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HomeMy WebLinkAbout12_Res NCOA Narrative and Diagrams_05142021minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com p. 1N 3rd duplexes - NCOA submissiON | 05/14/2021 TABLE OF CONTENTS: 1 Cover 2 Survey 3 Existing Structure Photos 4 Site As Transitional Zone 5 Neighborhood Context 6 Contextual Street-Scape Elevations 7 Site Plan 8 Materials 9 Rendered Elevation (South) 10 Rendered Elevation (West) N3 rd d uplexes NCOA Application 302 North 3rd Ave Owner: 302 Partners LLC The N3rd Duplexes are bordered by high-density and commercial development to the south, with single-family neighborhoods to the north. The design acknowledges its existence along this ‘seam’, helping to scale the commercial typology down to the residential fabric. The project is built for long-term quality, using materials and detailing techniques that will ensure it becomes woven into neighborhood fabric for 100+ years. minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 2Site Plan - Existing | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 597158''S 8''S 8''S 8''S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGASGAS8''S8''S8''S8''S8''S8''S8''S8''S8''S8''S8''S8''SSEWSEW10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 4''W4''W4''W4''W4''W4''W4''W4''W4''W4''W4''W4''W4''W4''W4''W4''WWATWATSTSTSTSTSTST ST ST ST ST ST ST ST ST ST ST ST ST ST ST STSTSTSTSTSTSTSTSTSTSTST OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPHYD GASGASGASGASGASGASGASGASGASGASGASGASGASSTSTSTSTCP CP CP S SEW SEW SEW WAT OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP0'10'20'30' C 1.0 AS NOTED EXISTING SITE PLAN MAL PROPERTY LINE EASEMENT LINE EXISTING FENCE ROAD CENTERLINE EXISTING CURB APPROX. EXISTING BURIED GAS LINE EXISTING OVERHEAD POWER EXISTING UNDERGROUND FIBER EXISTING 8" SEWER MAIN EXISTING SEWER SERVICE LINE EXISTING 4" WATER MAIN EXISTING 10" WATER MAIN EXISTING WATER SERVICE LINE STORM WATER MAIN EXISTING SIDEWALK SET CONTROL POINT GROUND ELEVATION HYDRANT EXISTING STORM DRAIN MANHOLE EXISTING SANITARY SEWER MANHOLE EXISTING RECTANGULAR STORM DRAIN INLET EXISTING VALVE EXISTING POWER POLE EXISTING SIGN EXISTING ELECTRICAL OUTLET EXISTING CONIFEROUS TREE EXISTING DECIDUOUS TREE EXISTING BUSH EXISTING TREE STUMP MASTER LINE & SYMBOL LEGEND GAS 1000 OHP FO 8''S SEW 4''W 10''W WAT S HYD CP LEGAL DESCRIPTION TRACT 8 OF BLOCK 8 OF BEALLS 3RD ADDITION LOCATED IN THE NW 14 OF SECTION 7, TOWNSHIP 2 SOUTH, RANGE 6 EAST, PRINCIPAL MERIDIAN MONTANA, GALLATIN COUNTY, MONTANA. WEST BEALL STREETNORTH 3RD AVENUEEXISTING PATIO 12"X12"LANDSCAPING PAVERS EXISTING PORCH EXISTING PORCH ALLEYEXISTINGLIGHT POLE EXISTING BUILDING1759 SF ST EXISTING UNDERGROUND FIBERCOMMUNICATIONS BOX EXISTING CONCRETEPAD EXISTING CONCRETEPAD EXISTING CONCRETEDRIVEWAY APPROACH EXISTING CURB STOP EXISTING CLEAN OUT HE C May 19, 2021 - 8:51amCAD FILE: M:\213568\Drawings\VF-TOPO.dwgREVISIONS DATE PROJECT NUMBER 2018 03/23/2021 PRELIMINARY DRAWINGS- 22x34 originalsSCALE SHEET TITLE DESIGN BY minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 3Existing Structure Elevations | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 59715Facing N 3rd Facing W Beall Facing Neighbor To NorthFacing Alley Please reference Historic Resource Survey Attachment, Updated on 3/30/2021, Property is ‘Non-Eligible’ minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 4Site As Transitional Zone | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 59715R-2 R-3 B-3 R-4 B-2M R-4 R-5 R-5 PLIR-1 R-1 Single Household Residential, Low Density R-2 Single Household Residential, Medium Density R-3 Residential Medium Density R-4 Residential High Density R-5 Residential Mixed Use High Density B-2M Community Business-Mixed B-3 Central Business PLI Public Lands / InstitutionsLow-Density Residential NeighborhoodCommercial & High-Density Residential 302 N 3rd exists along a seam between commercial zoning to the south and single-family