4598 amending the Bozeman Guidelines for Historic Preservation & the Neighborhood Conversation Overlay District; amending the guidelines to address impediments to the redevelopment of the B-3 Commercial zone district outside of the Main Street Historic District and other Historic Districts as may be applicable. RECOMMENDED MOTION: Having reviewed and considered the staff report, public comment, and all information presented, I hereby move to approve Resolution 4598 amending the Bozeman Guidelines for Historic Preservation & the Neighborhood Conversation Overlay District. EXECUTIVE SUMMARY: The City Commission directed staff at their April 26, 2015 meeting to bring before the Commission amendments to the Neighborhood Conservation Overlay Design (NCOD) Guidelines that apply in the B-3 District outside of the Main Street Historic District. Staff and the Task Force worked to draft an addition to Chapter 4 to address the B-3 area surrounding the Main Street Historic District. The chapter presented for your consideration is a result of a meeting on Friday, May 8, 2015 with Staff and the Task Force. The Guidelines, as proposed, comply with the direction given to Staff and the Task Force: • Amend the Guideline Use Table • Propose an addition to Chapter 4 to address redevelopment in the B-3 zone o Transition language between B-3 and residential zone properties o Remove reference to block character • Amendments are not applicable to designated Historic Districts • Resolution recommends September 2016 comprehensive update/rewrite of the Guidelines. 452 PROCESS AND OUTCOME: The existing Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District (NCOD Design Guidelines) were adopted in 2006. Since that time, the Bozeman Community Plan, the Downtown Plan and the Economic Development Plan have recommended the updating/revision of the NCOD Design Guidelines. Seeing a need, the Downtown Partnership took a leadership position and started working with stakeholders to see if there was a solution to address the issue that wouldn’t require a significant commitment of tax dollars to remedy the need. The resulting convening of a task force and the drafting of an amended chapter to the Design Guidelines is recognized by all participant to be a solution intended to temporarily bridge the gap between currently adopted planning documents and future, more permanent, solutions. Staff brought before the City Commission the recommendations of the Task Force with proposed amendments. Staff presented the following: • The Task Force Chapter be amended to include provisions that address and include the following: o New infill structures adjacent to, or across an alley from properties with residential zoning shall step down to a building height to not exceed the maximum allowable height in an adjacent residential zone district. Included o Along rear facades that abut or have adjacency to residential zone districts, a building form shall step down in size, and not be a continuous facade plane. Included o Consider using additive forms, such as sheds, stairs and decks. These forms must, however, remain subordinate to the primary structure. Not included o Use projecting roofs at the ground floor over entrances, decks and separate utility structures to establish a human scale that invites pedestrian activity. Included in part o Large expanses of glass are discouraged. Divide large glass surfaces into smaller windows to reduce their perceived scale. Included o Clearly define the primary entrance to the building. Included o Amend “should” to “shall”, as language that does not provide clarity is contrary to creating a predictable process. Included as appropriate After receiving City Commission input, Staff and the Task Force met on May 8, 2015 to discuss revisions to the Guidelines. As noted above, most of the revisions were included directly and a number of them were included through intent language. The attachments to Resolution 4598 contain the recommended final amendments to the guidelines. Attached to the staff report is a strike through and underline version for your reference in seeing the changes that have been incorporated since the City Commission meeting of April 26, 2015. The process that was undertaken as a part of this re-write effort was not without its challenges. The group certainly moved through the five phases of team development, and perhaps spent a disproportionate amount of time in the storming phase. In addition, the timeline left insufficient time for added collaboration; however it was the decision of the Task Force to move the process forward without delay. However, the effort resulted in bringing before the City Commission a document that meets the needs of the community in an extremely timely manner. 453 Attachments: Design Guideline Working Document Resolution 4598 Report prepared May 12, 2015 454 Page 1 of 3 COMMISSION RESOLUTION NO. 4598 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, ADOPTING AMENDED DESIGN GUIDELINES FOR HISTORIC PRESERVATION AND THE NEIGHBORHOOD CONSERVATION OVERLAY DISTRICT WHEREAS, the City of Bozeman adopted Ordinance No. 1180 in 1985, creating an historic preservation program and Historic Preservation Advisory Board; and WHEREAS, the City of Bozeman created the historic preservation program to integrate historic preservation into local planning and decision-making processes and educate the public about historic preservation; and WHEREAS, the City of Bozeman adopted Ordinance No. 1332 in 1991, incorporating into its zoning regulations by reference the Secretary of Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings as standards