HomeMy WebLinkAbout08_ProjectNarrative_06082021PROJECT NARRATIVE BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
The applicant is pleased to present a new residential building located at the northeast corner of Villard and Tracy. The Henry is
comprised of 1 below grade parking level and 6 above grade levels with a total of 116,840 sf. There are 45 below grade parking
spaces and 44 residential units (to be sold as condos. At ground-level, there is activated open space, 7 residential units and
residential amenity and support space. Residential amenity space includes fitness center, residential tenant lounge and confer-
ence room and bike workshop. Residential support space includes bike parking and residential storage. The 7 residential units at
ground level have private entrances off of Villard, Tracy and the central courtyard accessed from Beall’s Alley. The main lobby is
accessed from Tracy. Private residential parking is accessed off of Villard with a parking ramp down to a single basement level.
All back of house utilities, including trash, deliveries, mechanical occur along the mid-block pedestrian alley off of Villard. Levels
2-6 above will contain the remaining 38 residential units.
The Henry is part of the North Central Master Plan.
Project Address: N Tracey Ave, Bozeman, MT 59715
Zoning District: B-3
Occupancy Classifications: R-2, S-2
Residential (R-2): 44 Dwelling Units | Floors 1-6
Lobby (R-2): Residential Lobby | Ground Floor
Parking (S-2): 45 Indoor Parking Spaces | Floor B1
‘They want to live in walkable neighborhoods where they have easy access to everyday services, employment opportunities, healthy and affordable food,
recreation and social gathering places. Housing affordability is a concern; residents of all ages, abilities, and income levels require a diversity of housing types to
meet their specific needs.’
~ Bozeman 2020 Community Plan, Community Desires
EXISTING BUILT ENVIRONMENT
PROJECT GOALS
PROJECT DESCRIPTION
The goal of this project is to densify and diversify the downtown urban core with housing options providing larger upscale
units in a boutique building close to the amenities and culture of downtown Bozeman. The project offers a range of unit types
including walk-up units at 1,080 sf, double height walk-up units at 2,400 sf and penthouse units at 2,700 sf. Architecturally,
the building is designed as a complimentary structure to the neighborhood with traditional red brick and a stone and dark toned
base. The top floor is set back to lower the apparent height and minimize scale. With landscaped front patios for the walk-up
units along Tracy and Villard, the building presents a more pedestrian scale where the site faces residential buildings across the
street. As part of the North Central Master Plan, the building will anchor the northeast corner of a mid-block courtyard with
pedestrian alley access, creating a new pedestrian thoroughfare through the center of the block.
PROJECT NARRATIVE BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
The design intent is to create a high-quality building with traditional materials which convey a sense of warmth, community and
belonging. The 6-story building mass is broken down to a pedestrian scale through the use of dark-hued base accented with
vertical pilaster and private unit entries with canopies, a red brick middle with traditional articulation and a light-hued recessed
top floor with larger windows. The building minimizes its visual impact by appearing as a series of smaller stacked forms, all
of which is set back from the street with raised porches and stoops. These elements are intended to help transition the scale
between the B-3 and R-2 parcels surrounding the site, and step down to a more neighborhood residential feel with “eyes on the
street”. This intent is further strengthened by the creation of the mid-block pedestrian alley along Beall’s Alley and creation of the
landscaped courtyard at the center of the block.
DESIGN INTENT
MATERIAL CONTEXT
Located within the traditional Community Core (B-3 district) and adjacent R2 and R3 residential districts, the building’s materi-
ality is meant to compliment and blend with its neighbors as well as express a decrease in scale transitioning into the residential
neighborhoods. With a high quality red brick facade, the design approach is to use a familiar material which speaks to a timeless
quality and express it with a series of traditionally rendered detailing. This is offset with a stone base and dark toned surrounds at
grade, creating a contrasting palette at the ground-level unit entries to draw attention down to a pedestrian scale with a richness
in details such as articulated cornice lines and elegant steel canopies. Lines of wood-textured soffits at all balcony and roof
overhangs will add a touch of lightness and warmth and will help accentuate breaks in the facade.
