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HomeMy WebLinkAboutSECTION 2 COTTONWOOD AND IDA PUD INFORMATION 3-1-21COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 43 PUD INFORMATION PUD PROJECT VIEW RATIONALE FOR CHOICES MADE PROPOSED OWNERSHIP ESTIAMTED NUMBER OF EMPLOYEES RESPONSIBLITY FOR IMPACT MITIGATION DESIGN METHODS TO REDUCE ENERGY PUD COMMUNITY DESIGN OBJECTIVES PUD POINTS ACHIEVED PUD APPROVED RELAXATIONS & RATIONALE PG 50 PG 51 PG 51 PG 52 PG 52 PG 52 PG 53 PG 57 PG 59 SECTION 2 COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 44 AERIAL VIEW PROJECT VIEW G A D E C F B A MIXED USE LEVEL 1 - RESIDENTIAL ABOVE B APARTMENTS 14% AFFORDABLE C ROWHOUSE - 3 UNITS D ROWHOUSE 3 UNITS E ROWHOUSE 3 UNITS F OFFICE BUILDING G REHABILITATED EXISITING BUILDING -ARTISAN H PUBLIC PLAZA H MISCO MILL IDA AVE COTTONWOOD STASPE N S T COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 45 RATIONALE FOR CHOICES MADE BY THE APPLICANT From the early planning stages of the project we insisted that it contribute a solution for the shortage of affordable housing in Bozeman. Traditionally, more affordable housing has been pushed to the newer parts of town, with the older neighborhood becoming more and more gentrified. We see an opportunity to keep affordable housing options in the NEHMU District, taking advantage of the existing infrastructure and established neighborhoods surrounding the site. We also believe that the project needs to accommodate more than one demographic, and have included a broad range of unit types to promote a mix of age and income levels on the site. The project has also very intentionally approached the need to provide commercial uses in this mixed- use neighborhood so that there are opportunities for individuals to live close to where they may work. The hope is that both residents of the site and the surrounding neighborhood will be able to bike or walk to work. We have planned the site and the structures as a distinct micro-urban context, with individual residents living and working on-site, with inviting places for them to gather and enjoy the interactions of daily life. We have provided extensive public open spaces and landscaped courtyards to serve this purpose, and have intentionally created an open and accessible site. The unique aesthetic qualities of this district also compelled the project to respond in a unique manner, exploring architectural styles that respond to both the industrial and residential context. The project will be organized under a condominium regime, see Appendix L for Draft Condominium Documents where each building will pay a proportionate share to the condo master to cover common areas (including public common areas), limited common area, and general maintenance. Each building will also have its own condominium owner’s association that can manage more building-specific issues such as elevators, stair towers, mail rooms and other common and limited common elements. PROPOSED OWNERSHIP COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 46 RESPONSIBILITY FOR IMPACT MITIGATION The Northeast Historic Mixed-Use (NEHMU) is unique within the City - constantly evolving to accommodate a rich variety of uses. The Cottonwood and Ida Mixed-Use project contains the residential and commercial uses currently allowed, and promotes diverse land-uses that remain sensitive to the neighborhood context. While apartment buildings are not specifically permitted in the district, residential units are allowed on the second and subsequent floors above commercial spaces. The zoning code further states that the “standards for buffering between different land uses are deliberately not as high as standards elsewhere in the community as it is assumed that persons choosing to locate in this area are aware of the variety of possible adjacent land uses and have accepted such possibilities as both acceptable and desirable.” The project responds to existing conditions by placing denser commercial activity closer to the commercial office and shop spaces on surrounding blocks. Additionally, lower-scale residential units on the site (Buildings C,D&E Rownhouse-style units) are located across the street from other single-family scaled residences. Other steps have been taken to reduce the overall mass and scale of this project by placing parking underground and, in place of surface parking, providing public open spaces to foster connections to the community. ESTIMATED NUMBER OF EMPLOYEES FOR BUSINESSES The project contains three primary types of commercial spaces. The first is a more traditional office format in Building F, located along Cottonwood, where there is a are two levels of open-plan office. These spaces could be divided to host smaller tenants, however the intent is to lease the majority of the