neighborhoods to the north. The property is zoned R-4 (residential high density) and has a Community Plan Future Land Use Map designation of ‘urban neighborhood’ The proposed design language acts as a transitional element, knitting together the adjacent commercial and residential zonings. Building form, window patterns, materials, massing, and street presence are all carefully chosen for this purpose. SITE minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 5Neighborhood Context | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 59715SITE minarik architecture, inc 2020 | 971 319 6249 | minarikarch.com Site Organization | north 3rd duplexes | bozeman, mt. 59715p. 2street frontage and zoning | 09/30/2020 R-4 Boundary W. BEALL ST. W. LAMME ST. W. VILLARD ST.N. 3RD. AVE.N. GRAND AVE.Orientation of Existing Street Frontages Site in Question: 302 N. 3rd Ave. Existing Structure Alley North MAP KEY N 302 N. 3rd 11,532sf (92’ x 125’) PROPOSED DIVISION OF PARCEL INTO (2) PARCELS; ‘A’ 5,980sf and ‘B’ 5,520sf DIVISION OF PARCEL FOLLOWS DEVELOPMENT PATTERNS ALONG W. BEALL SEE FOLLOWING PAGES FOR PROPOSED FACADE ORIENTATION TO FURTHER ALIGN WITH ADJACENT PATTERNS OF EXISTING DEVELOPMENT Existing Property Line Water DistributionWater DistributionWaste DistributionProposed Division(A) 92’ x 65’(B) 92’ x 60’ WEST BEALL N. 3rdminarik architecture, inc 2020 | 971 319 6249 | minarikarch.com Site Organization | north 3rd duplexes | bozeman, mt. 59715p. 2street frontage and zoning | 09/30/2020 R-4 Boundary W. BEALL ST. W. LAMME ST. W. VILLARD ST.N. 3RD. AVE.N. GRAND AVE.Orientation of Existing Street Frontages Site in Question: 302 N. 3rd Ave. Existing Structure Alley North MAP KEY N 302 N. 3rd 11,532sf (92’ x 125’) PROPOSED DIVISION OF PARCEL INTO (2) PARCELS; ‘A’ 5,980sf and ‘B’ 5,520sf DIVISION OF PARCEL FOLLOWS DEVELOPMENT PATTERNS ALONG W. BEALL SEE FOLLOWING PAGES FOR PROPOSED FACADE ORIENTATION TO FURTHER ALIGN WITH ADJACENT PATTERNS OF EXISTING DEVELOPMENT Existing Property Line Water DistributionWater DistributionWaste DistributionProposed Division(A) 92’ x 65’(B) 92’ x 60’ WEST BEALL N. 3rdThe property is surrounded by a mix of architectural styles and building uses. Directly to the west is a multifamily unit with a simple unadorned 2-story facade (a) A new multi-family project is directly east, with flat roofs and large expansive glazing (b) To the south are a mix of commercial buildings with flat roofs and slotted glass openings (c) STREET FRONTAGE PATTERN ADJACENT PROPERTY DESIGN LANGUAGE (a) (b) (c) minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 6Contextual Street-scape Elevations | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 59715SITESingle Family ResidenceSingle Family ResidenceProjects DemolishedCommercialPublic Health & Human Services Department-Vertical Slot Windows-’Boxy’ Architectural Language- Flat RoofW Beall StW Lamme StN 3rd Ave Single Family ResidenceSingle Family ResidenceSingle Family ResidenceSITE Multi-Family ResidenceW Beall StN 3rd AveN Grand AveThe Cairns- Large Vertical Slot Windows- ‘Boxy’ Architectural Language- Flat Roof- Small Punched WindowsFuture Multi-Family / Commercial UseTRANSITION TRANSITION minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 7Site Plan - Proposed | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 59715UNIT A Entry Stairs,2'-0" Into Setback Entry Stairs1'-8" Into Setback Entry Stairs, 10" Into Setback Edge of Floor Above Canopy (Above), 2'-6" Into Setback Unit D Garage Door Unit C Garage Door Unit A Garage Door W BEALL STN 3RD AVEPUBLIC ALLEYACCESSORY BUILDING 2UNIT C GARAGE (E) Neighbor Residence (E) Water Line (E) Gas Line (E) Storm Line (E) Fiber Line(E) Water Line(E) Sewer Line(E) Sewer LineConnection (E) Storm Catch Basin (E) Water LineConnection To Be Abandoned (E) Gas LineConnection To Be Removed (E) OHP LineConnection To Be Removed (E) OHP LineConnection To Be Removed(E) OHP Line(E) Trees To Be Removed (E) Hydrant Unit A Entry5'-0" x 