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HomeMy WebLinkAbout19_BeallsThirdMasterSitePlan20158ForReference_04132021Page 1 of 11 June 10, 2020 Nicole Stine, SMA Architects 109 E. Oak St, Suite 2E Bozeman, MT 59715 nicoles@architects-SMA.com RE: Beall’s Third Master Site Plan Concept Review, Application 20158 Project Description: This is a Conceptual Review application for advice and comments on a proposed mixed use phased development with 6 buildings proposed on two blocks with structured parking, pedestrian open space, and associated infrastructure in the B-3, Downtown Business zoning district. Existing conditions include the Medical Arts Building and associated parking. Project Location: 300 N. Willson Avenue the property is legally described as Beall’s 3rd Add, S07, T02 S, R06 E, Block 3, Lot 1 - 24, Acres 2.963, & Block 4 Lots 1-10 & 8.5' Tract Adjacent East Side Plat C-44-A. We hope that these notes and suggestions assist you with the design and review of this potential future project. Please note that comments are preliminary and based on information provided. While we attempt to identify all issues during a conceptual review, please keep in mind that there may be other issues that arise during the formal review. We appreciate your patience in the review process. All references below to Sections of the Bozeman Municipal Code. If you have any questions or concerns or would like to set up a meeting, please do not hesitate to contact me at dgarber@bozeman.net. C: Medical Arts Building, LLC 20 N. Tracy Avenue Bozeman, MT 59715 andy@hbpartners.com Page 2 of 11 Planning Division, Danielle Garber, dgarber@bozeman.net, 406-582-2272 1. Process – BMC 38.230.020. A master site plan is a generalized development plan that establishes building envelopes and overall entitlements for complex, large-scale projects that will require multiple years to reach completion. A master site plan application is required for entitlement with these review processes to follow or be reviewed concurrently: a. A Subdivision Exemption application to aggregate and rearrange lot lines and establish access and public utility easements within blocks 3 and 4. This can be submitted concurrently with the master site plan, but must be reviewed by the City and recorded prior to master site plan approval. b. Master Site Plan & Certificate of Appropriateness (COA) for demolition and subsequent development, the master site plan and COA must include: 1. A detailed phasing plan that includes: a) A specific phased demolition plan of the “tower building,” adjacent wings, and surface parking. Provide a parking matrix for the existing building phase by phase until fully demolished. b) Temporary relocation of surface parking identified in phasing plan must adhere to off-site parking agreement with the AC project. c) Detailed construction management plan. d) Project phasing and associated improvements necessary for the independent function of each phase such as parking and open space. 2. The requested entitlement period for full build out, i.e. 3 years, 5 years, etc. c. Phase 1 site plan and COA application, and a separate site plan and COA for each subsequent phase. Phase 1 may be submitted concurrently with the Master Site Plan. d. Any requested departures must be submitted with the applicable review fees for each departure. 2. PLS Form. General Comment. All plans must meet the plan and specifications requirements of form PLS including complete and thorough annotation on all plans, a well detailed plan sheet cover sheet, digital files and naming protocols and all other requirements. 3. Applicant Questions: a. Festival Street: There is no definition or requirements for a festival street in the UDC. Planning staff will review the design for compliance with the Mixed-Storefront block frontage. Engineering will review the design for compliance with the local street design, the mid-block crossing and overall infrastructure requirements. b. Parking Access at Building 4 on West Villard St.: Planning staff supports this as long as parking entrance does not account for more than 25 percent of entire building façade. See #12 below. Page 3 of 11 c. On-Street Parking Determination Reduce the Length from 24-feet to 20-feet for some parking spaces: There is no application mechanism to reduce the numerical standard for on-street parking dimensions required in Section 38.540.020.E. 4. Permitted uses – BMC 38.310.040. With the master site plan submittal detail proposed uses for each phase, building, and floor. Where general terms like “mixed use” are proposed to allow for market flexibility, staff encourages designing the project to fit an array of uses with the most restrictive determining compliance with associated standards like parking and open space. Specific uses will need to be defined with each phase and subsequent site plan application submittal. Use the master site plan to provide a general use guide for future phases, understanding that the master site plan and subsequent phases must meet the base zoning requirement to be approved. 