for historic preservation, and establishing the Neighborhood Conservation Overlay District by adding Chapter 18.42, currently known as Chapter 38, Article 16 of the Bozeman Municipal Code; and WHEREAS, the City of Bozeman City Commission approved Resolution 3885 on January 7, 2006 adopting the Bozeman Guidelines for Historic Preservation & The Neighborhood Conservation Overlay District; and WHEREAS, the City Commission voted to adopt the Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay on January 6, 2006; and WHEREAS, the City of Bozeman adopted a growth policy in June 2009 which contains policies to amend the adopted Historic Preservation Design Guidelines; and 455 Resolution 4598, Amending Design Guidelines for Historic Structures Page 2 of 3 WHEREAS, the City of Bozeman adopted an Economic Development Plan in August 2009 which contains policies to amend the adopted Historic Preservation Design Guidelines; and WHEREAS, the City of Bozeman adopted The Downtown Plan in December 2009 which called for the update and revision of the Historic Preservation Design Guidelines; and WHEREAS, the City Commission directed staff to development amendments to the Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay on March 18, 2015, and; WHEREAS, a Task Force was created to draft amendments to the Design Guidelines to address development of the areas zoned B-3 within the Neighborhood Conservation Overlay District, and; WHEREAS, the Historic Preservation Advisory Board was notified of the proposed changes to the Design Guidelines at the April 23, 2015 meeting; and WHEREAS, the proposed amendment was noticed in a newspaper of general circulation on May 13 and 17, 2015; and WHEREAS, the City Commission held a public hearing on the proposed amendments on May 18, 2015. NOW, THEREFORE, BE IT RESOLVED by the City Commission of the City of Bozeman, Montana finding that the amended guidelines are necessary to support the orderly development of the Commercial Core, B-3 Commercial Zone District, and consistent with the following goals outlined in the adopted Bozeman Community Plan: C-4 Design Guidelines, C-3 Neighborhood Design, C-5, Public Landscaping and Architecture, ED-1 Promote and Encourage the Continued Development of Bozeman as a Vital Economic Center, therefore the City Commission of the City of Bozeman does hereby Section 1 Adopt the Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay as amended to incorporate the revised application chart and Chapter 4-B as shown in Exhibit A 456 Resolution 4598, Amending Design Guidelines for Historic Structures Page 3 of 3 Section 2 The Commission directs staff to bring comprehensively amended Design Guidelines for Historic Preservation and the Neighborhood Conversation Overlay to the City Commission for action by September, 2016. PASSED AND ADOPTED by the City Commission of the City of Bozeman, Montana, at a regular session thereof held on the 18th day of May 2015. _______________________ JEFFREY KRAUSS Mayor ATTEST: ______________________ STACY ULMEN, CMC City Clerk APPROVED AS TO FORM: ______________________ GREG SULLIVAN City Attorney 457 13 TYPE OF WORK CHAPTER TO USE Introduction Chapter 1. Rehabilitation Guidelines for Historic Properties Chapter 2. Design Guidelines for all Properties Chapter 3. Guidelines for Residential Areas Chapter 4. Guidelines for Commercial Areas Chapter 5. District Specific Descriptions and Guidelines Appendix 1. Alteration of a “contributing property” in an Historic District     If Residential  If Commercial   2. Work on a “non-contributing” property in an Historic District    If Residential  If Commercial   3. Work on an “individually listed National Register Property” in the Neighborhood Conservation Overlay District     If Residential  If Commercial   4. Work on a “historically significant property” in the Neighborhood Conservation Overlay District, but outside of an Historic District     If Residential  If Commercial  5. Work on a “non-historically significant” property in the Neighborhood Conservation Overlay District but outside of an Historic District    If Residential  If Commercial  I 6. New infill and construction in the Neighborhood Conservation Overlay District, but outside an Historic District    If Residential Zone District  If Commercial Zone District  7. New infill and construction in An Historic District*    If Residential  If Commercial   Note: A blank box indicates that the chapter does not apply. *Chapter 2, Chapter 3 and Chapter 4 guidelines will be applied more rigorously on projects in these districts. 458 1 NCOD Design Guidelines, Chapter 4-B SUBCHAPTER 4-B GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA Downtown Bozeman should be the location of buildings of greatest height and intensity in the community. The following guidelines apply to properties zoned B-3 (Central Business District) that serves as a transition between the Main Street Historic District and residentially zoned neighborhoods. Underdevelopment of this transitional zone is a major concern. The downtown district is planned for continued intensification over time with building additions as well as new construction replacing dilapidated and underutilized older structures on underdeveloped properties. Housing–for all income levels–should be encouraged by a variety of methods to support the continued economic vitality of the Downtown Bozeman business district, which is broadly recognized as one of Bozeman’s strongest assets. This chapter contains guidelines for new commercial, residential and mixed use development located within B-3 zoned areas outside of the defined Main Street Historic