14'-10" Unit B Entry10'-6" x 4'-4" Unit C Entry11'-4" x 4'-4"Unit D Entry11'-4" x 4'-4" Unit A Deck150 SQ FT Unit B Deck142 SQ FT Unit C Deck142 SQ FT Unit D Deck146 SQ FT Property LineProperty Li neProperty Line Property LineEntry Stairs, 8" Into Setback Walkway Walkway (E) Sidewalk Walkway Walkway Unit A Driveway(1) Off-Street Parking Space Unit C Driveway(1) Off-Street Parking Space Shared Walkway (E) SIDEWALK(E) SIDEWALK(E) Curb ACCESSORY BUILDING 1UNIT B STORAGE UP UP UP UP UP UNIT B UNIT C UNIT D UNIT AGARAGE UNIT DGARAGE (E) Fiber Junction Box Unit B Driveway(2) Off-Street Parking Spaces BBQ BBQ Lightwell4'-0" Into Setback Lightwell Lightwell,2'-6" Into Setback UP On-Street Parking Space 15' - 0"15' - 0"Centerline of All eyVision TriangleVision TriangleVision TriangleCenterline of Driveway Centerline of Driveway15' - 0"15' - 0"Vision Triangle Vision Triangle40' - 0"10' - 0"Vision Triangle Utility Easement, See Civil Plans40' - 0"Setback 15' - 0"Setback15' - 0"Setback5' - 0"Rear Setback20' - 0"Gate Garage Setback 6' - 0"Setback At Accessory Building6' - 0"Plant Unit D Driveway(1) Off-Street Parking Space Fence (E) Trees Fence 6' - 0"6' - 0"6' - 0"6' - 0"3' - 0"3' - 0"KEY Communal Open Space Private Exterior Decks Snow Storage Vision Triangle Building Footprint Proposed Snow Storage Area Per Landscape TYP 6" Stormwater Intake Drain Per Civil 93' - 6" Property122' - 6" Property Garage Setback20' - 0" Setback At Accessory Building30' - 0" On-Street Parking Space 24' - 0"24' - 0"7' - 0"Demising Demising BUILDING 1 BUILDING 2 Canopy (Above), 2'-0" Into Setback Canopy (Above), 2'-6" Into Setback Canopy (Above), 2'-6" Into Setback 'Landscape' Block Frontage'Landscape' Block FrontageChapter 2, Section B - STREET PATTERNS“Site a new building such that it is arranged on its site in a way similar to historic buildings in the area. This includes consideration of building setbacks and open space.”The proposed structure is setback from the street edge, allowing for additional vegetation and street trees to be planted that will act as a continuation of the surrounding neighborhood’s existing vegetation. See Street Frontage Pattern on page 5. See Landscape drawings (L1.0_SITE MATERIALS AND PLANTING PLAN_05-12-2021). Chapter 2, Section C - ALLEYS“Maintain the traditional character and scale of an alley by locating buildings and fences along the alley edges to maintain the alley edge.”The proposed structure has been designed to extend to the alley setback line, which defines and maintains that edge. A fence is proposed between the site and the neighbor to the North and will extend out to the alley to define that corner of the site Chapter 2, Section J - PARKINGChapter 3, Section D - SECONDARY STRUCTURES“Minimize the visual impact of surface parking in residential neighborhoods. A parking area should be located to the rear of a site. Do not use a front yard for parking. Instead, use a long driveway, or alley access, that leads to parking located behind a building.”All off-street, open air parking, as well as garages, have been located at the rear of the site to minimize visual impact from the streets. The existing alley is utilized to access some of the parking and garages. P P P PPP P WWW W W Chapter 3, Section A - HIERARCHY OF PUBLIC AND PRIVATE SPACE“Provide a front yard similar in character to its neighbors when possible.”The residences transition form a public guest approach to a private backyard common area. See Landscape drawings (L1.0_SITE MATERIALS AND PLANTING PLAN_05-12-2021) “Provide a walkway from the street to the building”Each unit has its own dedicated walkway and defined front porch entry. This helps scale the pedestrian experience to the street. “Orient the front porch to the street. Clearly define the primary entrance by using a front porch.”Each unit has its own main entry porch that is either directly facing W Beall St or N 3rd Ave. The porches are recessed from the surrounding brick facades and are more