building to one or two primary tenants. The second type of commercial space is one we are classifying as “maker spaces” or small office located in Buildings A, F and G at ground level. These would be smaller spaces where creatives could maintain a studio to showcase their work, or where a digital start-up could find an affordable foothold. Third, there is an opportunity for a resturant located in building F on the Plaza. This would likely be a place that provides small dining opportunities for the office and makers as well as residents throughout the day and the broader neighborhood in the evening. Below is a matrix of spaces and uses, along with estimates of the number of employees. EMPLOYEES COMMERCIAL OFFICE EMPLOYEES 70 ARTISAN MANUFACTURING EMPLOYEES 6 GENERAL PROPERTY MANAGER 1 RESTURANT 8 TOTAL 93 DESIGN METHODS TO REDUCE ENERGY CONSUMPTION The site planning will be certified by the US Green Building Council as a Leadership in Energy and Environmental Design Neighborhood Development (LEED ND). The project is being planned, designed, engineered and constructed to yield a development that makes much more efficient use of land and resources than land-use patterns typical for the region - thus reducing overall energy consumption. In addition to the overall site planning, strategies will be employed in the individual buildings to reduce energy consumption and promote long-term sustainable practices across the project - including low- flow plumbing fixtures, high-performance windows, energy efficient appliances, low-voltage lighting, and onsite recycling facilities. COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 47 PUD COMMUNITY DESIGN OBJECTIVES PUDP Checklist 14 E. Explanation for each of the Community Design Objectives and criteria in Section 38.430.090.E SECTION 38.430.090.E DESIGN OBJECTIVES AND PUD CRITERIA A. ALL DEVELOPMENT 1. Does the development comply with all city design standards, requirements and specifications for the following services: water supply, trails / walks / bike ways, sanitary supply, irrigations companies, fire protections, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Yes - all services and systems conform to the latest building codes adopted by the City of Bozeman Building Department. Standard services including water, sanitary supply, fire protection meet the current standards and codes issued by the City of Bozeman. Trails, walkways and bikeways have been provided both onsite as well as logical connections to the surrounding neighborhood networks. 2. Does the project preserve or replace existing natural vegetation? N/A - there are not significant existing natural vegetation features to be preserved. The current site conditions have about 45% of the site covered with building or paved surface and the unpaved areas have unmaintained weeds and bushes. The project will have less solid surface lot coverage and will have extensive landscaping. These are 6 trees that will need to be removed to accommodate the podium construction. Over 30 new trees will be planted on site with this project. 3. Are the elements of the site plan (e.g. Buildings, circulation, open space and landscaping, etc.) designed and arranged to produce an efficient, functionally organized and cohesive planned unit development? Yes - the layout of the buildings and placement of the plaza provide for open and direct connections across the site, and efficient circulation for both the residents and the public. 4. Does the arrangement of elements of the site plan (e.g. Building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/ or use of renewable energy sources; etc.) Contribute to the overall reduction of energy use by the project? Yes - this infill project contributes to the overall reduction of energy, as does the walkability of the site plan and street edges. These have further been reinforced through the LEED Neighborhood Design Status we will achieve through this development. 5. Are the elements of the site plan (e.g. Buildings, circulation, open space and landscaping, etc.) designed and arranged to maximize privacy of the residents of the project? Yes - special consideration has been given to the various types of dwelling units to provide both privacy and accessibility. Ground level units will incorporate private outdoor spaces that will function as a privacy screen from other at grade activities. The second and third floor COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 48 PUD COMMUNITY DESIGN OBJECTIVES CONTINUED units afford privacy due to their placement above grade. Each building is designed to maximize privacy while encouraging interaction with the other residents and community members through plaza spaces and shared roof decks. 