RED BRICK DARK METAL PANEL DARK METAL ACCENTS GLAZING
PROJECT NARRATIVE
PROJECT TIMEFRAME
CONR|SUBMIT CONCEPT
REVIEW TO THE CITY
START OF
CONSTRUCTION
SPR|SUBMIT SITE PLAN
REVIEW TO THE CITY
END OF
CONSTRUCTIONSPR|APPROVAL
MARCH 2021MAY 2021JULY 2021JUNE 2021APRIL 2021AUGUST 2021SEPTEMBER 2021DECEMBER 2021DECEMBER 2023BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
The main entry off of Tracy welcomes residents and their guests into an open and spacious residential lobby. The residential
lobby features a lounge and conference room space for building residents. The lounge is an extension of our resident’s homes,
and offers the flexibility to host meetings, work and collaborate. Adjacent to the lounge is the fitness center which has direct
access to and views of the exterior courtyard. The interior bicycle parking and bike workshop open directly off of the residential
lobby and have direct access to and views of the exterior courtyard. Additional amenities for the building’s residents include
private balconies or terraces, on-site parking and on-site storage.
BUILDING AMENITIES
The proposed site is improved with a 10’ setback along Villard to the north and a 6’ setback along Tracy to the east. The site adheres to
the mixed-use block frontage standard, with special provisions for 6’ minimum setbacks allowing for units at grade. At the south and
west are internal lot lines with the adjacent parcels across from Beall’s Alley to the south and a new alley to the west, both of which will
be accessible as part of a pedestrian circulation path mid-block.
SITE IMPROVEMENTS
PROJECT NARRATIVE
DESIGN GUIDELINES | SUBCHAPTER 4B
A | MASS & SCALE
1. Provide density to meet the goals and objectives of Downtown Bozeman Improvement Plan:
With 44 total units on 0.561 acres, The Henry at Block 3.4 makes appropriate use of its lot area. Although a 100 percent
residential use building, the project maintains a 16’-0” floor to floor height at level 1 in keeping with the goals and objectives
of the Downtown Bozeman Improvement Plan.
2. Innovative development and diversity of design is encouraged:
The Henry at Block 3.4 incorporates a varied and complimentary material palette consisting primarily of red brick and darker
toned metal panels. While these materials lend to a solidity and scale in keeping with the downtown core, accents of wood
at soffits and terraces and board formed concrete patios relate a lighter touch towards a pedestrian scaled residential feel.
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 project establishes a clear design language and ordered composition consistent throughout all elevations. A delineated
expression of base, middle and top are articulated through material changes, top level setbacks and layered expressions
within the facade to provide depth and expression.
4. Building interface with residential zone properties:
While not directly abutting residential zones, the project site is adjacent to R2 and R3 zones across the street on Villard to the
north and Tracy to the east. The Henry responds to both by adhering to frontage setback standards per BMC 38.510.030.J
for ground floor residential living spaces as allowed in mixed-block/landscape frontage standards. With direct entry doors
at grade, the building presents a pedestrian-scaled residential porch and landscaping to adjacent residential zones, creating
a more consistent context.
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 R2 and R3 residential districts, The Henry at
Block 3.4 was designed with materials that reflect both districts while keeping within the neighborhood character and scale
of each. Walk-up units with raised porches and a building base expressed in a rich, high quality metal facade keeps the
scale of the building focused at pedestrian level and consistent with the adjacent residential zoning. The brick facades from
levels 2 to 5 with punched windows are of a larger scale relating to the Downtown Core, while the setback at the top level
helps to alleviate the overall mass of the building. Facing an interior plaza, the south and west facades have a metal facade
expression, consistent with the commercial nature of Beall’s Alley as part of the North Central Master Plan. The palette of
materials was selected to express a modern take on traditional architectural themes which integrate and compliment the
history of downtown as well as contribute to its growth and development into the future.
2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and
infrastructure design:
At a density of 44 units per 0.561 acres, the proposed design allows for many families to live in the “Community Core” which
reduces the need for cars in the area. The 66 indoor bicycle parking spaces with workshop are well above the required count
to help promote multi-modal transit options. Storm water management procedures will be utilized at the common plaza and
exposed areas of the ground floor to collect and distribute storm water while providing green space to residents. Trash and
recycling facilities will be located on each floor to allow residents to conveniently sort and dispose of waste and recycling
separately. The envelope and mechanical systems will exceed energy standards as set by the State of Montana.
BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
PROJECT NARRATIVE
C | BUILDING ROOF FORM
1. Use flat roof lines as the primary roof form:
The Henry at Block 3.4 has a flat roof responding to the B-3 zoning. The roof form creates a clear delineation at the top of the
building and becomes an overhead awning for top floor inset terraces below. All rooftop mechanical equipment is properly
screened.
2. Use of other roof forms:
There is a singular flat roof form articulated on the project. No additional roofs forms are incorporated.
D | SITE DESIGN
1. Create strong connections between downtown’s sub-districts and between downtown and the surrounding neighborhoods:
As part of the North Central Master Plan, The Henry at Block 3.4 is designed to integrate into the pedestrian mid-block path
created along Beall’s Alley with its street level plaza. Materials and articulation carry through on all four sides of the building
to create a consistent and articulated facade throughout. Additionally, the private unit entry porches on Villard and Tracy aid
in transitioning the neighborhood scale between the Downtown commercial and the R2/R3 residential.
2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote
vitality and safety:
While the project is fully residential with no commercial spaces, The Henry’s primary entry lobby and lounge, as well as
fitness amenity spaces, are fronted along the south end of Tracy, as well as along the southern facade facing Beall’s Alley.
These will add to the street level activity in the areas which will be most highly trafficked, while keeping the residential zones
to the north quieter. Both street and alley frontages will incorporate the following elements to enhance the public spaces as
appropriate: weather protection, planters, seating areas, street lights, 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 Henry at Block 3.4 integrates all parking into a single basement parking level beneath the site. Five 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 underground and will not be visible from the street other than the entry ramp access gate
along Villard.
3. For residential projects, enclosed parking is preferred to surface parking lots:
The Henry at Block 3.4 integrates all parking into the basement enclosed garage. Five 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 Henry at Block 3.4 is a fully residential building and does not include commercial retail spaces.
2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of
place:
The project’s residential identity signage design is still in development along with building branding and has yet to be
finalized. The intent of project identity signage is to prominently add a sense of place to the building as a point of reference
at the entry lobby along Tracy and Beall’s Alley.
DESIGN GUIDELINES | SUBCHAPTER 4B cont’d
BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
PROJECT NARRATIVE
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:
The Henry at Block 3.4’s main building signage is anticipated to be located at the corner of Tracy and Beall’s Alley. It is to
be fully integrated with the overall building design and will help establish a sense of place and compliment the building.
G | STREET PATTERNS
1. Alleys:
The Henry at Block 3.4 is planned as a part of the North Central Master Plan. Beall’s Alley to the south of the project will
be a paved and landscaped pedestrian pathway through the block. The alley along the property’s west side will be used as
a service alley for meters, move-ins and trash pick-up and will be shared with the future-phase property to the west. The
alleys will intersect at the inner-block plaza which will be fully landscaped with pavers, vegetation, trees and lighting. See
civil, architectural site plans and landscape plans.
2. Streetscape:
The streetscape on W Villard St and N Tracy Ave 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 and Landscape Architect.
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 adjacent sites with consistent zoning, while considering the relief of the facade
based on its location on the site.
H | LANDSCAPE DESIGN
1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian
streetscape environment:
The existing site has a single existing street (ash) tree in the boulevard strip on Tracy Ave. The site is currently a parking lot on the
southwest corner of Villard Street and Tracy Avenue. The sidewalk on Villard is attached to the back of the curb and there are no street
trees. This project will replace that condition with a planted boulevard strip and two new street trees and will make the streetscape
more consistent with residential streetscapes throughout the city. The existing ash tree on Tracy conflicts with the sewer service line,
and will likely also be impacted by the grading for the new sidewalk and curb replacement. The streetscape on Tracy will be restore
with 3 new street trees at a spacing that is more consistent with city standards.
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 consolidated and located off of the western elevation
along the alley, off of the site’s major streets of Villard and Tracy. All ground floor building equipment and meters are located
along the alley with proposed screening.