District, as shown in Figure 1.1. Note that buildings individually listed on the National Register of Historic Places or within designated historic districts are subject to chapters one, two and four, but not this subchapter. Figure 1.1 B-3 District surrounding the Main Street Historic District 459 2 NCOD Design Guidelines, Chapter 4-B In this Subchapter: A. Mass and Scale G. Street Patterns B. Building Quality H. Landscape Design C. Building Roof Form I. Site Lighting D. Site Design J. Utilities and Service Areas E. Parking Facilities K. Site Furniture F. Signs 460 3 NCOD Design Guidelines, Chapter 4-B A. Mass and Scale Policy: The scale and character of the Main Street Historic District should be protected. The area covered under this subchapter, should be able to accommodate compatible contemporary development of greater height and density. Varied mass and scale along a streetscape and block is inevitable and can contribute to a more interesting urban pattern that continues to evolve over time. 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. . • Floor area ratio for any new construction project shall be a minimum of 1.0 FAR. Lower FAR ratios are acceptable with renovation or remodeling of existing structures. • Floor-to-floor heights for commercial and mixed use buildings shall be designed to accommodate a variety of current and future uses. The first floor level of new commercial and mixed use buildings shall maintain a minimum floor-to-floor height of 15 feet. • Buildings with 100 percent residential uses are exempt from the 15 foot floor-to-floor height requirement but are encouraged to consider taller first floors to provide flexibility for a variety of uses over time. 2. Innovative development and diversity of design is encouraged. • Buildings and streetscapes should be of high quality and reflect a variety of architectural styles. • Decorative architectural adornment or other architectural patterns that convey a false sense of historic period are discouraged. • Buildings and additions should undergo a critical and rigorous design process by design professionals that includes an emphasis on best practice designs to address sustainable development. 461 4 NCOD Design Guidelines, Chapter 4-B • Innovative use of varied materials is encouraged. 3. A new building should exhibit clear order and comprehensive composition on all elevations. • Entire facades of a single surface are discouraged. A combination of materials and articulation of building elements shall be expressed in the proposed architectural character. • Layering of design elements is encouraged. • A clear narrative of the design process and intent and compliance with these guidelines shall be included in the application. The narrative shall address these guidelines and may propose alternative method(s) of compliance that clearly meet the intent of these guidelines. Alternate proposals may be approved by the Director of Community Development. • 4. Building interface with residential zone properties. • Building facades along alleys shall incorporate a variety of materials and incorporate elements, including windows, to provide visual interest to minimize the massing and scale of the building. • Building sites that abut a residential zone district shall be sensitive to the interface where the properties meet by meeting the required setback from the residentially zoned property and providing a transition zone. o Along the interior side or rear property line, commencing at a vertical height of 44 feet the building shall step back at an angle no greater than 45 degrees. • Primary entries to buildings shall be clearly identifiable from the street. Large expanses of glass as a building façade treatment is discouraged. B. Building Quality Policy: New buildings shall be designed to a high level of permanence and quality. 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design. C. Building Roof Form 462 5 NCOD Design Guidelines, Chapter 4-B Policy: Roof forms should be primarily flat roofs with other roof forms that fit to the architectural character of the application. 1. Use flat roof lines as the primary roof form. • Rooftop balconies and decks are encouraged. • Green roofs are encouraged. • Mechanical equipment should be located on the roof when feasible. Solar applications are encouraged to screen other mechanical equipment. 2. The use of other roof forms. • Depending on the architectural style and site context, a variety of other roof forms may also be appropriate. D. Site Design Policy: All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. 1. Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. • Place the facade of the building at the minimum front setback line except when creating a public space. 463 6 NCOD Design Guidelines, Chapter 4-B • Commercial building facades along secondary (local) streets shall enhance the pedestrian experience by providing street level facades with a minimum of 50% transparent windows. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety. E. Parking Facilities Policy: Minimize the visual impacts of parking. 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots. • Considerations should be given to both on-grade or subgrade options. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge. • A parking structure in the area should enhance the streetscape by being wrapped with commercial uses or another active use along the street edge to separate the facility from the street and to add activity to the street. • Other methods of accomplishing this include, but are not limited to - Murals or public art - Landscaping and urban plazas 464 7 NCOD Design Guidelines, Chapter 4-B 3. For residential projects, enclosed parking is preferred to surface parking lots. • If individual enclosed parking is provided, consider locating it in a garage accessed internally or from an alley, when feasible. • Locating enclosed parking on the front facade of a multi-household building is inappropriate. Doing so may increase the perceived mass and scale of the structure as a whole. F. Signs Policy: All signs should be designed to fit the overall context of the building and the district. 1. Commercial and Mixed Use projects should include a variety of creative and clear signage. • Wall-mounted and projecting signs, as well as canopy and awning signs in some circumstances are preferred. • Directory signs support a pedestrian scale and are strongly encouraged where appropriate. • Artful, whimsical and creative signage is encouraged. A comprehensive sign plan may be required; however, it is not intended to promote monotony. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place. • Wall-mounted signage is most appropriate. 465 8 NCOD Design Guidelines, Chapter 4-B • Artful, whimsical and creative signage is encouraged. 3. All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience. a. A flush-mounted or letter sign should be subordinate to the overall building composition. • A sign should appear in scale with the facade. • Locate a sign on a building such that it will emphasize design elements of the facade itself. • Mount a sign to fit within existing architectural features. • Use the shape of the sign to help reinforce the design elements of the building. b. A window sign may be considered. • A window sign may be painted on the glass or hung just inside a window. c. A projecting sign, which projects from the building front, may be considered. • A small hanging sign is easier for a pedestrian to read than other sign types and is encouraged. • A small hanging sign should be located near the entrance, just above the door or to the side of it. • A hanging sign should be mounted perpendicular with the building facade. • A hanging sign should provide clearance between the sidewalk surface and the bottom of the sign. d. Awning and canopy signs may be considered. • Consider a canopy or awning sign where a flush-mounted sign would obscure architectural details. e. A directory sign may be considered. • Where several businesses share a building, coordinate the signs. Align several smaller signs, or group them into a single panel as a directory. • Use similar forms or backgrounds for the signs to tie them together visually and make them easier to read. f. A pole mounted or monument sign may be considered. • A freestanding sign may be used in areas where buildings are primarily set back from the street edge. For example, a freestanding sign may be used in the front yard of a residence with an accessory commercial use. • A monument sign may be used in areas where buildings are primarily set back from the street edge. g. Using a symbol for a sign is encouraged. 466 9 NCOD Design Guidelines, Chapter 4-B • A symbol sign adds interest to the street, can be read quickly and is remembered better than written words. G. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the downtown and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which landscape features may occur on the site. Alleys Policy: Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys contribute to the character of the district. 1. The traditional scale and width of alleys should be continued. Maintain the traditional character and scale of an alley by locating buildings and fences along the alley edges to maintain the alley edge. Streetscape Policy: Maintain the character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Guidelines: 1. Maintain the variety of street paving designs. 467 10 NCOD Design Guidelines, Chapter 4-B 2. Consider utilizing the variety of sidewalk designs.  Where a detached (sidewalks separated from the street by a strip of grass) sidewalk exists, it should be preserved.  Where no sidewalk exists a new sidewalk is required; it should be constructed to be in character with the traditional sidewalks in the neighborhood. 2. Use of planting strips is encouraged.  Planting strips should act as a transition between public and semipublic spaces.  Where planting strips between the curb and sidewalk exist they should be maintained.  If new detached sidewalks are installed new planting strips should be provided. 3. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained. • Existing street trees should be preserved, when feasible. • If a new detached sidewalk is to be created, street trees should be an accompanying feature. • If a new sidewalk is to be installed, it should detour around mature street trees, when feasible. • When an existing street tree dies, it should be replaced. • Any new developments should include street trees. • The historic urban design character for street tree placement should be considered when enforcing city street standards. H. Landscape Design Policy: Landscaping enhances the built environment. Plant beds near and around building foundations and along walkways are encouraged. Some sites may containing plantings that have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. Guidelines: 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment. • Include existing vegetation as a part of a landscape design scheme where appropriate. • In re-development areas, retention of healthy trees and vegetation clusters should be given consideration for retention to the maximum extent possible, especially mature trees, 6” or greater in diameter, and to vegetation clusters with significant visual impact. I. Utilities and Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. 