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HomeMy WebLinkAbout001 - Narrative 2023112 EAST MAIN BUILDING CCOA/SITE PLAN APPLICATION September 2023 TABLE OF CONTENTS 1. Commercial Certificate of Appropriateness Application, Site Plan Forms & Checklists 2. Project Team 3. Narrative a. General site information b. Site considerations c. Parkland d. Building design e. Landscaping f. Site Lighting g. Traffic h. Water rights i. Departures j. CCOA Checklist Items k. DEM Checklist Items 4. Appendices Appendix A – Vicinity Map Appendix B – Existing Zoning Appendix C – Existing Plat Appendix D – Existing Site Photos Appendix E – Property Record Form 2016 Appendix F – SID 565 Space data Appendix G – Waiver of TIS Request Letter Appendix H – Water, Sewer and Stormwater Design Report Appendix I – Stormwater Maintenance Plan Appendix J – CILWR Determination Request 1. Site Plan Application Information, Forms & Checklists The Site Plan form has been included per City requirements, and the applicant will submit the required fee once the application has been deemed adequate for review. Please see the estimated site plan fee amount below: Component Fee Quantity Total Base $3,069 $3,069 Dwelling Units $125 per unit 7 $875 Commercial Area $400 Per 1,000 SF 12,447 $4,978.9 Total $8,922.8 2. Project Team OWNER / APPLICANT 112 E. Main, LLC (Attn: Randy Scully) randy@scullywestproperties.com 5073 Patterson Road Bozeman, Montana 59718 p. 914.450.8803 PROJECT CONSULTANTS ARCHITECT/PLANNER Intrinsik Architecture (Attn. Tyler Steinway) Tsteinway@intrinsikarchitecture.com 106 East Babcock, Suite 1A Bozeman, Montana 59715 p. 406.582.8988 CIVIL ENGINEER TD&H Engineering (Attn: Kyle Scarr) Kyle.scarr@tdhengineering.com 234 East Babcock Street, Suite 3 Bozeman, Montana 59715 p. 406.586.0277 LANDSCAPE Design 5 ARCHITECT (Attn: Troy Scherer) Troy@design5la.com 111 North Tracy Avenue Bozeman, Montana 59715 p. 406.5874873 3. Site Plan Narrative A. General site information This Site Plan Application is for the redevelopment of the current eastern portion of US Bank site (112 East Main Street) that is located directly adjacent to The National building (104 East Main Street) and is currently under construction. This application proposes to demolish the existing one-story building, which currently houses US Bank, and build a 4-story mixed-use structure in its place. The proposed program seeks to create commercial spaces on the ground floor, offices on the second floor and residential units on floors three and four. The existing building on this site was originally built in the 1970s as part of the overall makeover of the site. The property record form for this property designated this building as non-contributing to the Main Street Historic District. The Main Street Historic District Nomination from 1986 notes that while the Main Street District was incredibly intact at the time of its historic designation, it suffered from significant visual gaps created by architectural sheathing that covered the historic facades of landmark buildings like The National. The US Bank building was also called out in this report as being the “one other major gap” within this historic commercial district. While these aspects of the Main Street Historic District were lamented in the past, today work is underway to improve this district by repairing these previously identified gaps. The National building has had its sheathing removed and is being renovated to showcase its original historic beauty. Seeking to continue this momentum, this proposal will repair one of the other major gaps that was identified in the 1986 Historic District Nomination, the rest of the US Bank site. This will be accomplished by constructing a new building with a design that consciously responds to the context of the site, with regard to architectural design, traditional building materials, scale, and use. B. Site Considerations 1. Setbacks & Utilities Setbacks This building will front along Main Street and will take advantage of the Storefront Block frontage which puts the fact of the building at the back of the 12’ sidewalk. Currently, the single level portion of the US Bank building is located on the same lot as The National building but there are extra parcel lines located on other portions of the site. A subdivision exemption will be applied for to establish this as a stand-alone parcel prior to occupancy of the structure. Due to the ongoing coordination of the foundation design and seismic concerns, the exact location of the proposed property lines is still being determined. This building is located in the B-3 core and will have 0’ setbacks off the sides of the building. This building complies with all of the B-3 and block frontage setbacks. Infrastructure New water, fire sprinkler and sewer services will be constructed off the Main Street main lines to service this building. It is understood that proper permits will be required from MDT for any work in the Main Street ROW. 2. Block Frontage The project is located on Main Street. The vision for this project is to maintain the active streetscape and as such will utilize the Storefront Block Frontage. The proposal is to construct ground level commercial space(s) with residential and office space on the 3 floors above. The uppermost level will be setback to create a layered design and add to the historic downtown aesthetic. 