transparent to direct visitors to the entries and invite guests in. FP FPFPFP FP minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 8Materials | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 59715A - Brick C - Black Metal B - Wood Slat Screen D - Concrete Base A C B D Chapter 2, Section H - MATERIALS “The use of masonry that appears similar in character to that seen historically is appropriate. New materials that are similar in character to traditional materials may be acceptable with appropriate detailing. Alternative materials should appear similar in scale, proportion, texture and finish to those used traditionally.” Chapter 2, Section I - ARCHITECTURAL CHARACTER“The imitation of older historic styles is discouraged for newer structures.” One should not replicate historic styles, because this blurs the distinction between old and new buildings, as well as making it more difficult to visually interpret the architectural evolution of the district. Contemporary interpretations of traditional details are encouraged. Chapter 3, Section E - MULTI-HOUSEHOLD “Brick, stone and painted wood are preferred primary building materials. A much wider range of secondary and trim materials (including wood, metal, glass and synthetics) occurs.” A The primary proposed building material is a warm, dark brick, selected for quality and long-term durability. This follows the same reasons brick was selected for many of the most-loved structures throughout downtown Bozeman. Brick is inherently durable and long lasting, with little to no required maintenance. The linear, horizontal geometry of the brick is intended to draw one’s eye across the elevation of the building and reduce the overall perceived scale of the structure. The selection is careful not to create a caricature of historic Bozeman per Chapter 2 Section I. B The vertical wood screening contrasts the brick as a warm, softer, and more approachable material. It is used to provide a layer of privacy while still allowing natural light in, as well as add a pedestrian scale to the entries. C The black accent metal defines the various architectural elements (awning, entry steps), while also creating relief in the facades. D All of these elements are supported by a clean, consistent concrete base that acts as a plinth to support and unify the various elements of the structures. MATERIALS ARE NOT SELECTED TO CREATE A CARICATURE OF HISTORIC BOZEMAN. SELECTIONS FOLLOW THE FUNCTIONAL RULES THAT DEFINE HISTORIC BOZEMAN; TO CREATE PURPOSE-BUILT STRUCTURES THAT WILL LAST 100+ YEARS. minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 9Rendered Elevation | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 59715Proposed South Elevation - From W Beall St Chapter 2, Section F - BUILDING FORM“Use building forms that are typically seen on the block. Simple rectangular solids are typically appropriate. Flat roofs are appropriate in most commercial and transition areas, and in some cases may be appropriate in residential areas.” - The rectangular, solid form of the proposed architectural language is derived from the existing structures closely located to the site. The site’s proximity to existing zoning and development give it its transitional identity, making this architectural language appropriate for its location and surrounding context. Chapter 2, Section G - SOLID-TO-VOID RATIO“Use a ratio of solid-to-void (wall-to-window) that is similar to that found on historic structures in the district. Large surfaces of glass may be inappropriate. Divide large glass surfaces into smaller panes similar to those seen traditionally.” - The transparency of the entries to each unit are intended to be inviting and connect with the surrounding neighborhood community. The common gathering areas of the residences have a higher level of transparency, but are scaled with the vertical wood screening. These screens create privacy and provide visual depth and interest to the facades. - Smaller