468 11 NCOD Design Guidelines, Chapter 4-B Guidelines: 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. • Screen service entrances with walls, fences or plantings. • When it will be visible from a public way, a service area screen should be in character with the building and site it serves. • Areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses shall be located so as not to be visible from abutting streets. 2. Position service areas to minimize conflicts with other abutting uses. • Minimize noise impacts by locating sources of offensive sounds away from other uses. • Use an alley system to locate service areas, when feasible. J. Site Furniture Policy: Site furnishings, including bicycle racks, waste receptacles and light standards, are features of contemporary life in Bozeman. Few of these elements appeared historically in the community and it is important that the character of these elements not impede one’s ability to interpret the historic character of the area. Guidelines: 1. Site furniture should be simple in character. • Avoid any highly ornate design that would misrepresent the history of the area. • Benches, bike racks and trash receptacles are examples of site furnishings that may be considered. • In public open spaces within a project, trash and recycling receptacles should be placed near seating areas and at points of entry. 469 SUBCHAPTER 4-B3 GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA Downtown Bozeman should be the location of buildings of greatest height and intensity in the community. The following guidelines apply to properties zoned B-3 (Central Business District) that serves as a transition between the Main Street Historic District and residentially zoned neighborhoods. Underdevelopment of this transitional zone is a major concern. The downtown district is planned for continued intensification over time with building additions as well as new construction replacing dilapidated and underutilized older structures on underdeveloped properties. Housing–for all income levels–should be encouraged by a variety of methods to support the continued economic vitality of the Downtown Bozeman business district, which is broadly recognized as one of Bozeman’s strongest assets. This chapter contains guidelines for new commercial, residential and mixed use development located within B-3 zoned areas outside of the defined Main Street Historic District, as shown in Figure 1.1. Note that buildings individually listed on the National Register of Historic Places or within designated historic districts are subject to chapters one, two and four, but not this subchapter . Figure 1.1 B-3 District surrounding the Main Street Historic District 470 In this Subchapter: A. Mass and Scale B. Building Quality C. Building Roof Form D. Site Design E. Parking Facilities F. Signs 471 A. Mass and Scale Policy: The scale and character of the Main Street Historic District should be protected. The area covered under this subchapter, should be able to accommodate compatible contemporary development of greater height and density. Varied mass and scale along a streetscape and block is inevitable and can contribute to a more interesting urban pattern that continues to evolve over time. 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. . • Floor area ratio for any new construction project shall be a minimum of 1.0 FAR. Lower FAR ratios are acceptable with renovation or remodeling of existing structures. • Floor-to-floor heights for commercial and mixed use buildings shall be designed to accommodate a variety of current and future uses. The first floor level of new commercial and mixed use buildings shall maintain a minimum floor-to-floor height of 15 feet. • Buildings with 100 percent residential uses are exempt from the 15 foot floor-to-floor height requirement but are encouraged to consider taller first floors to provide flexibility for a variety of uses over time. 2. Innovative development and diversity of design is encouraged. • Buildings and streetscapes should be of high quality and reflect a variety of architectural styles. • Decorative architectural adornment or other architectural patterns that convey a false sense of historic period are discouraged. • Buildings and additions should undergo a critical and rigorous design process by design professionals that includes an emphasis on best practice designs to address sustainable development. • Innovative use of varied materials is encouraged. 472 3. A new building should exhibit clear order and comprehensive composition on all elevations. • Entire facades of a single surface are discouraged. A combination of materials and articulation of building elements shall be expressed in the proposed architectural character. • Layering of design elements is encouraged. • The designs of new buildings should consider stepping back after the fourth floor to provide a meaningful and usable break in the façade on one or more elevations. • A clear narrative of the design process and intent and compliance with these guidelines shall be included in the application. The narrative shall address these guidelines and may propose alternative method(s) of compliance that clearly meet the intent of these guidelines. Alternate proposals may be approved by the Director of Community Development. • Buildings with adjacency to residential zone districts shall not cast shadows on more than 20 percent of a residentially zoned lot or lots under common ownership. Shadow studies