6. Parkland - Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration and has the area of parkland or open space been provided for each proposed dwelling as required by Section 38.420.020? Yes - we have provided all the open space and parkland required by the code. The primary organizing factor and key design goal was to create common public spaces that invite activity for residents, office users and neighborhood denizens to enjoy. We have accomplished this through the thoughtful arrangements of buildings - creating open spaces that vary in scale and character across the site. These include public plazas, private residential plazas, private personal outdoor spaces and balconies, and shared roof decks. 7. Performance - All PUDs must earn at least 20 performance points. Yes - we have achieved 55 points for the project. 8. Is the development being properly integrated into the development and circulation patters of adjacent and nearby neighborhoods so that this development will not become an isolated “pad” to adjoining development? Yes - the project will create new connections to the neighborhood through the construction of upgraded street networks and sidewalks. The public plaza spaces will afford access and views through the site further connecting the project to the neighborhood. SECTION 38.430.090.E DESIGN OBJECTIVES AND PUD CRITERIA A. MIXED USE Planned unit developments in mixed-use areas (REMU, UMU, and NEHMU Zoning Districts) may include commercial, light industrial, residential and mixes of various primary and accessory uses. The types or combination of the uses are determined based upon its merits, benefits, potential impact upon adjacent land uses and intensity of development. 1. Is the project substantially consistent with the intent and purpose statements for the underlying zoning district? Yes - The underlying zoning is NEHMU, the “intent of this area is to allow private and case-by- case determination of the most appropriate use of land in a broad range of both non-residential and residential uses.” Additionally, “The unique qualities and nature of the area are not found elsewhere in the city and should be preserved as a place offering additional opportunities for COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 49 PUD COMMUNITY DESIGN OBJECTIVES CONTINUED creative integration of land uses.” This project is very consistent with this intent. We include a range of housing types, and a range - and type - of commercial activity consistent with the zoning. 2. Is the project located adjacent or within proximity to an arterial or collector street that provides access to the site? Yes - The property is located 300 feet from Peach Street (Collector) and 300 feet from Tamarack Street (Collector) and 900+/- feet from Rouse Ave which is designated as a Principal Arterial in the City street network. 3. Is the project on at least two acres of land? Yes - 2.01 acres 4. Do the uses relate to each other in terms of location within the PUD, pedestrian and vehicular circulation, architectural design, utilization of common open space and facilities, streetscapes etc.? Yes 5. Does the overall project exceed the FAR “floor area ratios” envisioned for the underlying zoning district? N/A - none specified for the NEHMU district. The F.A.R. for this project is 1.4 6. Is it compatible with and does it reflect the unique character of the surrounding area? Yes - The character of the surrounding area has a mix of residential and commercial activity. There are two- and four-story mixed-use residential projects, a 70 feet repurposed grain elevator, metal warehouse buildings, historic brick buildings and single-family homes. We strove to develop a mass and scale that is consistent with this while being able to provide opportunities for more affordable units. The use of materials and unique architecture further reinforces the character of the district. 7. Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future offsite parking areas that contain more than 10 spaces? Yes - the project will lease parking spaces on an adjacent site which will have more than 10 spaces (83 spaces). Additionally, given that this project is surrounded on three sides by public streets creates direct connections both vehicular and pedestrian with the surrounding neighborhood. 8. Does the project encourage infill, or does the project otherwise demonstrate compliance with the land use guidelines of the Bozeman Growth Policy? Yes - The project is exemplary of infill, it is taking an underutilized warehouse / brownfield site and redeveloping it to include a mix of both residential uses and commercial activity that will efficiently use the surrounding infrastructure. COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 50 PUD COMMUNITY DESIGN OBJECTIVES CONTINUED 9. Does the project provide for outdoor recreational areas (such as urban plazas, courtyards, landscaped areas, open spaces, or urban trails) for the use and enjoyment of those living in, working in or visiting the development? Yes - The project has provisions for urban plazas, courtyards, landscaped areas, access to off site open spaces and trails. See Landscape. 