5. Form and intensity standards – BMC 38.320.030. At the master site plan level demonstrate compliance in the formal submittal for all known form and intensity standards. Use the master site plan to provide approved design guidelines for future phases. 6. Zone edge transitions – BMC 38.320.060.B.2.b-c. For development on sites in the B-3 district that border R-3 and R-4 districts, the following standard applies: From a height of 38 feet at a five foot setback from the applicable residential districts, buildings must step back at a 45 degree angle away from the applicable property line. Permitted setback and height encroachments are allowed. Generally with the master site plan, and with the phase 1 site plan detail the required step back for building 4 in your formal submittal with a building section or detailed elevation. 7. Standards for certificate of appropriateness – BMC 38.340.050. This site is located within the NCOD (Neighborhood Conservation Overlay District) and adjacent to the North Tracy Avenue Historic District. Contemporary, non-period and innovative design of new structures and additions to existing structures is encouraged when such new construction or additions do not destroy significant historical, cultural or architectural structures or their components and when such design is compatible with the foregoing elements of the structure and surrounding structures. Address the architectural appearance guidelines listed in this section and chapter 4B of the Design Guidelines for Historic Preservation with the formal submittal. This can be addressed generally with the master site plan process and will be reviewed in detail with each subsequent phase. 8. Demolition or movement of a non-historic structure or site in the NCOD - BMC 38.340.100. A COA for demolition and subsequent development is required with the formal submittal. 300 N. Willson Ave, known as the Medical Arts Building, built in the late 60’s is classified as non-eligible based on the 2016 inventory form on file. Provide a copy of all historic property records with the master site plan and COA for demolition as required by the DEM Checklist. Per Section 38.340.020 the Design Review Board (DRB) and administrative design review staff will review and make recommendations to the review authority regarding demolition and subsequent development. Page 4 of 11 9. Block frontage – BMC 38.510. This project includes multiple proposed block frontages: Mixed-Storefront along Willson, Beall, and a portion of Tracy and Mixed-Landscaped along a portion of Tracy, and Villard. Special Residential may be applicable to interior ground level residential uses. Structured Parking Facility development standards are also applicable. The buildings and entrances must be designed according to the preference and requirements of this section (38.510.020.F) that addresses multiple frontage situations. According to the proposed Pedestrian Traffic and Frontage Activation drawing “primary,” “secondary,” and “tertiary” frontages are identified. Clarify in the formal submittal what is meant by these designations and how they relate to this section of the code. Some block frontage requirements will be required at the master site plan level understanding that each subsequent building and phase will need to demonstrate compliance with all standards. 10. Mixed-storefront block frontage – BMC 38.510.030.D & 38.510.030.B. The applicant has indicated a Mixed-Storefront block frontage preference along Willson, Beall, and a portion of North Tracy. Buildings must orient toward the street with the front façade. Pedestrian connections are required directly to the front entrances of each building, entrances which must face the street. Demonstrate compliance with this section in your formal submittal narrative and drawings including: a. Building placement. Buildings may be placed up to the sidewalk edge provided they meet storefront standards. b. Façade transparency. Any storefront buildings on these block frontages must meet the storefront block frontage transparency standards. At least 60% of ground floor between 30" and 10' above the sidewalk for primary facades and 40% of ground floor between 30" and 10' above the sidewalk for secondary facades. Window area that is glazed over or covered in any manner that obscures visibility into the storefront space shall not count as transparent window area. Provide an exhibit that details the required façade transparency per this section. c. Ground floor land use. Non-residential uses are required, except for lobbies associated with residential or hotel/motel uses on upper floors. The Level 1 Program on sheet A2.1 indicates residential and structured parking as ground floor uses along the Willson frontage of building 3-5, but the Pedestrian Traffic and Frontage Activation drawing indicates commercial and secondary frontages. Clarify what is proposed along the entire Willson frontage for building 3-5. Also see #12 below for required activation in front of structured parking. d. Floor to ceiling height. 