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HomeMy WebLinkAbout17117 Hoover Way PUDC - ApplicationA1 Development Review Application A1 Page 1 of 3 Revision Date 01-04-16 Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications DEVELOPMENT REVIEW APPLICATION 1. PROJECT Development Name: Description: 2. PROPERTY OWNER Name: Full Address: Phone: Email: 3. APPLICANT Name: Full Address: Phone: Email: 4. REPRESENTATIVE Name: Full Address: Phone: Email: 5. PROPERTY Full Street Address: Full Legal Description: Current Zoning: Current Use: Community Plan Designation: Development Review Application A1 Page 2 of 3 Revision Date 01-04-16 Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications Overlay District: Neighborhood Conservation Entryway Corridor None Urban Renewal District: Downtown North 7th Avenue Northeast None 6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26) Gross Area: Acres: Square Feet: Net Area: Acres: Square Feet: Dwelling Units: Nonresidential Gross Building Square Feet: 7. APPLICATION TYPES Check all that apply, use noted forms. Form Form 1. Pre-application Consultation None 17. Informal Review INF 2. Master Site Plan MSP 18. Zoning Deviation None 3. Site Plan SP 19. Zoning or Subdivision Variance Z/SVAR 4. Subdivision pre-application PA 20. Conditional Use Permit CUP 5. Subdivision preliminary plat PP 21. Special Temporary Use Permit STUP 6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP 7. Subdivision exemption SE 23. Regulated Activities in Wetlands RW 8. Condominium Review CR 24. Zone Map Amendment (non Annexation) ZMA 9. PUD concept plan PUDC 25. UDC Text Amendment ZTA 10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA 11. PUD final plan PUDFP 27. Modification/Plan Amendment MOD 12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT 13. Administrative Interpretation Appeal AIA 29. Reasonable Accommodation RA 14. Administrative Project Decision Appeal APA 30. Other: 15. Commercial Nonresidential COA CCOA 1 6. Historic Neighborhood Conservation Overlay COA NCOA 8. APPLICATION FEES AND MATERIALS A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an estimate. Hoover Way Affordable Housing Plan Development Name: Hoover Way Major Subdivision Project Location: Sartain Street and Hoover Way Legal Description: E1/2, W1/2, SW ¼, SW ¼, Section 35, T.1S, R5E, of PMM Current Zoning: R-3 Current Use: Vacant Community Plan Designation: Residential Property Owner and Applicant: Human Resources Development Council of District IX 32 S Tracy Ave., Bozeman, MT 59715 Contact: Heather Grenier, President/CEO 406-585-4840 hgrenier@hrdc9.org Introduction: HRDC seeks the use of affordable housing incentives for the Hoover Way development. The development is 100% affordable. The development will consist of 24 townhomes, with a mix of 2 and 3 bedroom homes provided. HRDC intends to place the subject property into their Community Land Trust in order to provide permanently affordable homes. 1. Number of affordable homes proposed in each affordable home category and number of market- rate homes Hoover Way townhomes Total number of homes for development 24 Total Number of market-rate homes 0 Total Number of affordable homes 24 It is the developer’s intent to make these homes perpetually affordable by inclusion in a community land trust (CLT). 2. The number of bedrooms in each affordable home Hoover Way Subdivision Project- Home Type and bedroom mix of Lower-Priced Homes Studio and/or 1 bedroom homes 0 2 bedroom homes 10 3 bedroom homes 14 Total Units 24 3. Anticipated Pricing and deed restrictions HRDC will follow the pricing requirements of the Neighborhood Stabilization program (NSP), which require that all homes be sold for appraised value. As the home’s affordability will be preserved in perpetuity via a Community Land Trust (CLT), the home’s purchase price will only reflect the appraised value of the home itself, not the value of the lot and infrastructure improvements. NSP further allows for up to 50% of the home’s price to be subsidized via a deferred second mortgage. Through this combination of the CLT and project down-payment assistance, 100% of the homes in the development will be permanently affordable and necessitate buyers to take on mortgages far below the maximum prices outlined in the City’s affordable housing ordinance. An anticipated pricing and down-payment schedule is included below. All homes will have deed restrictions limiting appreciation utilizing a formula that allows for a reasonable return while preserving affordability. Sample pricing schedule (for discussion purposes only – actual prices will be determined via appraisal) Appraised value: $220,000 Less site value: ($45,000) Appraised value of home and improvements: $175,000 = Sales price to the buyer Down payment assistance $30,000 (Can be up to 50% of sales price, $30,000 represents a likely average) First mortgage to purchaser $145,000 Please note that this example, for the purposes of simplicity, does not take into account any down- payment funds contributed by the buyer (NSP requires a minimum of $1,500), nor does it take into account any closing costs. 4. Location of affordable homes in the development (lots in the plat or units within a site plan); The entire project is considered affordable. Please see attached exhibit. 5. Timing of delivery of the affordable homes in relation to the market-rate homes in the development; The entire project is considered affordable; therefore, no market-rate homes will be provided. 