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HomeMy WebLinkAbout21165 Staff Report Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 1 of 42 Application No. 21165 Type Site Plan for a new mixed-use multi-family development and Commercial Certificate of Appropriateness (CCOA) for demolition of a non-contributing surface parking lot and construction of the new building within the Neighborhood Conservation Overlay District (NCOD. Project Name “The Ives” mixed-use retail, residential and parking garage development. 4—“ Summary This is a review of a site plan application for development of a 6-story, 70-foot tall, 171,654 gross square foot (gsf) mixed-use development providing: (1) 99 apartment dwelling units; (2) 5,897 gsf of ground floor retail space; (3) 173 on-site parking spaces; and (4) common open space and recreation spaces for residents. On-site parking in the garage would include 87 spaces and 1 car-share vehicle space for the residents’ use; 4 spaces for the ground floor retail use; 8 mechanical lift spaces for non-residential use; and 80 basement parking spaces available to the public or for joint-use for use by off-site businesses. Six on-street parking spaces would be available for residents’ use on a first-come, first- served basis. The Applicant has requested a modification from the 40-feet distance from an intersection for the proposed W. Villard St. garage entrance per BMC Table 38.400.090-1 and 38.400.090.H; the garage entrance would be 20-feet distant from the alley. The Site is 32,645 gsf in size and is currently a surface parking lot (see Figure 4). Demolition of the parking lot and its replacement with the new building would be measured by applicable standards and criteria of the Bozeman Municipal Code (BMC). Since the Site lies within the Neighborhood Conservation Overlay District (NCOD), the demolition of the parking lot and the new building would be evaluated against applicable BMC NCOD criteria as well as the design guidelines of the Bozeman Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District. Both the Site Plan and the CCOA evaluations are noted below. Zoning B-3 Growth Policy Traditional Core Parcel Size 32,645 gross square feet Overlay District(s) NCOD—Neighborhood Conservation Overlay District Street Address 311 North Willson Avenue Legal Description Lot 1A of Amended Subdivision Plat No. C-44L combining Lots 1-10 in Block 4 of Bealls Third Addition to the City of Bozeman (Plat C-44) and a portion of an 8.5-feet strip of land which is located within the NW ¼ of S07, T02 S, R06 E. of the P.M.M. Gallatin County, Bozeman, Montana. Owner HomeBase Partners, LLC Applicant Andy Holloran, HomeBase Partners DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 2 of 42 Representatives Lindsey Van Seggern, Nolan Sit and Nicole Anderson Staff Planner Susana Montana Engineer Karl Johnson Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 9/17/21 to 10/1/21 and 11/17 to 12/3/2021 9/17/21 and 11/17/21 9/17/21 and 11/17/21 N/A Advisory Boards Board Date Recommendation Development Review Committee May 19, 2021 and November 17, 2021 The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions Design Review Board August 28, 2021 The Design Review Board reviewed, made recommendations for the project and voted 5 to 0 to recommend approval of the proposed project to the Director. Recommendation The application is adequate, conforms to standards, and is sufficient for approval with conditions and code provisions as noted below. Decision Authority Director of Community Development Date Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan and associated Commercial Certificate of Appropriateness (CCOA) for the demolition of the parking lot and design of the new building described in this report was conducted. The Applicant proposed to the City a Site Plan to permit demolition of a parking lot accessory to a commercial building and construction of a 70-foot tall, 6-story mixed use building with 99 dwelling units, 5,897 gross square feet (GSF) of ground floor retail space, a basement parking garage with 80 parking spaces to be shared with other, off-site commercial businesses, 88 on-site accessory parking for residential use, 6 on-street parking spaces and accessory landscaping and open space areas. The Applicant has requested a modification from the 40-feet distance from an intersection for the proposed W. Villard St. garage entrance per BMC Table 38.400.090-1 and 38.400.090.H; the garage entrance would be 20- feet distant from the alley. The purposes of the Site Plan and CCOA reviews were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, 38.340.050, 38.400.090.H, the standards of Ch. 38, BMC, the design guidelines of the Bozeman Guidelines for Historic Properties & the Neighborhood Conservation Overlay District (NCOD); and to determine whether the application should be approved, conditionally approved, or denied. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 3 of 42 B) It appeared to the Director that all parties and the public wishing to examine the proposed Site Plan and CCOA applications and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed Site Plan and CCOA would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Site Plan and CCOA applications have been found to meet the criteria of Ch. 38, BMC and NCOD, and are therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body reviews, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Site Plan, design of the new building, and demolition of the parking lot comply with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this 8th day of December, 2021, Martin Matsen, Director of Community Development, approved with conditions this Site Plan and CCOA for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions of approval and code corrections are required and will be included with the final report provided to the Director of Community Development. 1. The Applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. Prior to issuance of a building permit, all applicable utility easements for the property shall be recorded. 3. The demolition of the existing parking lot and any construction activity on the Site may not occur until: a. After December 31, 2021 when a majority of the Medical Arts Building tenants’ leases expire; b. After the City has granted approval of Application No. 21311 to demolish the building at 205 N. Tracy Avenue and Application No. 21325, the Mountain View Care Center Parking Special Temporary Use Permit, which are necessary to construct the temporary surface parking lot that will accommodate parking for remaining Medical Arts Building tenants; and DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 4 of 42 c. After adequate replacement parking spaces for Medical Arts Building tenants are constructed and operational, per the requirements of BMC Table 38.540.050-3. CODE PROVISIONS 4. Per BMC 38.100.080 and 38.200.110, the proposed project shall be completed as approved and conditioned in the approved Site Plan and CCOA applications. Any modifications to the final approved submittals and approved application materials shall invalidate the project's legitimacy, unless the Applicant submits the proposed modifications for review and approval by the Director of the Community Development Department and this approval is granted prior to