13-foot minimum. Please note the NCOD Design Guidelines specify a minimum floor-to-floor height of 15-feet in Subchapter 4B. When there is a conflict in the standards the more restrictive applies. e. Nonresidential space depth. 20-foot minimum. f. Building entrances. Must face the street or the street corner. g. Weather protection. Weather protection with 8-15' vertical clearance at least 5' in average depth along at least 60% of façade. h. Parking location. See #12 below for required activation in front of structured parking. Page 5 of 11 i. Sidewalk width. 12 feet minimum between curb edge and storefront (area includes clear/buffer zone with street trees). 11. Mixed-landscaped block frontage – BMC 38.510.030.D & 38.510.030.C. The applicant has indicated a preference for the Mixed-Landscaped block frontage along a portion of North Tracy and along West Villard Street. The buildings and entrances must be design according to the preference and requirements of this section that addresses multiple frontage situations. Buildings must orient toward the street with the front façade. Pedestrian connections are required directly to the front entrances of each building, entrances which must face the street. Demonstrate compliance with this section in your formal submittal narrative and drawings including: a. Building placement. A 10-foot minimum front setback, or greater where necessary to accommodate easements is outlined in this provision and must be provided. b. Façade transparency – Residential buildings, at least 15% of the entire façade (all vertical surfaces generally facing the street). Other buildings designed with non- residential uses on the ground floor within 20' of the sidewalk, at least 25% of the ground floor between 4'-8' above the ground level surface. Also see #12 below for required activation in front of structured parking, this includes the West Villard and North Tracy frontages. c. Building entrances – Building entrances must be visible and directly accessible from the street. For uses that front on multiple mixed designated block frontages, an entry along both streets is encouraged, but not required. d. Weather protection – At least 3-feet deep over primary residential entries. e. Parking location – New parking structures must feature landscaped setbacks at least 10' in width f. Landscaping - The area between the street and building must be landscaped, private porch or patio space, and/or pedestrian-oriented space. For setbacks adjacent to buildings with windows, provide low level landscaping that maintains views between the building and the street. Also provide plant materials that screen any blank walls and add visual interest at both the pedestrian scale and motorist scale. For extended wall areas, provide for a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. For setbacks adjacent to buildings with windows, provide low level landscaping that maintains views between the building and the street g. Sidewalk width – met, minimum 5-feet along local streets. 12. Structured parking facility development standards – BMC 38.510.030.M.2. Parking garages that front streets must line the parking garage at the street level with an active use. With the formal submittal provide details in the narrative and drawings indicating how the following requirements from this standard are being met with the master site plan programming. Each subsequent phase will also be required to demonstrate compliance. a. In all districts, all commercial floor space wrapping must provide a minimum 20 foot depth of habitable and conditioned space as defined by the most currently adopted IBC. Page 6 of 11 b. In all districts, commercial space depth will be considered where the applicant can successfully demonstrate the proposed alternative design and configuration of the space is viable for a variety of permitted commercial uses. c. In all districts, residential active use areas must be 12 feet in depth, except for riser room, trash areas and other functional uses that must face the street. d. In all districts, all commercial floor space wrapping a parking structure on the ground floor must have a minimum floor-to-ceiling height of 13 feet. e. Structured parking facilities must provide transparency along at least 50 percent of the linear length of the building's façade. This may be achieved with windows, displays, building lobbies, building entrances, display windows, or windows affording views into the building. This requirement applies to both frontages of a building located on a corner lot. f. Street-level openings on parking structures must be limited to those necessary for retail store entrances, vehicle entrance and exit lanes, and pedestrian entrances to stairs and elevator lobbies. Parking structures adjacent to streets must have architectural detailing such as, but not limited to, standard size masonry units such as brick, divided openings to give the