10. Does the project provide for private outdoor areas (e.g. private setbacks, patios and/or balconies etc.) for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household or commercial units they are intended to serve? Yes - per the UDC the project has provided private outdoor spaces, patios and balconies per code for use by both commercial units and residential units. 11. Does the project provide outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes - The uses contemplated in this project would be more passive recreation in nature, however the project is located along a trail system that connects to the Story Mill Park which offers many active recreational opportunities. 12. Is the overall project designed to enhance the natural environment, conserve energy and provide efficient public services and faculties? Yes - The very nature of infill development and specifically this project achieving LEED ND Standards provides further evidence of the project’s commitment to conserving energy and preserving the natural environment. 13. If the project is proposing a residential density bonus as described below, does it include a variety of housing types and urban styles design to address the community-wide issues of affordability and diversity of housing stock? N/A - No density bonuses are proposed - however we meet housing diversity and affordability metrics. 14. Residential Density bonus. N/A - The project is not proposing any residential density bonuses. COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 51 AFFORDABLE HOUSING 27 POINTS Three points for each percent of dwellings to be constructed in the residential development which are provided by long term contractual obligation to an affordable housing agency, for a period not less than 20 years, with a written plan assuring on- going affordability pricing and eligibility monitoring, and annual re-certification. Per UDO 38.700.020 Affordable housing. Housing for persons earning less than 65 percent of the area’s annual median income for rental housing and 100 percent of the area’s annual median income for purchased housing. Further, affordable housing does not require greater than 33 percent of the household gross annual median income for housing. Annual median income is defined by the Department of Housing and Urban Development Points achieved = 21 (7 rental units [ 9.5%] will be provided at rental rates at a maximum of 60% AMI See Appendix Q for details. ADDITIONAL OPEN SPACE 12.12 POINTS One and ¼ point for each percentage of the project area that is provided as publicly accessible open space. Project land area = 90,000 sf Publicly accessible plaza area = 8726 sf / 9.6% of the project total. See Sheet AS.102 Land Dedication Table. This is the public plazas indicated as Mill Yard. UNDERUTILIZED AND BROWNFIELD SITES 6.67 POINTS Not used DESIGNED TO MEET LEED-ND 15 POINTS The project design is based on LEED ND criteria. We intend on keeping the design to this standard and hope to achieve these points. The project has been registered and certified under current LEED version 4. The project is on track to achieve LEED Neighborhood Development Plan certification and possibly LEED Silver. See the LEED information provided in the appendix for the certification requirements and a breakdown of the LEED points expected to be achieved. INCLUSION OF LOW-IMPACT DEVELOPMENT PLAN 6 POINTS Not used PUD POINTS PROVIDED PERFORMANCE POINTS SEC 38.430.090 E.2.7 A minimum of 20 points need to be achieved; the project provides 55 points. ITEM NOTES POINT ARCHIEVED AFFORDABLE HOUSING 9.5% OF THE UNITS OFFERED AT 60% AMI 28.5 ADDITIONAL OPEN SPACE PROJECT PROVIDES ADDITIONAL PUBLIC OPEN SPACE OF 6,750 SF OR 7.5% OF THE PROJECT TOTAL 12.12 ADAPTIVE REUSE OF BUILDING NOT USED- HOWEVER WE ARE PROPOSING TO REUSE THE GRAIN DEPOT BUILDING AS A COMMUNITY CENTER 0 UNDERUTILIZED BROWNFIELD SITE SOUTH 1 ACRE IS CURRENTLY UNDERUTILIZED AND COULD BE CLASSIFIED AS A BROWNFIELD SITE - BUT NOT USED 0 DESIGNED TO MEET LEED-ND FOLLOWING LEED-ND CRITERIA FOR TOTAL DEVELOPMENT 15 INCLUSION OF LOW-IMPACT DEVELOPMENT THE PROJECT USES GREEN PRACTICES FOR STORMWATER MANAGEMENT, LIMITED USE OF SOD, DROUGHT TOLERANT PLANTS, ETC. BUT NOT USED 0 SUSTAINABLE DESIGN AND CONSTRUCTION NOT USED - HOWEVER ALL BUILDINGS WILL INCORPORATE BEST PRACTICES FOR SUSTAINABLE DESIGN 0 INTEGRATED WAYFINDING MEASURES NOT USED - HOWEVER THE PROJECT WILL UTILIZE USE INTEGRATED WAYFINDING MEASURES FOR PARKING, PLAZAS, OFF SITE LOCATIONS, AND RESIDENTIAL