3. Accessible Provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 & ADA standards for accessible design. Specifically pertaining to this site plan, the site design provides three (3) accessible parking spaces across the whole site. All resident building entries, the refuse areas, and landscaped open space, are connected via an accessible pathway system which is in compliance with the requirements for an accessible route. 4. Parking The 112 East Main Building is currently located on the same lot as The National building and as such the parking calculations for the project can be challenging to follow. In an effort to avoid any double counting and confusion the approved parking numbers for The National (22-147) have been included for reference. Parking for this site is proposed in two ways. Seven parking spaces are proposed in the basement of the proposed building. The balance of the spaces will be in the form of the existing SID 565 spaces. In 1976 this property paid for 156.0 SID spaces which are still in use today. The redevelopment of this site is within the paid for spaces and does not require any additional spaces on site. Furthermore, the draft new UDC indicates that there will be no parking requirements in the B-3 Core district. Please see the Parking Calculations included below and Appendix F for more information on the SID 565 Spaces. Parking Calculations Table The National (Approved under 22-147) Level Program Square Footage 3,000 SF Exempt (B-3) Square Footage After Reduction Number of Residential Units Parking Factor Required Number of Spaces Blanket Reductions Required Parking after reduction Basement Storage & Mechanical – Exempted 7,387 - 6,279 - - - 0% 0 Ground Bank 7,206 - 3,125 - 300 10 30% 7 Level 2 Office 6,345 3,000 5,393 - 250 22 20% 17 Level 3 Office 7,236 - 6,151 - 250 25 20% 20 Level 4 Office 7,233 - 6,148 - 250 25 20% 20 Level 5 Office 7,232 - 6,147 - 250 25 20% 20 TOTAL 80 Other Reductions Within 800’ of Transit Stop – 10% 8 Within 800’ of Structured Parking – 15% 13 TOTAL REQUIRED AFTER REDUCTIONS 63 Number of Spaces in Basement Garage 58 Number of SID Spaces Used (of 151 Available) 5 TOTAL PROVIDED 63 Scully Building Level Program Square Footage 3,000 SF Exempt (B-3) Square Footage After Reduction Number of Residential Units Parking Factor Required Number of Spaces Blanket Reductions Required Parking after reduction Basement Parking Garage, Mechanical & Tennant Storage – Exempt 6,788 - - - N/A N/A N/A N/A Ground Retail/ Commercial 6,248 3,000 3,248 - 300 10.827 40% 6 Level 2 Office 6,199 - 6,199 - 250 25 20% 20 Level 3 Residential 5,883 - - 3 1 3 - 3 Level 4 Residential 4,654 - - 7 1 4 - 4 TOTAL 29,772 3,000 7 33 Other Reductions Within 800’ of Transit Stop – 10% 3 Within 800’ of Structured Parking – 15% 5 TOTAL REQUIRED AFTER REDUCTIONS 25 Number of Spaces in Basement Garage 7 Number of SID Spaces Used (of 151 Available) 18 *Note: 5 of 156 SID Spaces Used in The National Site Plan (22-147) * TOTAL PROVIDED 25 Total Combined TOTAL REQUIRED PARKING 117 TOTAL REQUIRED PARKING AFTER REDUCTIONS 88 Total Parking On-Site 58 Total Parking in Building 7 Total SID Spaces Used (of Available 156) 23 TOTAL PROVIDED 88 5. Bike Parking The required number of parking spaces, before any reductions, for the site is 33 spaces, which then requires 3.3 (rounded up to 4) bike parking spaces (10% of total parking). There is an existing bike rack located at the front of the site that offers 2 bike parking spaces. Additionally, in the basement of the building there are 7 storage facilities (one for each residential unit) that each have the space for one bike. This allows the site to provide a total of 9 bike parking spaces. 