appearance of windows, and other techniques to provide an interesting and human-scaled appearance on the story adjacent to the sidewalk. g. Buildings must be articulated with modules, architectural detailing, individual floors visually expressed in the façade, and rhythm and pattern of openings and surfaces must be human-scale. h. Buildings must be oriented to the adjacent public or private street. i. If an alley is adjacent to site, access must be taken from that alley. Access to a street may be considered by the review authority. j. A pedestrian safety plan is required for all parking facilities with more than 100 parking spaces and must be reviewed and approved by the city engineer. The city engineer may request a pedestrian safety plan for parking facilities with less than 100 parking spaces. k. Parking entrance(s) may not account for more than 25 percent of entire building façade. l. Parking entrance(s) must not be located central to the building façade. 13. Pathway Design – BMC 38.520.040.D. Pathways must be separated from structures by at least three feet of landscaping except where the adjacent building façade meets the Storefront block frontage standards per section 38.510.030.B. Departures are permitted for other landscaping and/or façade design treatments to provide attractive pathways will be considered. Examples include sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the intent. 14. On-site residential open space – BMC 38.520.060.B. All multi-household development, including multi-household portions of mixed-use development, must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. Page 7 of 11 The required open space may be provided in a combination of ways: shared open space, ground level private outdoor space, balconies, common indoor recreation areas, and shared roof decks. Provide an exhibit detailing proposed open space overall and by phase as it is known at this time. The applicant has indicated a mix of the above options for each building with residential units. Demonstrate compliance in the formal submittal how each type of open space proposed will meet the listed design standards in this section including dimensional standards, amenities provided, and separation from residential windows and service areas. 15. Usable commercial open space – BMC 38.520.060.C. New developments with non- residential uses on sites with a total site area greater than one acre must provide open space. An area equal to at least two percent of the site area is required for commercial only sites. For this specific standard, "site area" includes all land needed for the non-residential portion of the project including parking, service areas, access and required landscaping. The definition of Lot in Section 38.700.110 states that all lots under common ownership are treated as a single lot for compliance with the Chapter 38 standards. Provide a commercial open space calculation with the master site plan that calculates all site area across Blocks 3 and 4 that are solely for commercial use (residential only uses and parking areas may be omitted) to determine the minimum required commercial open space area. Each phase may have a concurrent amount of open space as the project develops over time. The open space may be in the form of pedestrian-oriented open space detailed in this section, garden, play area or other open space feature that serves both as a visual amenity and a place for human activity. Portions of sidewalks that are wider than 12 feet and which meet the standards of pedestrian-oriented open space may be counted toward this requirement. The applicant has indicated the use of pedestrian oriented open space to fulfill the commercial open space requirements. Demonstrate compliance in the formal submittal how the pedestrian- oriented open space proposed will meet the listed design standards in this section including access & location adjacent to pedestrian traffic, lighting, paved surfaces, seating, and landscaping components. Keep in mind that services areas, blank walls, and outdoor storage are not permitted within a pedestrian-oriented open space. 16. Location of ground related service areas and mechanical equipment – BMC. Service areas (loading docks, trash dumpsters, compactors, recycling areas, electrical panels, and mechanical equipment areas) must be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment and adjacent residentially zoned properties. Service areas must be sited for alley access if available. The review authority may require evidence that such elements will not significantly impact neighboring properties or public areas. (For example, the review authority may require noise damping specifications for fans near residential zones.). The applicant has indicated the use of “mini alleys” to satisfy some service area requirements, detail in the formal submittal how these mini alleys will be functional and provide the required access while minimizing impacts to adjacent properties and pedestrian pathways. 