undertaking said modifications. The only exception to this law is repair. Figure 1: Current Zoning Map B-3 R-2 R-3 Project Site R-4 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 5 of 42 Figure 2: Location Map of Downtown area in red-dashed area; “Core” Area is shown around Main Street; proposed Site is in red rectangle. Source: Downtown Bozeman Improvement Plan, May 2019 Core area DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 6 of 42 Figure 3: Location Map; proposed Site is in yellow rectangle. Figure 4: Existing Site/parking lot DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 7 of 42 Figure 5: Current Site conditions Figure 6: Conceptual rendering of the proposed building—N. Willson perspective DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 8 of 42 Figure 7: “The Ives” Proposed Site Plan—ground floor level shown ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Traditional Core Yes Zoning B-3, Downtown Business District Yes DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 9 of 42 Comments The Traditional Core of Bozeman is its Downtown district (see Figure 2 above). This area is characterized by an active streetscape supported by a mix of uses on multiple floors, pedestrian-oriented retail and service uses on the ground floor, a high level of walkability, and a rich architectural design character represented by a mixture of wood, brick and metal finishes and textures. In the Traditional Code land use, the Community Plan suggests that new development should be intense while providing areas of transition to adjacent neighborhoods. The B-3 zoning is appropriate for the Traditional Core future land use map (FLUM) designation. The proposed mixed-use development positively addresses the following Goals, objectives and policies of the Community Plan, Climate Plan and Strategic Plan. Relevant Bozeman Community Plan policies. Theme 2—A City of Unique Neighborhoods Goal N-1: Promote housing diversity, including missing middle housing. N-1.2: Increase required minimum densities in residential districts. Goal N-3: Promote a diverse supply of qualify housing units. Goal N-4: Continue to encourage Bozeman’s sense of place. Theme 3: A City Bolstered by Downtown and Complementary Districts. Goal DCD-1: Support urban development within the City. DCD-1.2.: Remove regulatory barriers to infill. DCD-1.5: Identify underutilized sites, vacant, and undeveloped sites for possible development or redevelopment, including evaluating possible development incentives. DCD-1.7: Coordinate infrastructure construction, maintenance, and upgrades to support infill development, reduce costs, and minimize disruption to the public. Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. DCD2.2: Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. DCD-2.7: Encourage the location of higher density housing and public transit routes in proximity to one another. Goal DCD-3: Ensure multimodal connectivity within the City. DCD-3.5: Encourage increased development intensity in commercial centers and near major employers. Goal DCD-4: Implement a regulatory environment that supports the Community Plan goals. DCD-4.4: Differentiate between development and redevelopment. Allow relaxations of code provisions for developed parcels to allow redevelopment to the full potential of their zoning district. Bozeman Climate Plan Focus Area 3: Vibrant & Resilient Neighborhoods Solution G: Facilitate Compact Development Patterns Solution J: Increase Walking, Bicycling, Carpooling and Use of Transit. Bozeman Strategic Plan Vision Statement 3: A Safe, Welcoming Community. We embrace a safe, healthy, welcoming and inclusive community. Vision Statement 4: A Well-Planned City. We consistently improve our community’s qualify of life as it grows and changes, honoring our sense of place and the “Bozeman feel” as we plan for a livable, affordable, more connected city. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 10 of 42 Comment: The proposed multi-level, mixed use and primarily residential development complies with the Traditional Core Future Land Use Map (FLUM) designation goals. The redevelopment of the Site’s surface parking with the apartments addresses relevant Community Plan policies and Climate Plan and Strategic Plan goals. The B-3 zoning designation allows apartments, retail use and a parking garage as principal permitted uses. The proposed building height, scale, form, architecture and landscaping conform to the B-3 zone and Site’s designated Mixed Block Frontage standards. A modification to the BMC access distance standard is requested by the Applicant to allow the Villard Street garage entrance to be closer to the alley intersection than 40-feet (see Section 6a below). 2. Conformance with Article 1 - All other applicable laws, ordinances, and regulations (38.100.080) Condominium ownership No Comment: Each of the dwelling units would be rental units. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations None Yes, with condition of approval number 3 assuring replacement parking. Comment: The Site currently consists of a single parcel comprising a parking lot that is accessory to the medical office building to the east. The parking lot spaces that are accessory to the adjacent partially-occupied Medical Arts Building to the west would be demolished for the new development, if granted a demolition Commercial Certificate of Appropriateness (CCOA) by the Director. Code-required replacement parking must be provided by the Applicant per Conditional of Approval No. 3. The Applicant proposes to satisfy this condition by providing a temporary parking lot located one block east and south of the Site at the northwest corner of N. Tracy and Lamme streets. This temporary parking lot would be established by the demolition of a vacant, single-story medical office building addressed as 205 N. Tracy Avenue (CCOA Application No. 21311). This new, temporary surface parking lot (STUP Application No. 21325) must provide sufficient parking spaces to accommodate uses occupying the medical office building as required by Table 38.540.050-3, as well as to accommodate users of the nearby AC Hotel with an amended Joint Use Agreement between the Applicant and the AC Hotel owners which must be approved by the Director per Condition No.3. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Site Plan Yes Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 1 in two parts Yes Comments: The proposed building would be built in a single phase after demolition of the parking lot. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 11 of 42 However, the Applicant would build out the basement parking garage and would seek an occupancy permit for that basement level garage while the ground floor and upper floors of the residence are under construction. Yes Comment: A CCOA is required to allow demolition of the parking lot within the NCOD and to allow the new building if the design meets the guidelines of the NCOD. The evaluation of the demolition of the parking lot on the subject property and the design of the new building is presented below in Section 11. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 Use: Apartments and Parking Garage Yes Form and intensity standards 38.320 Zoning: B-3 Setbacks (feet) Structures Minimum Required/Provided Parking / Loading Yes Front Zero 38.510.030.D Rear 0’ / 8’ Side 0’ /1.6’ North side/ 5.5’ South side Alley Alley is rear setback at 8’ Comment: Meets 38.510.030.D, Mixed Block Frontage Standards Lot coverage 100% Allowed 100% Provided Yes Building height 70’ Allowed 70’ Provided Yes Comment: The Site lies within the B-3 District. The southernmost portion of the Site lies within the Downtown Core area described in the Downtown Improvement Plan which is allowed a 70-foot building height. The northern portion of the Site is outside of the Downtown Core area and is also allowed a 70-foot building height with one exception: Because the Site lies next to a residential zone to the west, the portion of the building lying outside the Core area (the north half) must transition in height along the portion of the building that abuts the residential district. In this case, the Site abuts an R-4, Residential High Density District as shown above in Figure 1. BMC Section 38.320.060.b, Zone Edge Transitions, requires the building to be setback in height, beginning at the 38-feet height level along the alley frontage where the building abuts the homes to the west. This requirement results in a building form that “steps back” from the 16-foot wide alley frontage at a 45-degree angle, from west to east, beginning at the third floor level as illustrated in Figures 8 and 9 below. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 12 of 42 Figures 8 and 9: Setbacks from the alley. Applicable zone specific or overlay standards 38.330-40 Yes, See NCOD Section 11 below DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 13 of 42 Comment: The Site lies within the Neighborhood Conservation Overlay District (NCOD) which is subject to the demolition and new construction standards of Sections 38.340.050.B and 060 and the Bozeman Guidelines for Historic Preservation & the Neighborhood Conservation Overlay District. Chapters 2, 4 and 4B are relevant to the parking lot demolition and new construction for this project. The evaluation of the project design against those guidelines is found in Section 11 below. General land use standards and requirements 38.350 NA Comment: NA Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comment: NA Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comment: The proposal is for 99 market-rate dwelling units. 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Street and road dedication 38.400.020 Yes Access easements Yes Level of Service 38.400.060 B Transportation grid adequate to serve site Yes Comment: The Applicant submitted a revised Traffic Impact Study and an analysis of the Villard Street parking garage access. Both reports a Level of Service (LOS) “B” on both Villard Street approaches to Willson Avenue. Based on these studies, this criterion is met. Sidewalks 38.400.080 Yes Comment: Streets, sidewalks, sight vision triangles meet BMC standards. Drive access 38.400.090 Access to site: 2 Yes with the modification granted by City Engineer Fire lanes, curbs, signage and striping NA DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 14 of 42 Comment: The access to the commercial parking garage (basement and ground floor) spaces is provided from W. Villard Street. The access to the Level 3 parking garage for residents is from the alley. The residential access from the alley meets BMC standards. However, the alley is substandard per our standard in the BMC. Our BMC calls for a 20’ alley ROW with 16’ of pavement. The Applicant is keeping the existing 16’ alley but adding an access easement on to it. They will maintain at least 16’ driving surface at all times and exceed it in other sections. The driveway access from W. Villard Street is required to be a minimum of 40-feet from the intersection with the abutting 16-foot wide alley, per 38.400.090.1. The Villard St. garage driveway is proposed to be located 20 feet from the alley intersection. A modification to this standard is allowed by BMC 38.400.090.H if certain criteria are met and the City Engineer grants the modification. The revised traffic study and a completed application for the access modification has been reviewed by the City Engineer and the request for the 20-foot distance from the alley for the garage entrance has been granted by the City Engineer. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities NA Public transportation 38.400.120 Yes Comment: The Streamline bus service provides a “Purple” line daytime, half-hour service from the Downtown Transfer Station located 3 blocks (approximately 1,100 linear feet) southeast of the Site. Please see the “Walk Score” discussion in Section 7b below. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 NA Comment: NA Lot and block standards 38.410.030-040 NA Midblock crossing: rights of way for pedestrians alternative block delineation NA Comment: NA If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Easements (City and public utility rights-of-way etc.) Yes, see Condition No. 2 and Code Provision No. 1 Water, sewer, and stormwater Yes Other utilities (electric, natural gas, communications) Yes CIL of water Yes Comment: Cash-in-lieu of water rights will be paid by the Applicant prior to approval of this site plan. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 15 of 42 Municipal infrastructure requirements 38.410.070 Yes, see Code Provision No. 1 Comment: All municipal services would be provided to the Site. The Applicant would pay standard Impact Fees for these service connections and improvements. Grading & drainage 38.410.080 Meets Code Location, design and capacity of stormwater facilities Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comment: Since this is 100% lot coverage, the landscaping consists of boulevard plantings and pavers. Watercourse setback 38.410.100 NA Watercourse setback planting plan 38.410.100.2.f NA 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A .75 ac. X 99 units/ac. X 0.03 ac.= 132 DU/ac Yes Cash donation in lieu (CIL) 38.420.030 $20,229.26 Yes Improvements in-lieu NA Comment: The applicable cash-in-lieu of parkland would be submitted to the City prior to approval of this site plan. Cash-in-lieu of parking is the City’s preferred method of satisfying parkland requirements in the B-3 zone. Park Frontage 38.420.060 NA Park development 38.420.080 NA Recreation pathways 38.420.110 NA Park/Recreational area design NA Comment: Cash-in-lieu of the provision of parkland must be and would be provided prior to approval of this site plan. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Mixed Block Frontage Yes Departure criteria NA Comment: The mixed-use building provides the Mixed Block Frontage treatments for the ground-floor spaces as prescribed by 38.510.030.D and no departures from these standards are requested. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational Yes DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 16 of 42 scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Relationship to adjacent properties 38.520.030 Yes with building height setbacks as noted above in Section 5 above and the planting of canopy trees along Villard. Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.420.040 Yes Comment: RE: 38.520.030—Relationship to adjacent properties, the intent is (1) to promote functional and visual compatibility between developments; and (2) to protect the privacy of residents on adjacent properties. The 6-story apartment building would be separated from adjacent residential properties to the north by the 36-foot right-of-way (ROW) of W. Villard Street and to the west by the 16-foot ROW of the alley; this meets the light and air standards of 38.520.030.B and C. Additionally, the adjacent houses to the north are bordered by mature deciduous trees and evergreen shrubs within their property and along their ROW boulevard green, providing a vegetative screen from the homes TO the proposed building. These trees would also screen views of the homes FROM Project upper-level apartment windows and balconies along the Villard sides of the building, providing privacy to those adjacent homes. Two Linden canopy trees would be planted along the W. Villard frontage for additional screening, as these trees mature. The homes along the west side of the alley have mature canopy trees in their rear yards or along their alley frontage with the exception of the corner lot house with the Villard side frontage. That house lacks the vegetative screening provided by canopy trees in its rear yard. That lot and the adjacent two lots would have direct visual contact with the proposed building as it sets back in height along the alley frontage. The “base” (bottom portion) of the building along the alley is 26.5-feet in height and is a dark gray colored brick wall broken up only by the residential garage door. Although obscured by the mature trees, it may be perceived as looming large to residents of the single-story homes located across the alley to the west. Pedestrian and bicycle access to abutting sidewalks and street travelways from internal common spaces would be provided within the project. The Applicant would be required to provide 9 secure bicycle racks and they are proposing to provide 99 bike racks and a bike workshop within the building for residents’ use. They are also proposing to provide a separate indoor bike storage area for non-residential use with 53 racks, 10 lockers and 2 showers. These 53 bike racks, showers and lockers would be available to the general public or for nearby workers on a Joint-Use basis with an off-site business. This could support residents’ and neighboring workers’ and residents’ option to bicycle to work, home, shops and play. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 17 of 42 Relevant Walk Score elements. The proposed 6-story, mixed-use redevelopment of the Site would provide greater density and intensity of development than the current surface parking lot. This would result in additional demands on the City’s transportation system. New development is required to provide adequate motorized and non-motorized transportation facilities including improved streets and sidewalks. The City’s Streamline bus service offers a sheltered bus stop at the Downtown Transfer Station for the new “Purple” line serving the Downtown area. The nearest bus stop to this Site is located at Mendenhall and Black streets, approximately 3 blocks or 1,100 linear feet southeast of the Site. The City’s Growth Policy/Community Plan encourages development to be walkable, which is defined in the glossary as: Walkable. A walkable area has: • A center, whether it’s a main street or a public space. • People: Enough people for businesses to flourish and for public transit to run frequently. • Parks and public space: Functional and pleasant public places to gather and play. • Pedestrian design: Buildings are close to the street, parking lots are relegated to the back. • Schools and workplaces: Close enough that walking to and from home to these destinations is realistic. • Complete streets: Streets designed for bicyclists, pedestrians, and transit. Responding to the Community Plan’s Walkable criteria, the 4-block North Central Master Plan, if approved, would have a number of commercial “centers” and open spaces where the public can gather and enjoy. The densities of the proposed buildings within this North Central neighborhood would support local businesses. The Purple Streamline bus route will have half-hour daytime frequencies at the Downtown transfer station. Buildings with the designated Mixed Block Frontage treatments would be built to the street frontage and parking would be located in the basement with access from Villard for the public and from the alley for residents. Beall Park is located two blocks east of the Site. Hawthorne Elementary School is located five blocks to the southeast. Numerous workplaces are located in the vicinity and in the Downtown Core. Two blocks to the south, Lamme Street is a designated east-west bicycle boulevard with shared lane markings and bike route signs. One- half block to the west is a north-south designated bike route along Grand Avenue with shared lane markings and bike route signs. This area and Site can be deemed a walkable area. Based on its address, the Site has been given a Walk Score of 82 (out of a possible 100) by the private- sector apartment-search website WalkScore.com. This score characterizes this location as a “Very walkable in which most errands can be accomplished on foot”. The transit score for this Site is 25—noted as “a few nearby public transportation options”. It is likely that, at the time of this writing, the WalkScore.com algorithm had not factored in the new Streamline routes and stops for this transit score. The Site has a Bike score of 74, based on bike lanes, road connectivity and destinations, and is characterized as “Very bikeable” in which biking is convenient for most trips. These values are provided by Walk Score, a private organization which presents information on real estate and transportation through walkscore.com. The algorithm which produces these numbers is proprietary and there is no way to discern what it measures and how. The Walk Score website states that the Walk Score measures the walkability of any address; the Transit Score measures access to public transit; and Bike Score DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 18 of 42 measures whether a location is good for biking. A score is not an indication of safety or continuity of services or routes. Scores are influenced by proximity of housing and services and expected ability to meet basic needs without using a car. Concerning to staff about the Walk Score of 82 given to this Site is the Walk Score of 92 this same algorithm gave to the residential development called “The Henry” proposed for a Site only one-block east of “The Ives” Site. The lower score for The Ives address is based on the Downtown Transfer transit station being two blocks further distant than The Henry Site, lowering its transit score from 92 to 25 points. The “bikeability” score of The Henry is 92 and that same criterion for The Ives is 74. The Walk Score is based on the algorithm’s walk, bike and transit criteria for particular addresses and it appears that, to the Walk Score.com algorithm, The Ives being two blocks further from transit and one-half block further from a north-south bike lane makes a big difference in its Walk Score. We note that there are no adopted BMC development standards relating to either the Community Plan’s Walkable criteria or to the private-sector WalkScore.com walk score. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.420.050 Yes Internal roadway design 38.520.050.D NA Comment: The access to the basement and ground floor parking garage for the non-residential users is provided from W. Villard Street. The access to the 3rd level residential parking garage for residents is from the alley. The residential access from the alley meets BMC standards. The garage access location along W. Villard Street does not meet BMC distance from intersections standards of BMC 38.400.090.D and Table 38.400.090-1 which requires the private access point to be a minimum of 40-feet from a public intersection. The Villard garage driveway is located about 20-feet from the 16-foot wide public alley. BMC 38.400.090.H allows the Applicant to request a modification to that standard and the Applicant has requested this modification. The Applicant provided the traffic safety information required by subsection 3 and the City Engineer has granted this modification. On-site open space 38.520.060 Yes Total required 11,350 gsf Total provided 11,736 gsf Yes Comment: Open space would be provided in the forms of upper level balconies, a third floor landscaped courtyard, and indoor (first floor) fitness center, pet wash, bike/ski workshop and lobby/meeting rooms. Location and design of service areas and mechanical equipment 38.520.070 Yes Comment: The service areas are provided within the building and meters are placed along the alley façade and are screened from view by decorative panels. 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 19 of 42 Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 and NCOD guidelines. Yes with conditions and code provisions (see Section 11 below) Building massing and articulation 38.530.040 Yes with conditions and code provisions (see Sections 11 below) Building details, materials, and blank wall treatments 38.530.050-070 Yes Comment: See Section 11 below for NCOD/BMC criteria and NCOD Guidelines compliance. The immediate environment and surrounds of the project Site are characterized as a mixture of older homes to the north and west, new townhomes to the north, single-story and multi-story commercial buildings to the sough, an older multi-story apartment building to the south, and both new and older single- and multi- story residential structures to the south and east. The proposed multi-level mixed-use and predominantly-residential building replaces a surface parking lot. This “in-fill” residential development, at 6-stories and 70-feet in height, is similar in form, height and scale as newer mixed use buildings recently built or under construction in the blocks just south of this Site. North of the Site on N. Willson Avenue is a cluster of 16 new 2-story townhomes, each with an accessory dwelling unit (ADU) in the rear, facing the alley. The proposed “The Ives” apartment building would be the first of several new 6-story residential and mixed-use buildings proposed by the Applicant within the four block “North Central Master Plan” area. As the first of these buildings, The Ives building would appear to tower over the smaller one- and two-story older homes to the north and west. However, to the southeast and south are taller residential and commercial buildings which form a new mass and scale in the neighborhood. The Site’s new residential building would contribute to a new urban form in this part of the City’s Downtown neighborhood. This taller form of several buildings in the area has been emerging over the past few years as a dynamic mixed-use and urban mass and scale for this revitalized Downtown neighborhood. The proposed apartment building of 99 dwelling units of varying sizes would be expected to attract new residents to the neighborhood who could walk to work, to shops, and to visit their new neighbors in the area. The Applicant’s North Central Master Plan envisions several 5- and 6-story buildings within the four block, 4.4-acre area between Villard, Tracy, Lamme and Grand streets [see Figures 10 and 11 below]. These residential and mixed residential and commercial buildings would create a new urban form and neighborhood that replaces surface parking and smaller, older commercial buildings. The density of this North Central neighborhood is intended by its Applicant to support its proposed quality architecture and streetscape design, its walkability and multi-modal design for its residents and workers, and would provide a new commercial/food service/entertainment/leisure, health and well-being destination within the 4 blocks for its residents, workers and citywide residents (see North Central Master Plan Application No. 21029). DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 20 of 42 Figure 10 below shows the block layout of the North Central Master Plan with the proposed “Ives” apartment building lying at the west side of the plan. Figure 11 is a conceptual rendering of the proposed buildings within the North Central Master Plan. Figure 10: North Central Master Plan The Ives Site DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 21 of 42 7d. Conformance with Article 5 – Parking (38.540) Parking requirements 38.540.050 Yes Parking requirements residential 38.540.050.A.1 1 per dwelling unit in B-3 zone=99 spaces Reductions residential 38.540.050.A.1.b 5 space reduction for the single car-sharing space “Credit” for 6 on-street parking spaces Total residential parking requirement 88 spaces Parking requirements nonresidential 38.540.050.A.2 and A.2.c 4 for the ground floor retail space Reductions nonresidential 38.540.050.A.2.c Note: The Site’s ~1,100 linear feet distance from a sheltered transit stop and a 200-space structured garage (Bridger Garage) is beyond the 800 feet “as the crow flies” from these facilities which disqualifies the project from the 10% and 15% reductions allowed for those facilities, respectively. 5,897 gross sf minus 3,000 gsf for B-3 location deduction=2,897gsf. 2,897 gsf times 85% = 2,462 net sf. of ground floor retail space divided by the 1:300 parking requirement for retail use = 8.2 spaces. Table 38.540.050-4 allows a 40% reduction in the number of parking spaces for ground floor retail. Therefore, 8.2 minus 3.28 (40%)= 4.9 spaces which is “rounded down” to 4 spaces required. Total required parking required 92 Figure 11: Renderings of buildings within the North Central Master Plan DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 22 of 42 Provided off-street 173 spaces. Excess vehicle parking spaces are deemed a principal permitted use as a parking garage and may be used by the general public and/or by off-site businesses as a Joint Use Parking Facilities if meeting the standards of 38.540.060. Bicycle parking 38.540.050.A.4 9 required for residential use and 99 provided / 0 required for commercial use and 53 provided indoor. Excess bike “parking” (indoor secure racks) are deemed principal uses in the B-3 zone and can be used for off-site businesses as a Joint Use Parking Facilities if meeting the standards of 38.540.060. Comment: This Site is located ~1,100 linear feet from the closest sheltered bus stop at the Bridger public garage at E. Mendenhall and N. Black avenues which is farther than the 800 feet “as the crow flies” from the Site which disqualifies this project from the transit availability discount of 10% and from the proximity to a structured parking facility reduction of 15% of the parking spaces. The demolition of the surface parking lot to allow development of this