6. Trash Enclosure The project site features an alley that has an unconventional form due to a former partial vacation of the Right-of-Way behind The National building that occurred many years prior to this submittal. The vacating of this Right-of-Way resulted in an alley easement being adjusted to provide access from Babcock St. rather than S. Black Ave. See Appendix C - PLAT C-1-V for additional information. Refuse and recycling containers will be located in the rear of the site adjacent to this alley located behind a steel wall/enclosure. It is important to note that while the garbage & recycling containers are located behind a wall, the wall is not required to meet any UDC design standards for service area because it is located on an alley (38.520.070.B.3.). While a screening wall/trash enclosure is not required, this screening element is proposed to reduce the visual impact of the trash & recycling area. Please refer to Sheets SP100 & SP102 for location and access. 7. Open Space The on-site open space for this project is proposed to be provided through a combination of areas both on-site and private balconies. This project proposes 7 residential units that are a mix of two one-bedroom, four two-bedroom, and one three-bedroom units. In total this project is required to provide 850 SF of residential open space. This will be accomplished through private balcony spaces and a common plaza area at ground level. Please see the table below for the open space calculations and the plan set for the proposed open space locations. OPEN SPACE CALCULATIONS Program Number of Units Open Space Factor Required Open Space 1 Bedrooms 2 100 SF 200 SF 2 Bedrooms 4 150 SF 600 SF 3 Bedrooms 1 150 SF 150 SF TOTAL REQUIRED 950 SF Provided Open Space Private Balcony Open Space 475 SF (1,521 SF TOTAL PROVIDED) Level One Plaza Open Space 480 SF (480 SF TOTAL PROVIDED) TOTAL PROVIDED 955 SF (2,001 SF TOTAL PROVIDED) 9. Construction Management To provide a safe working environment for adjacent properties, the project will utilize temporary construction fencing around the project extents which generally follows the perimeter of the property. A 40-CY dumpster will be located near the site in an easily accessible and clearly defined area to provide easy disposal of construction waste. The dumpsters will typically be placed near the alley to allow for easy pick up. Construction staging areas will likely be in the adjacent parking lot owned by the property owner on East Babcock. See C2.2 Construction Management Plan for more information. C. Parkland This application proposes to pay Cash-in-Lieu (CIL) of Parkland rather than on-site dedication due to it being located within the commercial core of Bozeman. CIL of Parkland is also supported by Resolution 4784. It states, “CIL will always be accepted for development within the B-3 District.” Additionally, Resolution 4784 indicates areas less than 5,300 sf are more favorable for CIL. Please see the calculations below for the required CIL amount. 23243 Cooper Block SP Park and Recreation Requirements Total site area (ac) 0.20 (s) school or park sites (ac) 0.0 Total excluded (ac) 0.01 (D) Net residential density 37 (c) commercial lot area (ac) 0.0 (a) ROW & easements (ac) 0.0 (N) Net residential lot area (ac) 0.19 Zoning District Other (i) industrial lot area (ac) 0.0 (d) Open space/Park (ac) 0.01 (du) Number of units 7 (M) Max density by zone 12 Required land dedication. Required cash-in-lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 0.20 Net residential land area (ac) 0.20 Parkland dedication required (ac) 0.05 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $3,397.68 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in-lieu ($) $5,662.80 Land dedication (ac) 0.05 Equivalent land area (ac) 0.03 Land equivalent required (ac) 0.05 Total CILP/IILP $9,060.48 land appraisal value ($/sf) $2.60 Land appraisal value ($/sf) $2.60 Cash-in-lieu ($) $3,397.68 In-lieu fee equivalent ($) $5,662.80 D. Building Design The 112 East Main Building aims to blend into the existing urban fabric, while simultaneously respecting The National building’s status in the architectural hierarchy. The form of the proposed building is a unique individual design that has been developed with the same goal in mind. While the proposed building is large and similar in scale to The National, its top floor is stepped back approximately 12 feet and will complement the pattern of the existing 2 & 3 story building facades along Main Street; this allows the visual prominence of The National building to remain, protecting the views of the National’s cornice from both East and West elevations. The brick material has been selected to complement the color and texture of the nearby buildings and is intentionally different from the beige brick of the National building. F. Site Lighting There are minimal accent lights proposed on the rear of the building and plaza, as well as the top story of the front elevation. Please see plan set sheets ES1.1 - ES1.9 for more information on the proposed locations, photometrics and details. G. Traffic A memo requesting a waiver to provide a TIS