6. Marketing plan describing how affordable homes will be offered to the public; HRDC will market the homes in the same manner as our previous affordable housing developments. Our most valuable marketing tool is our homeownership education program, The Road to Home. Through RTH, HRDC annully meets with hundreds of households seeking affordable homeownership options. In previous developments, HRDC has contracted with a realtor to list the properties via MLS. In the event that HRDC elects not to list the properties via MLS, HRDC will provide a 2.5% fee to the purchaser’s agent to encourage realtor participation. As the purchasing structure is different than the standard process, HRDC will produce a FAQ sheet to help buyers and their representatives understand the unique financing and ownership structure for the Community Land Trust. 7. Plan for construction of affordable homes in phased developments. Not applicable 8. Any other information that is reasonably necessary to evaluate the compliance of the affordable housing plan with the requirements of this article. As noted, the use of Neighborhood Stabilization funds to purchase the property, which will be committed to a CLT provides HRDC the opportunity to create a development that exceeds the City’s affordable housing ordinance by providing 100% affordability in perpetuity. By taking land and site development costs out of the sales price, and offering deep down-payment assistance, the project is able to serve households typically struggling to rent in Bozeman. The permanent deed restriction ensures that the project remains a contributing factor to Bozeman’s affordable housing stock in perpetuity. Hoover Way PUD October 2017 HOOVER WAY PUD CONCEPT SUBMITTAL Project Narrative This Major Subdivision application proposes to subdivide one lot into 24 townhouse lots as well as street right-of-way and three common open space parcels. The project is proposed to be completed in one phase. The property is 2.72 acres (118,545 SF) and is zoned R‐3 (residential medium density district). The intent of the design is to provide a high quality affordable neighborhood for home ownership while maintaining connectivity and compatibility with the existing neighborhood character. This is a truly unique project in that all 24 units (100 percent of the project) will be affordable in perpetuity as part of a Community Land Trust, meeting City of Bozeman affordability requirements. The property owner and applicant, HRDC, is a local non- profit group with a proven record of providing affordable housing to the City of Bozeman residents. The Hoover Way Subdivision will assist in accomplishing the goals and objectives of the City of Bozeman growth policy, specifically Goal H-3: Encourage an adequate supply of affordable housing and land for affordable housing. Project Statistics • 2781 Sartain Street • Property Owner and Applicant is a local non-profit, HRDC • Lot size: 2.72 acres (118,545 SF) • R-3 Zoning • PUD proposed to provide 100% affordable dwellings with request to allow certain dimensional relaxations, enhanced landscaping, and efforts at wetland preservation o PUD required points: 20 o PUD provided points: 90 (calculated as one point for each percentage of affordable housing units above the 10% minimum required for all developments) o 24 Affordable Townhomes on individual lots – 100% affordable dwellings o Two common open space parcels for underground storm water management o One 15,841 SF (.36 acre) common open space parcel for wetland preservation o 2,850 ( sf of additional property to be added to existing City of Bozeman park parcel along north edge of park pond for wetland buffer o Park area and open space was provided in existing park parcels with previous PUD o Dimensional relaxations requested include reducing wetland setbacks from 50’ to 30’, reduced average lot size in each cluster from 2,500 sf minimum to 2,300+/- sf minimum, and alternative street section for southern portion of Hoover Way with reduced boulevard widths in certain areas to minimize impacts on existing wetlands o Portion of trial within 30’ wetland buffer (“zone 1”) on existing railroad grade • Calculated net residential density = 18.33 units/acre • Standard 60’ Right-of-Way Georgia Marie Lane with 31’ standard street width, standard 5’ sidewalks, and standard 8.5’ boulevards Hoover Way PUD October 2017 • Right-of-Way at Hoover way varies from 50’ to 60’ due to curvature of park property line, however, maintains standard 31’ road width with 5’ sidewalk along west side and 6’ sidewalk along park frontage as recommended by City Engineering Department. • Boulevard plantings along public open spaces and native plantings in wetlands and upland buffers Please refer to the attached application packet for additional details. Figure 1- Hoover Way Property Property History & Existing Conditions The proposed Hoover Way PUD is situated within the previous boundaries of the Baxter Square Subdivision PUD located in the E ½ of the SW ¼ of Section 35, Township 1 South, Range 5 East, Gallatin County, Montana. The property is currently undeveloped. The surrounding area is zoned R‐3 to the south/east (Baxter Square Subdivision), R‐4 to the north, and county property zoned AS to the west. Approximately 18.12 acres of property located north of Baxter