17. Utility meters, electrical conduit, and other service utility apparatus - BMC 38.520.070.D. Utility meters, electrical conduit, and other service utility apparatus must be located and/or Page 8 of 11 designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian pathway, or shared open space, they must be screened with vegetation and/or integrated into the building's architecture. Elevations that detail the location and method of screening is required with the formal submittal for each phase once a master site plan utility layout is approved. The applicant must design for screening and separation in mind with the master site plan. 18. Building design – BMC 38.530. The following building design standards will be reviewed generally with the master site plan, and compliance with the approved plan and design standards at the time of site plan and COA submittal for each subsequent phase. These standards are in addition to the Subchapter 4B Guidelines for The Commercial Character Area in the NCOD Design Guidelines: a. Building Massing and Articulation – BMC 38.530.040.B. Façade articulation-- Storefronts and other buildings with non-residential uses on the ground level must include a minimum of three of the articulation features listed in this section every 60 feet (maximum) to create a human scaled façade pattern. Detail in the narrative and elevations which articulation features will be employed with each building. b. Building massing and articulation – BMC 38.530.040.C. Residential buildings must include articulation features at appropriate intervals relative to the scale of the façade in order to reduce the perceived massing of the building and add visual interest. At least three of the features listed in this section must be employed at intervals relative to the individual dwelling units or at a maximum of every 30 feet. The scale of the façade articulation should be compatible with the surrounding context. Provide details in the narrative and elevations for residential only buildings. c. Building massing and articulation – BMC 38.530.040.E. Building façades wider than 150 feet must include at least one of the listed features to break up the massing of the building and add visual interest. Detail in the narrative and drawings which elevation feature is being utilized. d. Building materials – BMC 38.530.060. In the submittal provide details demonstrating compliance for all exterior cladding materials listed in this section. e. Blank walls – BMC 38.530.070. Untreated blank walls visible from a public street, pedestrian-oriented space, common usable open space, or pedestrian pathway are prohibited. Methods to treat blank walls are listed in this section and must be included in the formal submittal. 19. Number of parking spaces required – BMC 38.540.050. The following details are required to accompany the proposed parking calculation: a. Provide a calculation and location of required spaces per phase, not just an overall calculation. This calculation will need to include the existing uses as the existing building is demolished in phases. Page 9 of 11 b. Reductions/adjustments to minimum requirements are required to be applied per phase not overall. Revise the parking requirements matrix to address reductions for each phase separately within the overall plan. c. Show the locations and dimensions of on-street parking used to reduce off-street parking. On-street parking per phase will need to be located adjacent to the lot where the phase is located. d. Provide the locations, distances, and available services to structured parking and transit stops for those reductions. 20. Joint use of parking facilities – BMC 38.540.060. Provide a robust analysis and specific sources for assumptions on parking usage and shared parking. Sources should include ITE and ULI. Discussion in the parking report should include specifics on how the referenced studies or guidance relate to this specific project and to the context of Bozeman. Many of the shared parking studies are from larger cities where transit usage is higher or from cities where the climate is friendlier to year round active transportation. Also see engineering comments attached. 21. Off-street loading berth requirements – BMC 38.540.080. Check for off-street loading berth requirements for the proposed uses and proposed floor areas and demonstrate compliance with this section. Staff does not currently see how the “mini alleys” will satisfy the requirement for sufficient room for turning and maneuvering vehicles on the site so that vehicles can cross a property line only by driving forward in addition to other standards. 