shall demonstrate impact of shadows at 10 AM and 2 PM on summer solstice and winter solstice. • 4. Building interface with residential zone properties. • Building facades along alleys shall incorporate a variety of materials and incorporate elements, including windows, to provide visual interest to minimize the massing and scale of the building. • Building sites that abut a residential zone districts shall be sensitive to the interface where the properties meet by meeting the required have a 5 foot setback from the residentially zoned property and providing a transition zone. o Along the interior side or rear property line, commencing at a vertical height of 44 feet the building shall step back at an angle no greater than 45 degrees. The second story of the main structure, shall be set back a minimum of five feet from the existing first floor side walls, including any wall openings and modulations. In addition, the main structure shall not be located within a yard encroachment plane sloping at a 45-degree angle measured from the vertical, commencing six feet above the existing grade along the interior side or rear property line. • • Primary entries to buildings shall be clearly identifiable from the street. • Large expanses of glass as a building façade treatment is discouraged. B. Building Quality 473 Policy: New buildings shall be designed to a high level of permanence and quality. 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design. C. Building Roof Form Policy: Roof forms should be primarily flat roofs with other roof forms that fit to the architectural character of the application. 1. Use flat roof lines as the primary roof form. • Rooftop balconies and decks are encouraged. • Green roofs are encouraged. • Mechanical equipment should be located on the roof when feasible. Solar applications are encouraged to screen other mechanical equipment. 2. The use of other roof forms.  Depending on the architectural style and site context, a variety of other roof forms may also be appropriate.  Roof forms should respond to the mix of uses as well as a mix of mass and scale. D. Site Design 474 Policy: All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. 1. Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. • Place the facade of the building at the minimum front setback line except when creating a public space. • Areas along Mendenhall and Babcock shall conform to setback requirements of the UDC. • Commercial bBuilding facades along secondary (local) streets shall enhance the pedestrian experience by providing street level facades with a minimum of 50% transparent windows. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety. E. Parking Facilities Policy: Minimize the visual impacts of parking. 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots. • Considerations should be given to both on-grade or subgrade options. 475 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge. • A parking structure in the area should enhance enhance the streetscape by being wrapped with commercial uses or another active use along the street edge to separate the facility from the street and to add activity to the street. • Other methods of accomplishing this include, but are not limited to - Murals or public art - Landscaping and urban plazas 3. For residential projects, enclosed parking is preferred to surface parking lots. • If individual enclosed parking is provided, consider locating it in a garage accessed internally or from an alley, when feasible. • Locating enclosed parking on the front facade of a multi-household building is inappropriate. Doing so may increase the perceived mass and scale of the structure as a whole. F. Signs Policy: All signs should be designed to fit the overall context of the building and the district. 1. Commercial and Mixed Use projects should include a variety of creative and clear signage.  Wall-mounted and projecting signs, as well as canopy and awning signs in some circumstances are preferred.. 476  Directory signs support a pedestrian scale and are strongly encouraged where appropriate.  Artful, whimsical and creative signage is encouraged. A comprehensive sign plan may be required; however, it is not intended to promote monotony. 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place.  Wall-mounted signage is most appropriate.  Artful, whimsical and creative signage is encouraged. 3. Policy: All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location and even building materials creates a visual pattern that enhances the streetscape experience. I. 1. A flush-mounted or letter sign should be subordinate to the overall building composition.  A sign should appear in scale with the facade.  Locate a sign on a building such that it will emphasize design elements of the facade itself.  Mount a sign to fit within existing architectural features. Use the shape of the sign to help reinforce the design elements of the building. 2. A window sign may be considered.  A window sign may be painted on the glass or hung just inside a window. 3. A projecting sign, which projects from the building front, may be considered.  A small hanging sign is easier for a pedestrian to read than other sign types and is encouraged.  A small hanging sign should be located near the entrance, just above the door or to the side of it.  A hanging sign should be mounted perpendicular with the building facade.  A hanging sign should provide clearance between the sidewalk surface and the bottom of the sign. 4. Awning and canopy signs may be considered.  Consider a canopy or awning sign where a flush-mounted sign would obscure architectural details. 