Lane and west of Thomas Drive in Bozeman was developed as part of the Baxter Square Subdivision Planned Unit Development (PUD) approved in 2003, which included the now developed Baxter Square Phase 1 and Phase 2. The Bozeman City Commission approved Baxter Square Planned Unit Development to be developed in four phases with a total of 116 dwelling units. A major subdivision for Baxter Square Phase 3 (application # P14040) was approved in 2014 and has now been constructed. In reference to the adjacent Phase 3 parcel, the November 2014 staff report states, “The property was originally part of the Baxter Square Planned Unit Development (PUD) approved in 2003. At that time, the subject parcel included the entire horseshoe property around the existing open space and parkland. The PUD planned for a connected and coordinated development around the open space and parkland. The PUD has expired and the property split was into two lots with different owners.” The Hoover Way property was originally designed and platted specifically for the implementation of Baxter Square PUD Phase 4, however, because Baxter Square PUD was not completed in its entirety and has since expired this application is necessary to complete the previously planned development of this parcel. A delineation identifying wetlands on the original property was completed in July 2003 as part of the Baxter Square PUD. Vaughn Environmental Services completed an updated wetland delineation on this parcel using the current Corps of Engineers (COE) guidelines in May 2017. HRDC is working with Vaughn Environmental Services to obtain a 404 permit for the project development. Hoover Way PUD October 2017 Affordable Housing The subdivision is proposing to utilize Section 38, Article 43, BMC Affordable Housing. The attached Affordable Housing Plan outlines the project’s compliance with Article 43, BMC. Hoover Way’s 24 townhomes will be affordable in perpetuity as part of a Community Land Trust which goes far above and beyond the current City requirements. The project is utilizing the following incentives from Article 43: impact fee subsidy, reduction in parkland, reduced minimum lot sizes, concurrent infrastructure housing construction, expedited building permit review, and reduced parking requirements. The property owner and applicant, HRDC has a proven record of providing affordable housing to the City of Bozeman residents. HRDC is a private, non-profit community action agency, dedicated to strengthening community and advancing the quality of people’s lives. HRDC provides over 40 services across seven strategic areas, including affordable housing. HRDC is committed to providing innovative housing solutions across all levels of the housing continuum, from homelessness to homeownership that ensure that every member of our community can afford a place to call home. Previous affordable housing efforts have ranged from the opening of the community’s Warming Center, providing 40 beds of emergency shelter, to the development of West Edge Condominiums, which provided 84 units of affordable homeownership housing. Despite these achievements, affordable housing remains a critical need in the Bozeman community. The proposed project expands upon the success of the West Edge condominiums to provide an affordable homeownership opportunity to 24 more households. As the homes will be developed on townhome lots, HRDC proposes placing the lots in a Community Land Trust to guarantee affordability in perpetuity. HRDC has over 20 years of experience in land trust stewardship, having developed Montana’s first community land trust, the West Babcock homes. Utilizing the land trust concept will allow HRDC to achieve deeper affordability levels. In addition to the pricing structure, HRDC has the capacity to provide down-payment assistance in the form of silent second mortgages to qualified households. The project will also have owner occupancy requirements and resale restrictions to ensure that the homes remain a community asset in perpetuity. Hoover Way PUD October 2017 Reduced Wetland Setback The HRDC is requesting a dimensional PUD relaxation from Section 38.23100.A.2.c “Watercourse Setbacks” to allow a reduction in the setback width from onsite wetlands defined as “connected” to a watercourse (Cattail Creek) located 368 feet from the parcel boundary. This reduced wetland setback applies to certain lots within the proposed subdivision per the attached site plan. This property was previously planned with an approved preliminary plat with 24 townhouse lots and no indication of wetlands setbacks. The property was never formally platted and was abandoned by the previous owner and foreclosed upon by the lender. Over the past year the HRDC has been working with the city to identify the best approach to development on this parcel including a preliminary plat application, a variance application (withdrawn), and now a PUD. During review of the preliminary plan setbacks for connected wetlands that were not identified on the previous preliminary plat are required. Due to the proximity of four wetland areas (see attached Waters of the US Delineation Report and landscape drawings), the standard 50-foot setbacks would render a significant portion of the project site undevelopable. The HRDC is requesting a dimensional relaxation from the 50’ connected watercourse setback to 30’. This relaxation will allow for preservation of