ACTIVITIES 0 ON SITE RECYCLING TRANSFER STATION NOT USED – HOWEVER THE PROJECT WILL INCLUDE RECYCLING FACILITIES FOR BOTH COMMERCIAL AND RESIDENTIAL USES 0 STREETSCAPE IMPROVEMENTS NOT USED - HOWEVER ENHANCED STREETSCAPES WILL BE PROVIDED ALONG COTTONWOOD, ASPEN AND IDA 0 TOTAL POINTS NEEDED REQUIRED POINTS TO MEET PUD CRITERIA 20 TOTAL POINTS PROVIDED POINTS THE PROJECT MEETS 55 COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 52 PUD POINTS PROVIDED CONTINUED COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 53 RELAXATIONS FROM APPLICABLE PORTIONS OF THE UDC CHAPTER 38 Based on the underlying zoning of NEHMU we are requested relaxations relative to the PUD for consideration. The goal of the project is to create a development that responds to the unique character of the district and provides for the needs of the community at large. The NEHMU is a unique district characterized by a broad spectrum of uses from residential to industrial. In many ways, this district was the first mixed use neighborhood in Bozeman. Our proposal includes a mix of both residential and commercial activity that responds well to the variety of uses. Over time the neighborhood has evolved to include more service-oriented businesses and is now host to cafes and coffeeshops along with a strong pattern of residential uses. We requested a total of eleven relaxations to achieve the project which are outlined below. RELAXATION 1: APARTMENT BUILDINGS AS AN ALLOWABLE USE APPROVED CONDITION: • BMC 38.310.040.C Table of Uses. The application requests for to add apartment buildings as an allowable use in the NEHMU district. We requested that apartment buildings be included in the allowable uses for this project. In an effort provide more affordable rental housing for the City of Bozeman we are looking to provide apartments as a primary use type within the NEHMU. Rationale: The need for market rate and affordable rentals in walkable neighborhoods is key to the future success and livability of Bozeman. The current zoning type (NEHMU) was developed long ago as a bridge between residential uses and industrial uses. Overtime the neighborhood has evolved to become more of a residential enclave hosting many homes, cafes and artists while keeping the unique manufacturing vibe. Our project hopes to build on these trends and provide more opportunities and variety for housing. The additional housing will make the opportunity for residents to work and live in the same neighborhood. The added housing will create the possibility to provide both affordable units as well as market rate options. • The current zoning allows for apartments as an accessory use and is permitted on the second floors of commercial uses. We feel that our approach will make a better connection to the street by allowing residences to occur on the ground floor, as well as the second and subsequent floors. Residential uses are permitted on the ground floor in other portions of the code for this district and thus this would be consistent with that. RELAXATION 2: SMALL SCALE RESTAURANTS INCREASE IN SIZE FROM 1500 TO 2200 SF APPROVED CONDITION: • BMC 38.310.040.C Table of Uses. The application requests to increase the size of the allowable restaurant use in NEHMU from 1,500 to 2,200 square feet. We requested an increase in the area of small-scale restaurants allowed in the NEHUM from 1500 SF as noted in Table 38.310.040 from 1500 SF to 2200 SF(3,000 SF if outdoor seating space is included). Rationale: The current code provides for a maximum of 1500 SF for restaurant service area in the NEHMU. We are redeveloping the site as a walkable community and recognize great benifit in providing a more sustainbale resturant to the overall neighborhood requires a slightly larger restruatn than the code provides for. We are also providing outdoor seating for patrons to enjoy the generous public plaza (Mill Yard) being created. It is APPROVED RELAXATIONS & RATIONALE COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 54 APPROVED RELAXATIONS & RATIONALE CONTINUED understood that the outdoor seating would mostly be activated seasonally and concurrently with a greater amount of pedestrian / bike traffic. RELAXATION 3: REDUCTION IN THE REQUIRED FRONT YARD SETBACK APPROVED CONDITION: • BMC 38.320.050 Form and Intensity Standards. The application proposes to decrease the required front setback from 20 to 8 feet. The current zoning front setback requirement is listed as 20’ and the project seeks to allow for a 8’ setback around the entire site. This front setback is larger than the 8’ in many cases as the project has created public through ways into the site to access an internal public plaza space. Rationale: The intent of the project is first and foremost to create a vibrant street edge that responds to the conditions