22. Landscaping – BMC 38.550. Provide a phased landscaping plan that addresses mandatory landscaping provisions in Section 38.550.050 including street frontages and internal landscaped areas with the master site plan. 23. Comprehensive sign plans – 38.560.080. A comprehensive sign plan must be submitted for all commercial, office, industrial and civic uses consisting of two or more tenant or occupant spaces on a lot, or two or more lots subject to a common development permit or plan. Staff recommends an overall sign development plan that can be used to guide sign design and placement for commercial and residential buildings. Each building with two or more commercial tenant spaces will then be required to submit a comprehensive sign plan for sign area allocation and consistent design with the master site plan. 24. Lighting – BMC 38.570. Provide a lighting plan and photometric plan for all known site and building lighting at the time of master site plan submittal. Engineering Division, Anna Russell, arussell@bozeman.net, 406-582-2281 1. Engineering comments pending. NorthWestern Energy; Tom Stewart, thomas.stewart@northwestern.com, 406-582-4602 1. Utility transformer locations cannot be located within the building structures and need to be along the outer area of the buildings along the street and alley locations. Once an Page 10 of 11 application has been submitted to Northwestern Energy the Northwestern Energy area engineer will work with the applicant in determining where the transformer and other NWE utilities can be located. 2. Civil site plan is stating “Replace Existing Overhead Power with Underground”. This would be extremely expensive and is not one NWE will probably want to do. This circuit is a heavy feeder circuit and is needed to do a circuit tie between two different circuits if and when needed during an outage or need to transfer loads. In addition. There are several overhead services associated with the circuit and changing these overhead services to underground would require full cooperation from the owners and would be at the expense of the developer. 3. If and when the parking building goes to construction notify NWE one or more months in advance. There are OSHA rules for approach distances and if the contractor is unable to meet these rules they are required to isolate any and all power lines. Isolation of the lines can only be performed by NWE crews and equipment. There will be a charge for this service which will be negotiated through the design and preconstruction phase of the project. 4. If the developer hasn’t already done so have them submit an application to NWE as soon as possible to help in the utility design and location during the planning and design phase. 5. Coordinate any required private utility easements with Dylan Swanson, dylan.swanson@northwestern.com. Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235 1. Need detailed plan for refuse enclosure. 2. The refuse enclosure will need to be covered. 3. Written responsibility will need to be provided to make sure the dumpsters are pulled out and placed at a dedicated location for trash pickup. 4. 50-feet straight approach applies to the designated trash pickup locations. Building Division; Bob Risk brisk@bozeman.net, 406-582-2377 1. Separate building permit required for each structure. 2. No additional comments at this time. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386 1. Overall support proposed project. Proposed building will need fire sprinklers, fire alarms, standpipes, fire hydrants within 100 feet of standpipe connections, and possible emergency generator(s) for elevator as accessible means of egress. Parks Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908 1. BMC Section 38.420.020. Parkland is required for net residential density up to 12 dwelling units/acre. Cash-in-lieu of parkland is preferred within the B-3 zoning district. Page 11 of 11 2. BMC Section 38.420.030.D CIL amount must be printed on the final Site Plan. Applicants may contact the Parks Planning Manager prior to formal application with proposed number of units and net lot area as defined in 38.700.130 to get an estimated CIL of Parkland Amount. 3. All cash-in-lieu requests are reviewed by the Recreation and Parks Advisory Board Subdivision Review Committee. A meeting will be scheduled upon submittal of a formal application. Forestry Division, Alex Nordquest, anordquest@bozeman.net, 406-582-3205 1. 25-30’ tree-to-tree spacing (depending on species’ mature size). Cast iron grates (4’ x 4’ minimum), frames and trunk guards are required where applicable. See the attached detail sheets. 2. Trees must be space a minimum of 10’ from any utilities, signage, or other conflicting infrastructure. 3. Label street vision triangles on the landscape plan. No plantings shall encroach vision triangles. 4. Recommended Species: No Maples (Acer spp.). No ‘Brandon’ Elm cultivar – seek other varieties with known resistance to Dutch Elm Disease and European Elm Scale. A variety of 2- 3 species is encouraged for boulevard planting. These Divisions did not provide comment. Contact reviewers directly with individual questions. 1. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 2. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 3. Stormwater Division; Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 4. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200