project may be allowed by the Director as part of a Commercial Certificate of Appropriateness (CCOA) application provided replacement parking spaces are available for the medical office building tenants for which that parking is accessory (see Condition No. 3). This replacement parking must be in place and operational prior to demolition of the existing parking lot or prior to any construction activity taking place on the Site. The tenants of the medical office building with parking lease arrangements at the Ives Site would be able to use a new, temporary, surface parking lot located immediately southeast of the office building at the northwest corner of Lamme and N. Tracy streets (see STUP Application No. 21325). This temporary parking lot would be created by the demolition of the vacant, single-story former Mountain View Care Center building located at 205 N. Tracy Avenue (see CCOA Application No. 21311). This temporary parking lot would be required to meet the parking requirement(s) for the land uses occupying the Medical Arts Building per Table 38.540.050-3. This temporary parking lot is expected to be available to guests of the AC Hotel through a revised Joint-Use Parking Agreement approved by the Director per 38.540.060 (See Condition No. 3). The Ives building would provide 88 on-site vehicular and 99 bicycle parking for the residents’ use. One of the residential parking spaces would be dedicated for a car-sharing vehicle. This car-sharing program provides “credit” for 5 residential parking spaces. In addition, 6 on-street parking spaces would be “credited” toward The Ives residential parking requirement, although those spaces would be available to anyone on a “first-come, first served” basis. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 23 of 42 The 5,897 gross sf retail space on the ground floor of the Ives building would require 4 parking spaces; these are provided in the ground floor parking garage. A basement parking garage would provide public parking spaces which may also be available for Joint Use Agreements with nearby businesses meeting the qualifications and standards of 38.540.060 (such as for the AC Hotel). Combined, 173 parking spaces would be provided in the basement, ground floor and second floor garages. The Ives would provide 99 indoor secure bicycle parking spaces for residents and would provide 53 such bike parking with showers and lockers for Joint Use with other businesses’ workers per 38.540.060. Secure bicycle racks meeting the standards of 38.540.050.A.5 are deemed “parking” and qualify for Joint Use in the same manner as vehicle parking spaces. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comment: No on-site loading zone or space is required or provided. Trash removal would take place at a staging area along the alley frontage. 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 Yes Drought tolerant species 75% required Yes Parking lot landscaping NA Additional screening None Street frontage Yes, per Mixed Block Frontage Street median island NA Acceptable landscape materials Yes Protection of landscape areas Yes Irrigation: plan, water source, system type Yes Residential adjacency Yes with an exemption per 38.550.050.K Comment: 38.550.050.J requires each setback with a residential adjacency to have at least one canopy or non- canopy tree for each 50 lineal feet of the adjacent area. The proposed project has an east N. Willson “front” setback of zero, a north W. Villard “side” setback of zero, a south side setback of zero, and an alley rear setback of 5-feet. The W. Villard frontage has a residential adjacency and two Linden trees are planted within the ROW boulevard green along that frontage. The alley has a residential adjacency but only a 5-foot rear setback which must be provided a 5- foot sidewalk with a minimum 4-feet wide ADA (Americans with Disabilities Act) access. In addition, there are underground utilities within 10-feet of this setback. As such, there is no room for trees within that 5-foot rear setback. Subsection K provides for an exemption from the planting of trees within setbacks if the minimum utility separation cannot be met and no other large vegetation can be provided. This project qualifies for this exemption and it is granted. Landscaping of public lands 38.550.070 Yes Comment: The boulevard green within the Villard and Willson rights-of-way would be landscaped per Code. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 24 of 42 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comment: No signs are proposed with this site plan. Separate building permits would be required for signs. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 TBD Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B TBD Comment: Per Condition No. 1, the exterior lighting plan must meet BMC standards. A photometric plan and light fixture cut sheets must be approved prior to issuance of any building permit for this Site. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comment: The Site lies four and a half blocks west of a FEMA regulatory floodway (Zone AE) associated with Bozeman Creek to the east. 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comment: Formal public notice was issued on 9/17/2021 and concluded 10/1/2021. Notice was posted on the property on 9/17 and a public notice sheet was mailed by first-class mail on 9/17 by the Applicant to owners of property ling within 200-feet of the Site. On November 17, 2021, a second public notice and public comment period commenced due to new parking information related to this project and the North Central Master Plan project (Project No. 21029). That second public notice repeated the steps of the first: The property was posted on 11/17/21, notice was mailed to adjacent property owners on 11/17/21 and the public notice period concluded 12/3/21. As of the date of this report, over 90 comments have been received. Most of the comments protest the following aspects of the development: (1) the proximity of the 6-story building to single-story single-household homes; (2) loss of privacy to those homes by residents of upper level apartments facing those homes; (3) the 3-stories of wall facing the smaller homes across the alley with minimal architectural treatment, coloring and materials which, in their view, provides a dark, foreboding blank wall facing the smaller homes; (4) seeking more separation and setbacks of the building from the north and west property lines along the “edge” of the residential zones; and (5) the Villard garage entrance is too close to the alley intersection and the traffic in and out of that garage access would overwhelm the narrow Villard street travelway and would post a traffic safety hazard due to turning movements from the north and south side alleys and the garage traffic; (6) the need for a residential parking permit district encompassing the older homes surrounding the North Central 4-block development; (7) call for a prohibition of construction vehicles, both equipment and worker vehicles, from parking within the older residential neighborhood surrounding the development; (8) the development will strain water and sewer infrastructure in this older neighborhood; (9) the taller building will shade the smaller homes to the west blocking solar access to PV panels, thereby reducing energy savings to those homeowners