in the neighborhood. The neighborhood is marked by several historic homes and argi- industrial structures that were built long before setbacks were dictated in the zoning code. Because of this there is a tremendous variation of setbacks from the street edge in the neighborhood. Our mixed-use project is looking to develop at a pattern more consistent with urban standards to be more efficient with land use as well as create a stronger pedestrian experience. We are seeking the front yard setbacks be 8’ rather than the required 20’. The 20’ setbacks certainly set a more suburban standard and would not convey the same sense of pedestrian experience. Additionally, the properties along both Aspen (3’) and Cottonwood (10’) currently have setbacks around this 10’ dimension or less and we feel that the street edge pattern would be better served to match these relationships. RELAXATION 4: REDUCTION IN THE REQUIRED SIDE SETBACK TO ALLOW FOR ZERO LOT LINE CONDITION APPROVED CONDITION: • BMC 38.320.050 Form and Intensity Standards. The application proposes to allow zero lot line conditions in the NEHMU. The current zoning side setback requirement is listed as 3’ and we are requesting that zero lot line conditions are allowed per other zones identified in the BMC 38.320.050.C Table of Form and Intensity Standards. Adding allowance for zero lot lines to the NEHMU minimum setbacks required for the NEHMU for this PUD. Rationale: Based on subsequent modification to the PUD this provision was not used. It is reserved here should specific Site Plan requirements required it. RELAXATION 5: INCREASE IN BUILDING HEIGHT APPROVED CONDITION: • BMC 38.320.050 Form and Intensity Standards. The application proposes to increase the allowable maximum height to be increased from 45’ to 54’. The current building height in the district is 45’ (exclusive of elevator penthouses and parapets). While there are several historic buildings in the district that exceed this height limitation, it is our intent to achieve a building height only marginally higher than the 45’ and are requesting a maximum building height as described by code of 54’. COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 55 APPROVED RELAXATIONS & RATIONALE CONTINUED Rationale: The project proposes a cluster of 3-story buildings on the perimeter of the 2-acre site and create landscaped podium level with parking hidden underneath. These additional heights are needed to accommodate the parking level below the podium. The primary reason for this was to keep the parking structure out of the seasonal high-water table which is at 8’ below grade. The site naturally drops 4’ from the South to the North which provides a way to diminish the effects the below grade parking has. Building heights range throughout the project from 25’ to 54’ utilizing the City code requirements for height determination. RELAXATION 6: SEEKING AN INCREASE IN LOT COVERAGE FROM 40% TO 45% APPROVED CONDITION: • BMC 38.320.050 Form and Intensity Standards. The application proposes to increase the maximum lot coverage in NEHMU from 40% to 45%. The current zoning Maximum lot coverage (38.320.020.A) is 40% for primarily residential uses and 100% for primarily nonresidential uses. The project would be classified as primarily residential given that the bulk of the use square footage is programmed as residential. Specifically, 72% is residential and 26% is commercial use. The project is a requesting an increase in lot coverage from 40% to 45%. Rationale: The project has been thoughtfully designed to provide for a mix of uses on the site. Given that portions of the site are in fact commercial we feel that this additional lot coverage is minimal and any loss to the perceived open area that might have come with 5% less in lot coverage is more than made up for in the positive attributes of the design. Additionally, a considerable amount of our site area is being dedicated for public access for the community to enjoy. RELAXATION 7: SEEKING A DECREASE IN BLOCK FRONTAGE TRANSPARENCY REQUIREMENTS FOR PORTIONS OF THE PROJECT APPROVED CONDITION: • BMC 38.510.030.C Landscape Block Frontage. The application proposes to decrease the required residential transparency from a minimum 15% to 8%. The blockfrontage standards state that a “Landscaped” frontage adjacent for residential have a minimum transparency (percentage of glass) of 15%. We are requesting a relaxation to this for Building 2 (along the East face, Ida frontage) and Building 3 (on the North, facing the private residential plaza and on the South, facing the Cottonwood frontage). In all of these cases we are able to meet a 8% transparency requirement. We are requesting that the façade transparency requirement be 8% for these locations Rationale: The project has been thoughtfully designed