5. A directory sign may be considered.  Where several businesses share a building, coordinate the signs. Align several smaller signs, or group them into a single panel as a directory.  Use similar forms or backgrounds for the signs to tie them together visually and make them easier to read. 6. A pole mounted or monument sign may be considered.  A freestanding sign may be used in areas where buildings are primarily set back from the street edge. For example, a freestanding sign may be used in the front yard of a residence with an accessory commercial use. 477  A monument sign may be used in areas where buildings are primarily set back from the street edge. 7. Using a symbol for a sign is encouraged.  A symbol sign adds interest to the street, can be read quickly and is remembered better than written words. G. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the downtown and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which landscape features may occur on the site. H. Alleys Policy: Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. All alleys contribute to the character of the district. 1. The traditional scale and width of alleys should be continued.  Maintain the traditional character and scale of an alley by locating buildings and fences along the alley edges to maintain the alley edge. I. Streetscape Policy: Maintain the traditional character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Guidelines: 1. Maintain the variety of street paving designs. 478 2. Consider utilizing Maintain the variety of sidewalk designs.  Where a detached (sidewalks separated from the street by a strip of grass) sidewalk exists, it should be preserved.  Where no sidewalk exists a new sidewalk is required; it should be constructed to be in character with the traditional sidewalks in the neighborhood. 2. Continue the uUse of planting strips is encouraged.  Planting strips should act as a transition between public and semipublic spaces.  Where planting strips between the curb and sidewalk exist they should be maintained.  If new detached sidewalks are installed new planting strips should be provided. 3. Continue the pattern of street trees in a block. Because street trees serve various aesthetic and practical functions, they should be maintained.  Existing street trees should be preserved, when feasible.  If a new detached sidewalk is to be created, street trees should be an accompanying feature.  If a new sidewalk is to be installed, it should detour around mature street trees, when feasible.  When an existing street tree dies, it should be replaced.  Any new developments should include street trees.  The historic urban design character for street tree placement should be considered when enforcing city street standards. J. Landscape Design Policy: Landscaping enhances the built environment. Traditionally, Pplant beds near and were located around building foundations and, along walkways are encouragedand sometimes in front of fences. Some sites of thesemay containing plantings thatmay have historic significance and should be retained, to the extent feasible. Some mature trees may also contribute to the historic landscape and should be preserved. Guidelines: 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment.  Include existing vegetation as a part of a landscape design scheme where appropriate.  In re-development areas, retention of healthy trees and vegetation clusters should be given consideration for retention to the maximum extent possible, especially mature trees, 6” or greater in diameter, and to vegetation clusters with significant visual impact. K. Site Lighting Policy: Standards for outdoor lighting are provided in the Unified Development code. This section addresses some of the qualitative aspects of lighting design that should also be addressed. Light spill onto adjacent properties and into the night sky should be minimized. The light level at the property line is a key design consideration. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. 479 Guidelines: 1. Lighting shall be shielded to prevent any off-site glare.  Light fixtures should incorporate cut-off shields to direct light downward.  Luminaires (lamps) shall not be visible from adjacent streets or properties. L.K. Utilities and Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Guidelines: 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets.  Screen service entrances with walls, fences or plantings.  When it will be visible from a public way, a service area screen should be in character with the building and site it serves.  Locate areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses so as not to be visible from abutting streets. 2. Position service areas to minimize conflicts with other abutting uses.  Minimize noise impacts by locating sources of offensive sounds away from other uses.  Use an alley system to locate service areas, when feasible. M.L. Site Furniture Policy: Site furnishings, including bicycle racks, waste receptacles and light standards, are features of contemporary life in Bozeman. Few of these elements appeared historically in the community and it is important that the character of these elements not impede one’s ability to interpret the historic character of the area. Guidelines: 1. Site furniture should be simple in character.  Avoid any highly ornate design that would misrepresent the history of the area.  Benches, bike racks and trash receptacles are examples of site furnishings that may be considered.  In public open spaces within a project, trash and recycling receptacles should be placed near seating areas and at points of entry. 480