while costing them more to heat their building, impacting their carbon footprint to their disadvantage; (10) not enough parking to serve both existing residents, businesses and the new development; (11) new development out of scale with the North Tracy Historic District; (12) significant increase in vehicle traffic in a neighborhood with many residents traveling by foot and bicycle; DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 25 of 42 The following are links to the public comment folders: Public Comments\Public comment from 1st Notice Public Comments\Public Comment from 2nd Notice Staff comments: The traffic study for the Ives Project reviewed the anticipated vehicle traffic volumes and impacts associated with The Ives project and found that the level of service (LOS) after the development would be an acceptable LOS “B”. All traffic-related comments from the public were relayed to the Engineering Department for review. Staff will follow up on how a residential parking permit program may benefit the surrounding neighborhood, particularly during the 4-block master plan construction period. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions Yes Required easements Yes, see Condition No. 2 Comment: The 10 City blocks that comprised the parking lot have been combined (aggregated) into a single Lot 1A by the Applicant (Project No. 21253). 11. Standards for Certificate of Appropriateness (38.340) Meets Code? Certificate of appropriateness standards of 38.340. A through E Yes Secretary of the Interiors Standards for Rehabilitation NA Architectural appearance Yes Proportion of doors and windows Yes Relationship of building masses and spaces Yes Roof form Yes Mass and Scale Comment: The 6-story, 70-feet tall building encompasses 100% of the 32,645 gsf Site. The ground floor has a 15-foot floor-to-floor height with large storefront windows to provide pedestrian interest from the street. Yes Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures Yes Architectural details Yes Concealment of non-period appurtenances, such as mechanical equipment Yes Materials and color schemes Yes Comment: The Site lies within the NCOD and the new development must positively address the standards of BMC 38.340.040.A.1, 38.340.050.A through E and Chapter 4 and 4B of the Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District. The project must adhere to a higher level of design, focus on the relationship of the surrounding area, and maintain a level of integrity and character that makes up the NCOD. Please see Attachment 1 for the Applicant’s description for how the design of the building and Site meet CCOA criteria. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 26 of 42 The N. Willson façade provides pedestrian-interest retail space, the residents’ fitness center with large fenestration, and the residents’ lobby space. In place of a parking lot, this building would create a “critical mass” of 24-hour activity from residents, workers and visitors in the area to create a safe, neighborhood-watch street (“eyes on the street”). The Design Review Board (DRB) reviewed the proposed design and determined by a unanimous vote of 5 to 0 that the project meets all applicable BMC CCOA criteria as well as NCOD design guidelines. The following is a link to the DRB comment summary. T:\ZONING\Site Plans\2021\21165 North Central Block 4 SP & CCOA\2. Review\21165 The Ives Block 4 DRB docs Review of demolition of historic structures or sites 38.340.080 NA Historic Structure per 38.700.090 NA Comment: The Ives Site was surveyed in the City’s 1984 Historic Resource Survey as part of the 300 North Willson medical office center inventory. The office block, including this existing parking lot and Site, were not determined to “yield any significant historical information concerning persons or events associated with this property.” Public Notice Yes Comment: Per 38.220.430, a public notice of an approved CCOA would be posted on the property should the CCOA be approved by the Director. Yes as a condition of approval of the CCOA 1. The property’s historic significance. None N 2. Whether the structure has no viable economic life remaining. This criterion is not applicable if this structure is not a habitable building. NA 3. Whether the subsequent development complies with Section 38.340.050 (standards for certificates of appropriateness). Comment: Yes, this report finds the subsequent development in compliance with standards. Yes 4. Whether the subsequent development includes construction of new building(s) unless the existing character of the area does not include buildings. Comment: Yes, the subsequent development includes the construction of a new infill building in compliance with zoning. Yes 5. Subsequent development requires a building permit and does not include proposals which leave the site without building(s) or structure(s). Comment: The subsequent development requires a building permit and does not propose to leave the site without a building. Yes Notwithstanding the above, for project’s proposing the removal of a non-historic parking lot, the review authority (Director) may determine the proposed subsequent site development is more appropriate for the site based upon the criteria in 38.230.100 (plan review criteria). Yes DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 27 of 42 Comment: With approval of this site plan, the Director determines that the proposed subsequent site development is more appropriate for the site than the existing parking lot, based on the criteria of 38.230.100 (Plan review criteria). The subsequent development conforms to the criteria for a CCOA and plan review criteria. The subsequent development is more appropriate for the Site and would leave the Site with a new infill mixed-use building and would not result in a vacant site. 12. Conformance with the Neighborhood Conservation Overlay District Design (NCOD) Guidelines Meets Code? Introduction: The 6-story, 99 dwelling unit apartment and parking garage building lies at the southwest corner of W. Villard Street and N. Tracy Avenue. The 32,645 gsf Site lies within the NCOD. The following is a discussion as to how the proposed development addresses the Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District Subchapter 4B Guidelines for the B-3 Commercial Character Area. A. Mass and Scale 1. Provide density to meet the goals and objectives of the Downtown Bozeman Improvement Plan. Comment: The 6-story, 70-feet tall replacement building would feature 99 dwelling units on an approximately 3/4-acre lot. The basement (Level B-1) parking garage would provide 88 non- residential parking spaces. The Level 2 would provide residential parking spaces. Level 1 at the ground floor would provide 99 indoor secure bicycle parking spaces for residents. The ground floor features a 15-foot floor-to-floor height. The ground floor garage would provide 4 parking spaces for the retail use plus 53 secure bicycle parking, lockers and showers for use by the commercial tenants’ employees and the general public. Innovative development and diversity of design is encouraged. Comment: The building meets Mixed Block Frontage standards for its streetscape with significant transparencies at ground level and a generous mass-to-void design throughout the building’s façade. There is a base and middle to the building