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 thoroughfares and unit entry porches.
DESIGN GUIDELINES | SUBCHAPTER 4B cont’d
BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
PROJECT NARRATIVE
DESIGN GUIDELINES | SUBCHAPTER 4B cont’d
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 and mid-block
pedestrian passageway. These will provide a place of refuge for the public and residents while offering a secure location for
guests to secure their bikes. Both approaches promote a walkable and bikeable site.
BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
PROJECT NARRATIVE
4512
3BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
2. LOOKING SOUTHWEST
5. LOOKING EAST
1. LOOKING SOUTHEAST
4. LOOKING NORTHWEST
3. LOOKING WEST
EXISTING CONDITIONS | SURFACE LOT
PROJECT NARRATIVE
LANDSCAPE
Context
The Henry at Block 3.4 is a part of the North Central Master Plan which when completed will be a significant part of the north Bozeman
neighborhood and it is the goal of this project to become a neighborhood hub that fosters a diverse mix of uses and provides a strong
pedestrian and multi-modal transportation network, while also upholding the values and vision for the neighborhood. An important theme
of the master plan is creating a strong sense of place with landscaping, furnishings, and site amenities along the streetscapes of Beall,
Willson, Villard, Tracy, and Lamme.
The primary theme of the North Central master plan is to provide a pedestrian circulation pattern that invites residents and neighbors
to move into and throughout the development. This is accomplished through permeable blocks, inviting architecture, and a variety of
outdoor spaces to support commercial establishment. The master plan also incorporates two main central open spaces, with one in the
center of Block 3 and the other within the Mountain View property. These open spaces are connected through a lively, urban alleyway with
a mix of active and passive amenities and creative landscaping.
Streetscape Approach
The Henry at Block 3.4 is zoned B-3 and is designated as mixed block frontage, which allows the streetscape to transition from commercial
storefronts in other parts of the master plan to more residentially sensitive landscaped frontages on Villard and Tracy that are adjacent
to older established and historic neighborhoods. Site elements such as lighting, plant material, site furnishings, and signage will be
consistent throughout the development to define the character of the district.
Ground floor residential units are proposed on Tracy Avenue and Villard Street and will follow the special residential block frontage
standards in UDC 38.510.030.J. The Villard Street frontage has a greater that 10’ landscape setback that will include landscaping and
semi-private patios screened with vegetation or a fence. The Tracy Street frontage has a 6’ setback and will have a combination of raised
porches and raised ground floors with landscaping between the private raised porches. Within the setback area adjacent to buildings with
windows, low level landscaping will be provided that maintains views between the building and the street. A diversity of plant materials
and textures will be included to maintain visual interest from a pedestrian scale.
Landscaping
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.
BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A
PROJECT NARRATIVE
LANDSCAPE (cont.)
Open Space
Required residential open space areas will be provided through a variety of approaches including shared open space, ground level private
outdoor space, private balconies, and common indoor recreation areas. Each of these spaces will comply with listed design standards.
The shared common areas will be in centralized areas that are visible from units within the development and located away from service
areas and ground level residential windows. Within these spaces, amenities may include landscaping, paving, seating space, lighting,
and walkable lawn area.
OPEN SPACE DISTRIBUTION
STUDIO/1 BED
2 BED +
OPEN SPACE REQUIRED
QUANTITY UNIT
6
38
GROUND LVL PRIVATE PATIOS
SHARED OUTDOOR
SHARED INDOOR (MAX 50%)
PRIVATE OUTDOOR (MAX 50%)
OPEN SPACE PROVIDED
600 SF
5,700 SF
6,300 SF
FACTOR
100 SF
150 SF
860 SF
2,278 SF
1,268 SF
2,775 SF
7,150 SF
Private raised patios (8 total)
Level 1 Courtyard
Tenant Lounge, Tenant Conference Room,
Fitness, Bike Workshop
Private Balconies >6’
BLOCK 3.4
THE HENRY
SPR SUBMITTAL
THE HENRY | BLOCK 3.4 | LOTS 1-6 OF BLOCK 3 OF BEALL’S THIRD ADDITION SECTION 07, PLAT C-44-A