existing wetland areas while configuring the subdivision with the originally approved 24 townhouse lots. These dimensional relaxations specific to this PUD will allow the Hoover Way Subdivision to put into action one of the City’s highest priorities, affordable housing. This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust. The PUD application also includes a request to allow a portion of trail to be constructed within the required watercourse/connected wetland setback “zone 1” that does not cross the wetland. This is necessary as an east/west trail connection is required through the project site and is located by the PROST plan on the existing elevated railroad grade, which is within wetland setback zone 1. It is anticipated that the trail will continue to the west along the railroad grade as areas to the west of the project site are developed in the future. Key information for consideration with this PUD wetland setback dimensional relaxation request include: 1. The original 404 permit for the Baxter Square PUD approved in 2003 had authorized filling in the wetlands located on either side of the railroad grade. The HRDC acquired the property with the understanding that the previously approved 2003 delineation and 404 permit would apply to this project and allow them to proceed with filling in (“impacting”) the railroad grade wetlands and preserving the mitigation wetland in the park (“park pond”). However, because the permit expired before the wetland impacts were completed, the COE is requiring a new 404 permit. The 2017 delineation also revealed that since 2003 the wetland north of the railroad grade had expanded by 43 percent and the mitigation wetland south of the railroad grade had increased by 64 percent. Increases in the surface water levels are likely the result of an increase in the extent of impervious surfaces and outflow from groundwater sumps in area residences. 2. A portion of the wet meadow that has expanded north of the railroad grade will be impacted (filled) to the west property line, leaving the wetland swale north of the berm on the adjacent property intact. City staff has indicated that a 50-foot setback will also be required from the adjacent offsite wetland, rendering a majority of this area unbuildable. These adjacent wetlands are outside the City’s jurisdictional boundary and outside the control of the applicant. Note that Hoover Way PUD October 2017 the lots on the west side of the parcel are also constrained by existing development to the south, specifically the requirement to connect to Hoover Way while maintaining enough public street frontage for the existing park. 3. HRDC is proposing to avoid and minimize impacts to site wetlands (as required by the Corps of Engineers) to the extent possible by preserving as much of the wetland complex located south and north of the railroad grade as possible. Providing a surface water connection between the mitigation pond and the wetland swale that discharges to Cattail Creek 368 feet west of the project will maintain water quality, structural diversity, and habitat diversity. Impacting/filling wetlands in order to comply with City watercourse setbacks would defeat the purpose of imposing environmental standards meant to protect and benefit surface water resources. The dimensional relaxation is necessary to balance the public’s interest in preserving wetlands and providing affordable housing. 4. Because the Baxter Square PUD originally incorporated narrow streets within easements on private lots, Phase 3 to the east was originally designed with a narrow road along the north boundary of the park. With the expiration of the Baxter Square PUD narrow private roads are no longer an option. With this change, Baxter Square Phase 3 to the east has proceeded with a street (Georgia Marie Lane) designed and constructed in a different location than was previously approved and anticipated in former applications. Required street connectivity forces Hoover Way into a similar layout where lots are now directly adjacent to the park. This change now requires lots to be located between the road and the adjacent wetland pond in the park to the south. The application has received feedback from City Staff and Development Review Committee members. It is important to note that the previously approved preliminary plat for this property had no demarcation of wetland setbacks from the park pond or onsite and offsite wetlands. After several months of discussion, HRDC was informed that 50-foot watercourse setbacks would be required from all onsite and offsite wetlands, although the watercourse is 368 feet west of the subject property. HRDC is, therefore, requesting a variance from the dimensional standards of Section 38.23100.A.2.c “Watercourse Setbacks.” The applicant is proposing to implement several strategies to provide additional wetland protection in the reduced watercourse setback areas and to offset any reduction in usable outdoor space for residents: 1. Vegetation of upland buffers within watercourse setbacks with drought-tolerant native species and relocation of existing mature wetland trees and shrubs to the edge of upland buffer areas. 