HomeMy WebLinkAbout07_ProjectNarrative_11082021THE IVES
THE IVES
THE IVES (BLOCK 4) | 311 N WILLSON AVE
THE IVES
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PROJECT TIMEFRAME
SPR |SUBMIT SITE PLAN SPR |APPROVAL
REVIEW TO THE CITY END OF
CONSTRUCTION
CONR |SUBMIT CONCEPT
REVIEW TO THE CITY
START OF
CONSTRUCTION
SITE IMPROVEMENTS
The proposed site is zoned with a zero-lot line development standard at the frontage of N. Willson Ave and W Villard St with respect the
Vision Triangle at the corner. At the south is an internal lot line with the adjacent parcel. To the west is an alley which the building steps
back 5 feet for utility easement. In addition, the northwest and southwest corners of the site are reserved for Northwestern Energy to place
equipment to serve the neighborhood. The footprint of the building will step back at all entrances to facilitate a more intimate entrance
into the building off both streets.
The Ives main utility services are located off the alley. Utility meters and trash collection are located along this alley obscured with
screening to be sensitive to our neighbors. The water riser room is located in the basement.
AFFORDABLE HOUSING
No affordable housing measures will be provided by the applicant because the units proposed in this design are exclusively rental
housing units which are exempt according to 38.380.030.E.
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THE IVES (BLOCK 4) | 311 N WILLSON AVE
THE IVES
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DESIGN GUIDELINES | SUBCHAPTER 4B
A | MASS & SCALE
1. Provide density to meet the goals and objectives of Downtown Bozeman Improvement Plan:
With 99 total units on 0.749 acres, The Ives makes appropriate use of its lot area. As a mixed use building, the floor to floor
height at level 1 is 15’-0” with large storefront windows to engage the sidewalks.
2. Innovative development and diversity of design is encouraged:
The Ives incorporates a varied material palette of brick, modified wood cladding, and accents of metal trim. The heavy brick
material relates to the downtown core while the wood toned siding provides a lighter touch towards the residential zoning.
See the Design Intent and building renderings for more information.
3. A new building should exhibit clear order and comprehensive composite on all elevations:
The Ives establishes a clear order with two main expressions, rock and feather. These two expressions and all elevations are
tied together with a consistent window module and metal accent frame.
4. Building interface with residential zone properties:
The Ives is adjacent to residentially zoned neighborhoods to the north and west, classified as R-3 and R-4. The Ives responds
to the west by stepping by the building geometry in compliance with zone edge transitions BMC 38.320.060.B.2b. Additionally
the northern portion of the building facing the residential districts is nicknamed the ‘feather’ and incorporates the lighter wood
toned siding exterior. The ground floor on the north side of the building limits it’s transparency in respect to the residential
zoning, see departure exhibit for more information on this.
B | BUILDING QUALITY
1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman:
Located within the traditional Community Core (B-3 district) and adjacent to R4 and R3 residential districts, The Ives was designed
with materials that are a reflection of both districts and in keeping with the neighborhood character. Brick on the south side closer to
Main Street, and wood toned siding on the residential end. The design team thought it was important to balance the heavy materials
with a lighter, warmer touch of wood toned siding and fiber cement. This provides a modern approach to Bozeman’s past while
choosing materials that will perform and built to last.
2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and
infrastructure design:
At a density of 99 units per 0.749 acres, the proposed design allows for many people to live in the “Community Core” which reduces
the need and use for cars in the area. The Ives provides more than required bicycle storage as well as elevated facilities for residents
to tune up their bikes and skis to encourage alternative to vehicles. Additionally the public bicycle room includes 2 showers and 10
lockers making it easier for non residents to bike here, clean up, and continue on with their day. Storm water management procedures
will be utilized at the common courtyard and exposed areas of the ground floor to collect and distribute storm water while providing
green space to the residents. Individual heating systems are planned for each unit as these are rentable units. The building design
incorporates a trash chute at every residential floor, giving the residents an easy way to dispose of their waste. Lastly, the envelope
and mechanical systems will exceed energy standards as set by the State of Montana.
C | BUILDING ROOF FORM
1. Use flat roof lines as the primary roof form:
The Ives roof is primarily flat responding to the B-3 zoning. The roof form is articulated on the northern end of the building creating
an appropriate transition towards the residential districts. All rooftop mechanical equipment is properly screened.
2. Use of other roof forms:
The roof form is articulated on the northern end of the building creating an appropriate transition towards the residential districts.
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THE IVES (BLOCK 4) | 311 N WILLSON AVE
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DESIGN GUIDELINES | SUBCHAPTER 4B cont’d
D | SITE DESIGN
1. Create strong connections between downtown’s sub-districts and between downtown and the surrounding neighborhoods:
The Ives was designed as a transition between the traditional urban core and residential neighborhoods. Dubbed the Rock and
Feather, the building is a nice balance between downtown and residential neighborhoods. The massing of the building reinforces this
with the ‘feather’ on the north portion of the building, adjacent to the residential districts, while the ‘rock’ is on the southern portion
welcoming in downtown visitors. Between the two is a transition zone primarily of glass which lines up and responds to Beall’s Alley.
At the ground level, the building is broken down to a pedestrian scale and has active uses along Villard and Willson to encourage
pedestrians to venture north from Main St and connects The Ives to the downtown’s activity.