but no traditional “cap”. However, the mass of the building is broken up by a middle glazed vertical element and the two separate “sides” of the building feature different roof lines, coloring fenestration and accent trim as shown below in Figures 12 and 13. Yes DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 28 of 42 Figure 12: East elevation along N. Willson Avenue 2. A new building should exhibit clear order and comprehensive composition on all elevations. Comment: Each building elevation provides a change in form and massing yet a consistency in color and materials. The alley façade features 26-feet height of “modular brick” siding. Figure 13: Alley building elevations Yes DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 29 of 42 3. Building interface with residential zoned properties. Comment: The Site lies within the B-3 Downtown District yet is across the street from residential zones to the north and west. The vicinity and area is characterized by both the small homes to the north and west and by both tall and smaller, older and new commercial and residential buildings. Many of the new buildings are commercial, residential and mixed-use buildings developed by the Applicant in the Downtown Core Area. The proposed 6-story garage, retail and apartment building, The Ives, would provide the northern and western edge of this emerging taller and urban neighborhood which the Applicant calls the North Central neighborhood. Yes B. Building Quality Policy: New buildings shall be designed to a high level of permanence and quality. 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman. Comment: The new building would be built to ICC code standards and is expected to stand over 100 years to complement the Downtown Bozeman buildings. It appears that the new building would meet this objective. Yes DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 30 of 42 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design. Comment: It appears that this objective is met with the design and materials chosen for the building. Figure 14: Proposed building materials. C. Building Roof Form Policy: Roof forms should be primarily flat roofs with other roof forms that fit to the architectural character of the application. 1. Use flat roof lines as the primary roof form. Yes D. Site Design Policy: All sites in downtown should be designed to make the experience of pedestrians and bicyclists safe, comfortable and visually appealing. 1. Create strong connections between downtown’s sub-districts, and between downtown and the surrounding neighborhoods. Place the façade of the building at the minimum front setback line except when creating a public space. Yes DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 31 of 42 Comment: The building’s street-facing facades meet the designated Mixed Block Frontage standards with minimal or no setbacks from the sidewalk, with landscaping along the street frontage, and with substantial sized clear glazing windows along the street frontages. E. Parking Facilities Policy: Minimize the visual impacts of parking. Yes 1.Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots. 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. 3. For residential projects, enclosed parking is preferred to surface parking lots. Comment: The new building would have basement and ground floor parking for commercial customers with access from W. Villard Street for the first-floor public parking and the third floor would have parking for residents with access from the alley. F. Signs NA G. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the downtown and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which landscape features may occur on the site. Streetscape Policy: Maintain the character of the streetscape. This includes a rich collection of varying street designs, sidewalk types and street trees. Comment: The street pattern for this Site would not change. The Site encompasses nearly one-half of the block in a north/south orientation. A separate lot located south of the Site would remain. The character of the streetscape would change because the existing parking lot would be replaced by a 6-story apartment building with ground floor retail and substantial fenestration for pedestrian interest and safety. Yes H. Landscape Design Policy: Landscaping enhances the built environment. Plant beds near and around building foundations and along walkways are encouraged. 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment. Comment: The new building would have landscaping along the building edge and within the ROW boulevard. Yes I. Utilities and Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. Comment: The utilities are located interior to the building or along the façade screened from view from the street. Yes J. Site Furniture Policy: Site furnishings, including bicycle racks, waste receptacles and light standards, are features of contemporary life in Bozeman. Few of these elements appeared historically in the community and it is important that the character of these elements not impede one’s ability to interpret the historic character of the area. Yes DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 32 of 42 1. Site furniture should be simple in character. Avoid any highly ornate design that would misrepresent the history of the area. Benches, bike racks and trash receptacles are examples of site furnishings that may be considered. Comment: The seating furniture and landscaping of the residents’ courtyard on the south side of the building meet City standards as a common open space element. There are no specific City designs for this furniture. However, this open space is an initial element of a proposed future mid-block pedestrian pathway as part of the North Central Master Plan. The Downtown Improvement Plan seeks to “enliven the alleys” with “secondary connections” such as is proposed for this block and seeks each “alley” to promote a unique “personality. This first courtyard element would facilitate that goal. Comment: Attachment 1 below offers the Applicant’s narrative as to how the design of the building and Site meet the relevant design guidelines of Chapter 4 and 4B of the Bozeman Guidelines for Historic Preservation & Neighborhood Conservation Overlay District. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 33 of 42 Attachment 1: Applicant’s Narrative of Compliance with NCOD Criteria for demolition of the parking lot and the design of the replacement building. DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 34 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 35 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 36 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 37 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 38 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 39 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 40 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 41 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D Staff Report North Central Block 4 (“The Ives”) Mixed-use Development Site Plan and Commercial Certificate of Appropriateness for Demolition of a Parking lot and its Replacement with an Apartment Building with Retail and a Parking Garage Application No. 21165 December 20, 2021 Page 42 of 42 DocuSign Envelope ID: 7CF7641E-498A-49A6-BFF7-D671CEB7235D