has been provided with this application (Appendix G). Included in that request is a trip generation report. That report shows that the net weekday trips ends at the site are expected to increase by 271 average daily trips while the net peak hour trips are expected to increase by 5 and 24 trips ends during the AM and PM peak hours, respectively. It is our request given the limited net increase in trips and built out nature of the existing transportation network that a waiver to providing a traffic impact study be granted. H. Water Rights The City of Bozeman Engineering Department (Griffin Neilson) has been contacted to determine what cash-in-lieu of water rights are required for the site. The preliminary determination shows that the annual net demand is 0.03 AF which falls below the 0.25 AF threshold for required CILWR. Currently, the preliminary determination shows no CILWR are required. This will be revisited with this site plan application. If a final determination indicates CILWR are required, the fee will be paid by the owner prior to site plan approval. Please see Appendix J documenting the Preliminary Determination. I. Departures There are no departures necessary or included in this application. J. CCOA Checklist Items If demolition is proposed, provide a complete submittal with checklist items in form DEM. Applicant Response: The current proposal is to demolish the existing US Bank building on site. The demolition of this non-contributing structure is necessary in order to be able to construct the new building that is being proposed. Please see Sheet C2.1 for additional information on demolition. Date of construction of structure if known. Applicant Response: The existing structure was built in 1972 when the First National Bank expanded to the east. Prior to this structure, the Cooper/Black building occupied a portion of the lot. This building originally consisted of 11 bays of arch windows, but 4 of those bays on the west end were removed to make way for the previously mentioned expansion of First National bank, which today houses the single level US Bank. Property record form, both original and updated. Applicant Response: Please see the property record form attached as Appendix E &E.2. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. Applicant Response: Please see Site Plan Sheets SP100-800 and Section 3 above for our project narrative outlining the proposed changes. Historical information such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the proposed changes to the property. Applicant Response: Please see Appendix E& E.2 for Historic Property Records. Appendix E contains a set of site photos for reference. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extend of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: The drawing set contains detailed elevations for each face of the building. Additionally, please see Appendix D for site photos that depict each elevation. Include a separate site plan displaying existing conditions such as lot boundaries, dimensions, setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features, and topography. Applicant Response: Please see Plan Set Sheet C2.1 for an existing site plan and sheet SP100 for our proposed Site Plan. Site plan depending on project complexity with north narrow, property dimensions, location of buildings, parking, driveways, fencing, landscaping, setbacks, utilities, access, pedestrian facilities, and location of changes proposed. Applicant Response: Please see Plan Set Sheet C2.1 for an existing site plan and sheet SP100 for our proposed Site Plan. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show existing and proposed changes. Applicant Response: We have included proposed elevations in the drawing set, please see sheets SP301-302. Proposed changes are indicated on the drawings. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations. Applicant Response: Please see sheets SP301-302 for the building elevations and proposed materials. Additionally, please see the Architectural Plan Set. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. Applicant Response: Please see the included drawing set for this information. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected nonconforming status per Section 38.280.040.B BMC has been met or surpassed. Applicant Response: At this time there are no known non-conformities, and the proposed building will comply with the Unified Development Code. For minor screen, storefront or window/door changes or replacements, and other minor changes: pictures, specifications and other information that will clearly express the proposed changes or alterations to the property. Applicant Response: Please see the finish selections on SP301-302. Additionally, lighting plan set sheet ES1.9 for cutsheet information. Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurately. Applicant Response: Please see the finish selections on SP301-302. Additionally, lighting plan set sheet ES1.9 for cutsheet information. Floor plans showing floor layout including square footage and proposed use for each room and area within the building clearly showing areas to be changed or added to. Suggested scale of 1/4” = 1’-0”. Applicant Response: Floor plans have been included in the architectural plan set. Please see sheets SP200-205. Detailed plans will follow for Building Permit Applications. Parking plan and calculation for all uses, if proposed changes to the property require review of parking requirements. Applicant Response: Please see the Parking Calculations included above. Parking for this site is proposed in two ways. First, in the basement of the building (accessed via a car elevator in rear of building) there are 7 spaces. Secondly, given the small downtown nature of this lot parking for this building will be provided in the form of the existing SID 565 Spaces. In 1976 this property paid for 156.0 SID spaces which are still in use today. The redevelopment of this site stays within the paid for spaces and does not require any additional spaces on site. Furthermore, the draft new UDC indicates that there will be no parking requirements in the B-3 Core district. A schedule for the proposed changes to the property if to be phased or if applicable. Applicant Response: The Applicant is not going to phase the improvements proposed in this application. Any additional modifications will be submitted and approved through a MOD Application, and subsequent Building Permit Applications where required. K. Demolition Checklist 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations proposed to buildings, structures and site layouts on the property. Application Response: Please see Appendix E & E.2 for Historic Property Records. Appendix E contains a set of historic photos for reference. The proposal is to demolish the underutilized one-story building, which currently houses US Bank, and build a 4- story mixed-use structure in its place. 2. Historical information, such as pictures, plans, authenticated verbal records and similar research documentation which describe the property’s historic significance that may be relevant to the proposed changes to the property. A current Montana Property Record Form may be used to document the existing conditions on the site and determine the property’s historic significance. Application Response: Please see Appendix E & E.2 for Historic Property Records. Appendix E contains a set of historic photos for reference. 3. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extent of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: Please See Appendix D for reference pictures of the building. 4. Site plan showing), parking, driveways, fencing, landscaping, setbacks. a. Property dimensions b. Location of building(s) and changes proposed c. Setbacks d. Pedestrian and vehicular circulation e. Location of utilities Application Response: Please see plan set sheet C2.1 and SP200-201 for this information. 5. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. Application Response: Please see plan set sheet C2.1 for this information. 6. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non-conforming status per Section 38.280.040 BMC has been met or surpassed. Application Response: At this time there are no known non-conformities, and the proposed building will comply with the Unified Development Code. 7. If the property is classified as historic, whether by listing on the National Register of Historic Places, identification as “eligible” or “contributing,” identification as a Landmark or in a local district, definitive evidence shall be provided in support of demolishing the structure under Section 38.340.090.C and Section 38.340.100 including: a. The structure or site has no viable economic or useful life remaining, based on evidence supplied by the applicant. This may include a structural analysis and cost comparison evaluating the cost to repair and/ or rehabilitate versus the cost of demolition and redevelopment using the International Existing Buildings Code. b. The structure or site is a threat to public health or safety, and that no reasonable repairs or alterations will remove such threat; any costs associated with the removal of health or safety threats must exceed the value of the structure. Application Response: This building is not classified as historic by the National Register of Historic Places. Additionally, it is identified as a non-contributing structure to the historic district.