2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote
vitality and safety:
The Ives building massing acts as an anchor for the future active Beall’s Alley. On The Ives east elevation is a zone primarily
of glass on the building facade which lines up with Beall’s Alley to highlight it and act as an organizational point for visitors to
the area. The programming of the ground floor uses on this east elevation, Willson, are expected to be more heavily trafficked
with residents, public, and retail patrons. The north elevation will be quieter as it is adjacent to residential zoning. Both street
frontages incorporate the following elements to enhance the public space: weather protection, planters, seating areas, street
lights, and street trees.
E | PARKING FACILITIES
1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever
possible to surface parking lots:
The Ives integrates all parking in enclosed parking garages within the building. Six on street parking spaces are planned but no
surface parking lots are proposed.
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:
The enclosed parking garage is surrounded by retail and residential uses to shield it’s appearance from active street frontages on
Willson and Villard.
3. For residential projects, enclosed parking is preferred to surface parking lots:
The Ives integrates all parking in enclosed parking garages within the building. Six on street parking spaces are planned but no
surface parking lots are proposed.
F | SIGNS
1. Commercial and Mixed Use projects should include a variety of creative and clear signage:
The Ives main building signage is still in development as building branding has yet to be finalized. The location for residential
signage will be at the main residential entry canopy and glass curtain wall which is in line with Beall’s Alley. Final signage will be
designed and located according to signage standards as set forth in the design guidelines and Unified Development Code
2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of
place:
The main building identification signage will prominently add a sense of place to the building as a point of reference at the terminus
of Beall’s Alley.
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:
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THE IVES (BLOCK 4) | 311 N WILLSON AVE
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DESIGN GUIDELINES | SUBCHAPTER 4B cont’d
The Ives main building signage is anticipated to be located at the terminus of Beall’s Alley and is integrated with the overall building
design. It will establish a sense of place and compliments the overall building design. Refer to signage calculations on building
elevations for allowable building signage.
G | STREET PATTERNS
1. Alleys:
There is an existing alley that borders the site at the west property line. This project improved the alley to 16’ paved alley.
2. Streetscape:
The streetscape on N Willson Ave and W Villard St will follow the predominant pattern in the downtown with concrete sidewalks
and street trees. The walking surfaces will be a combination of concrete sidewalks and pavers. The landscape and storm water
management will be closely coordinated with the civil engineer.
3. Planting Strips:
Planting strips will be maintained with street trees to keep with the existing design of the streetscape.
4. Pattern of Street Trees:
The pattern of street trees will match that of other downtown sites, while considering the relief of the facade based on its location on
the site.
I | UTILITIES
1. Orient service entrances, waste disposal areas and other similar uses toward service lanes away from major streets:
The refuge pick up location, loading zone, and service entrances are located on the western elevation along the alley, away from the
site’s major streets of Willson and Villard. All ground floor building equipment and meters are located along the alley with proposed
screening to be sensitive to our neighbors.
2. Position service areas to minimize conflicts with other abutting uses:
The refuge pick up location will host trash bins on pick up days and is located off the alley for easy access and keeps these services
away from pedestrian store frontages.
J | SITE FURNITURE
1. Site furniture should be simple in character:
Bike racks and benches are used strategically throughout the site to engage and activate the streetscape. These will provide a place
of refuge for the public and residents while offering a secure location for guests and/or tenants to secure their bikes. Both approaches
promote a walkable and bikeable site.
H | LANDSCAPE DESIGN
1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian
streetscape environment:
One ash tree located on the southern property line on Willson Ave will be protected and preserved. Refer to landscape and civil
drawings for specified tree and the locations of all proposed trees. All the proposed trees will enhance the streetscape environment
and be consistent with downtown zones.
THE IVES (BLOCK 4) | 311 N WILLSON AVE
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LANDSCAPE
All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants,
use of appropriately sized landscape plant material, street frontage landscaping, use of trees with residential adjacency, coordination with
utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary.
Streetscape: Street paving is designed to preserve the neighborhood’s design and continuity from adjacent sites. The streetscape at The
Ives will be a continuation of the streetscape at One 11 which is south of Block 4. Both West Villard Street and North Willson Avenue will
follow storefront block frontage standards with a minimum 12’ width sidewalk. From back of curb, a 6’ strip of permeable pavers will be
provided, followed by a minimum 6’ width concrete sidewalk.
Planting Strips: The storefront block frontage along West Villard Street and North Willson Avenue will be softened by 5’x10’ raised
planters, placed at regular intervals along the street within the 6’ width paver strip. These planters will be maintained to a similar standard
as the surrounding streetscape.
Pattern of Street Trees: The pattern of street trees will relate to the pattern that exists on the One 11 site south of The Ives. These trees will
be placed within the 5’x10’ raised planters and maintained in an attractive appearance.
Connections between indoor and outdoor spaces are integral to a successful design and vital to a positive experience for residents. Code
requirement for open space, Sec. 38.520.060.C, states “up to 50% of the required open space may be provided by private balconies,
provided they meet the requirements of subsection B.3”. Only balconies that are at least 36 square feet, with no dimension less than
6 feet, will be counted towards this amount. The Level 3 courtyard will provide 2,280 square feet of open space. The remaining open
space requirement is divided into balcony space and common indoor recreation areas. Common indoor recreation areas include Bike/Ski
Workshops, indoor fitness space, pet spa, and residential lounge space. These calculations are indicated in the Project Matrix included
with these application documents.
STREETSCAPE SECTION
W VILLARD STREET &
N WILLSON AVENUE
PUBLIC ROW,
WIDTH VARIES
PLANTING AREA
6" CONCRETE
MIN. 6' WIDTH,
SIZE VARIES
5' WIDTH
PLANTER