punched windows are used to reflect the language that is traditionally seen in historically significant residential structures, Vertical, recessed slot windows are also seen throughout the neighborhood in existing commercial structures. The existence of both languages in the proposed design is a direct response to the transitional nature of the site. Chapter 3, Section C - ROOF FORM“Use roof forms that are similar to those seen traditionally on the block. The primary ridge line of a residential structure should not exceed the typical maximum for the block.” - Flat, parapeted roofs are prevalent in the commercial zoned area to the South and the recent multi-family project on the same block, directly east. Flat roofs become even more prevalent as you move further South of the site towards Main Street, where more mixed use commercial structures are located. Creating a smaller-scaled but similar building form with the adjacent properties will help transition between the larger scale commercial buildings and single-family residential to the north. Chapter 3, Section E - MULTI-HOUSEHOLD“A primary building face should not exceed the width of a typical single household building in a similar context” - The facades of the proposed buildings have been divided into wall planes that have dimensions similar to those of single household buildings in the surrounding neighborhood. The single oversized lot is scaled to the neighborhood with two buildings. Facades fronting W Beall do not exceed 40’, while facades fronting N 3rd do not exceed 60’. Both facades provide relief and recessed elements to break up their scale. Historically, changes in wall plane were modest and responded to the inherent material limitations. As such, the project has avoided the multi-colored material patchwork facade often seen in newer projects for a much more modest approach to celebrate light, shadow and texture. minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 10Rendered Elevation | N 3rd duplexes - NCOA submissiON | bOzemAN, mT 59715Proposed West Elevation - From N 3rd Ave Chapter 3, Section B - BUILDING MASS AND SCALE “On larger structures, step down a building’s height toward the street, neighboring structures and the rear of the lot.” - The North 3rd facade steps down to a single story to help break down the mass and scale as it transitions towards the residential neighborhood to the north. The Beall-fronting southern facades are a step down from their commercial counterparts to the south. Additionally, the accessory buildings at the North end of the site are a reduced scale to lessen the visual impact of the new development on the neighbor to the North. “The front wall of a new structure should not exceed two stories in height.” - The proposed buildings both have (2) above grade levels, with a maximum building height of less than 25’-0” above grade. An additional basement level is used at each unit to provide bonus space without adding visual height to the project. Chapter 3, Section E - MULTI-HOUSEHOLD“Minimize the perceived scale of a multi-household building. Use traditional features that will convey a human scale.” - The proposed structure steps down in scale when viewed from N 3rd Ave. Additionally, single story entry porches and plate steel canopies are implemented to break up and bring down the overall scale of the buildings, addressing the human experience. “Orient a primary entrance to the street, when feasible.” - All unit entries and entry porches are oriented to the street. They can be easily identified for easy way finding, and their presence follows the traditional use of porches to demarcate residential entry in the surrounding neighborhood. A MODEST MATERIAL PALETTE DEFINES SIMPLE FORMS, ALLOWING FOR GREATER INTEREST AND FOCUS ON THE DAILY CHANGING PATTERNS OF LIGHT, SHADOW, AND SURFACE PATTERN. minarik architecture, inc. 2021 | 971 319 6249 | minarikarch.com n 3rd duplexes - ncoa submission | 05/14/2021 p. 11 THANK YOU!