to provide for privacy, views and quality pedestrian experience along the street and sidewalk edge. These buildings all contain residential uses and have allocated windows for views and privacy. Given the space planning requirements for the individual residential units, windows have been placed to correspond with floors plans and to maintain energy efficiencies. The well thoughtout landscape plan and site circulation has provided a quality pedestrian experience for the guest to the site, along with the residents. These reductions in transparency will produce a superior quality design for this project than would otherwise be found in the strict enforcement of the code. COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 56 APPROVED RELAXATIONS CONTINUED RELAXATIONS OR DEPARTURES FROM OTHER PORTIONS OF THE CODE RELAXATION 8: SEEKING A DECREASE IN BLOCK FRONTAGE TRANSPARENCY REQUIREMENTS FOR PORTIONS OF THE PROJECT APPROVED CONDITION: • BMC 38.510.030.B Storefront Block Frontage. The application proposes to decrease the required commercial transparency from 60% to 30%. The block frontage standards state in table 38.510.030.B that at least 60% of the ground floor area between 30” and 10’ above the sidewalk on primary facades be transparent/glazed. We are requesting a reduction to this such that a minimum of 30% is allowed. Rationale: The project is designated as a mixed block front standard and as such we have addressed portions of the project as landscaped frontages and portions that more closely resemble storefront. In all cases, the very best design effort has been applied to ensure that the intent of the code is being met. In the case of Storefront standards the various buildings that this applies to are Building F, and Building G. Building F is intended to be for small office studio spaces and a resturant at the ground level. We feel that this approach will enhance the character of the district by encouraging unique small appropriate spaces which are not necessarily spaces that have full glass across the front because much of the work in the process might not want to be on display. The other instance where this occurs in on Building G which is quasi-historic grain building that has existing crib constructed walls on the North, West, and South. The North face in the one that faces the street and given the desire to preserve as much of these existing wood walls we needed to limit the amount of glass on this façade. Additionally, the pedestrian experience will not be sacrificed with the reduction in glass due in part the well- designed retrofit of this old building as well as the abundance of pedestrian plaza space that surround this building and project. This relaxation will produce a superior design and experiential outcome than would have otherwise been afforded with the strict interpretation of the code as can be seen from the well thought out and unique designs of all of the buildings. RELAXATION 9: PARKING CALCULATION FOR RESIDENTIAL USES SPECIFICALLY FOR EFFICIENCY AND ONE- BEDROOM UNITS APPROVED CONDITION: • BMC 38.540.050.A.1 Residential Parking Standards. The application proposes to reduce the requirement for efficiency units from 1.25 spaces per unit to 1 space per unit. The application proposes to reduce the requirements for one bedroom units from 1.5 spaces per unit to 1.25 spaces per unit. EFFICIENCY DWELLING UNITS The current code utilizes a calculation for efficiency units at a rate of 1.25 parking spaces per efficiency unit. We are requesting a relaxation to this that is similar to other zoning districts in our community of 1 parking space per efficiency unit. ONE BEDROOM UNITS The code calculates the number of parking spaces for a one-bedroom unit at 1.5 parking spaces for each one-bedroom unit. We are requesting that a rate of 1.25 parking spaces for each one-bedroom unit which is also applied to other zoning districts in our community. COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 57 Rationale: The mix and types of housing provide an opportunity to more critically study the parking allowances for this project. The project is mostly composed of 1 bedroom and efficiency units that range in size from as low as 315 SF up to 600 SF 1 bedroom units. These smaller units provide efficiency as well as a greater likely hood of a single occupant in most cases. The parking standards used elsewhere in the country and even within the City of Bozeman Standards allow for efficiency units to be counted at a factor of 1 and for one-bedroom units factored at 1.25. The location of this property within walking distance to many basic services, transit availability, car share and well-developed bike facilities will promote the use of alternate means of transportation other than a car. Additionally, creating other opportunities for commercial activities on site will allow for some residents to walk to work and not find the need for a car. The project is taking a progressive approach to design and planning that considers modern trends in housing and in car ownership. A recent study from Stanford University economist Tony Seba found that private car ownership will drop 80% by 2030. While this is a bit of a stretch for rural Montana, statistics are showing a general decline in car ownership and an increase in multimodal transportation options. RELAXATION 10: PARKING REQUIREMENTS FOR NONRESIDENTIAL USES ADJUSTMENTS TO MINIMUM REQUIREMENTS APPROVED CONDITION: • BMC 38.540.050.A.2 Non-residential Parking Standards. The application proposes to reduce all nonresidential parking standards by 40%. The current code provides for adjustments to minimum standards for parking in commercial zone types and provides a general percentage reduction based on the type of uses and whether or not it is in a mixed-use neighborhood. These reductions range from 10% to 50%. We are requesting a reduction to our nonresidential parking demand of 40%. This reduction is taken after the bike parking reduction on Building 6 and no further reductions will be added. Rationale: The current zoning district was the first mixed use designation for the City and one of the smallest. While it holds this distinction, it is also one of the most overlooked districts as changes and modifications have occurred elsewhere in the code to support mixed use neighborhoods. This district matches what a small-scale community commercial mixed-use district looks and performs like, hosting a variety of services, employment opportunities and housing. We are looking to apply the same standards that are found elsewhere in the code and a similar reduction found in the ITE standards for mixed use projects. These standards provide for a contemplated reduction in parking for nonresidential use in a mixed use neighborhood since many of the patrons and employees would likely live within walking distance and would not require as many parking spaces to accommodate them. Additionally, access to other forms of transportation including, car share, transit, and well-developed bike facilities will further promote the non- reliance on the automobile. Another practical application of this that is applied in the ITE is based on the actual hours of use based on each use type in a mixed use project. For instance ITE calculations show that the average weekday parking demand at its highest at 4:00 pm when both residential and nonresidential uses overlap 44% and 90% respectively. This would still only require a total of 124 spaces for the project, where we have collectively provided 200 spaces. This is a logical use of parking reductions that will provide greater opportunity for a successful mixed-use neighborhood. APPROVED RELAXATIONS CONTINUED COTTONWOOD + IDA SP1 SUMITTAL || JANUARY 2021 page 58 RELAXATION 11: PROVIDE FOR BACK OUT ANGLED PARKING ALONG THE COTTONWOOD STREET FRONTAGE APPROVED CONDITION: • BMC. 38.400.050.A.1 Street Design. The application proposes to not construct the street according to the adopted designs for local streets and The current code states that all streets shall meet the City of Bozeman current design standards and specifications policy and that the City of Bozeman Modifications ot the Montana Public Works Standards Specifications shall apply. These standards do not provide for back out angled parking along a local street. We are requesting that back out angled parking be allowed given that this will match the full existing full street section along Cottonwood. The owner’s association for the project will be responsible for snow removal for this portion of the street. Rationale: The existing street section along Cottonwood has back out angled parking along the South curb line. We are proposing to continue this condition along the North curb line in front of our project. The cohesiveness of the street section will be better served by having matching conditions along both sides of the street. Additionally, Cottonwood is not a through street in the sense that this portion of Cottonwood only runs for three blocks in the NEHMU. The street will function more as a parking street than a through street in this instance and will produce a superior design outcome than would otherwise be had with the strict enforcement of the code. All other conditions of street drainage and design specifications will be met with the final engineering design. As mentioned above the owner’s association will be responsible for the maintenance of the proposed parking area this will include the snow removal and maintenance of the parking surface area. This is noted in the condominium documents. APPROVED RELAXATIONS CONTINUED