2. Fences positioned strategically to reduce human and pet traffic adjacent to upland buffer areas 3. Delineation of wetland areas with appropriate wetland signage (see attached exhibit) 4. Additional educational signage providing information on wetland type, wetland species composition, wetland habitat users, and wetland buffers (see attached exhibit) Hoover Way PUD October 2017 Hoover Way Affordable Housing PUD Relaxations The following relaxations are anticipated with this Planned Unit Development (PUD). As stated in Section 38.20.030.A.4.c: “…the review authority may grant deviations, above or below minimum or maximum standards respectively as established in this chapter, including the complete exemption from a particular standard.” The following relaxations are proposed with this Planned Unit Development: UDC Section Section Title Comparison Explanation/Justification/Rationale 38.08.040.A&B Lot Area Required: 2,500 SF (averaging allowed for townhome clusters) Proposed: 2,000 SF as the smallest lot and an average of 2350 SF for the three unit townhome clusters and 2,300 for the four unit townhouse clusters. • Several lots are proposed to be less than 2500 SF (both individually as well as for the average per cluster). This is necessary to increase the buffer width for the wetland pond in the park while still connecting to the existing and future adjacent roads. Note that the standard setbacks and lot coverage are being maintained. 38.23.100.A.2.c Watercourse Setbacks (for a “connected” wetland) Required: 50’ for wetlands “connected” to a watercourse with trails only allowed in Zone 2. Proposed: The variance specifically requests a reduction of the required connected wetlands setback from 50’ to 30’ for on and off- site wetlands and the ability to construct a trail in Zone 1 along the existing elevated railroad grade. • Although Cattail Creek is located approximately 368 feet away, the determination has been made that there is a surface water connection and therefore the setbacks are required to be 50’. Due to the proximity of four wetland areas, this standard 50-foot setbacks would render a significant portion of the project site undevelopable. • The HRDC is requesting a variance from these requirements to allow the Hoover Way Subdivision to put into action one of the City’s highest priorities, affordable housing. This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust. • Several lot and road configurations have been explored and discussed with city Staff over the past year. As a result of these discussions the total units have been reduced and buildings have been located strategically to be as far from wetlands as possible. Wetland impacts have also been reduced as much as possible to balance preservation of wetlands and the development of the affordable housing land trust. • An east/west trail connection is required by the PROST plan and is Hoover Way PUD October 2017 shown on the existing railroad grade, which although elevated, still technically falls within “Zone 1” of the connected wetland setback. It is anticipated that the trail will continue to the west along the railroad grade as areas to the west of the project site are developed in the future. 38.24.020 Street and Road Dedication Required: 60’ right-of-way for local streets Proposed: 50’ right-of-way for a small section of Hoover Way adjacent to the public park • This project seeks to dedicate a right- of-way for Hoover Way that gradually increases from 50’ to 60’. It is important to note the section proposed as 50’ of ROW is already owned by the City as a Park which helps to justify the decrease in width. Note that the sidewalk adjacent to the park will meet the City standard of 6 feet in width but without the 1’ access strip which is not necessary. • The hardscape elements are proposed to meet the City standards (back of curb to back-of-curb width is 31’ and the sidewalk widths are 5’ along the lots and 6’ along the park). Boulevard sections have been adjusted to move sidewalks as far from wetlands as possible. • The new street would connect to the existing Hoover Way (a narrow private looped street) to the south that was established with a previous PUD. • Because the park pond was constructed larger than what was approved, the HRDC is open to the idea of dedicating a small sliver of property north of the park as a functional buffer in exchange for flexibility in the right- of-way for Hoover Way. PUDC Planned Unit Development Concept PUDC Page 1 of 1 Revision Date 2-19-16 Required Forms: A1 Recommended Forms: PUD CONCEPT PLAN REQUIRED MATERIALS APPLICATION SETS 3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets. Complete and signed development review application form A1. Plan sets that include all the required items listed in the master plan checklist below. Standard application sets required plan sizes: 2 sets that include full size 24 x 36 inch plans 1 set that include 11 x 17 inch plans 2-digital versions of all materials (JPEG or PDF) on separate CD-ROM’s or USB drives. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol. Notes: All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36 inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. APPLICATION FEE Base fee $1,406 PUD CONCEPT PLAN CHECKLIST A Planned United Development (PUD) Concept Plan review is the first step in the PUD entitlement process. When a subdivision is proposed in conjunction with a zoning PUD the subdivision review shall be coordinated with the zoning review and a subdivision pre-application plan application shall also be submitted. 1. Project Narrative providing a thorough description of the overall project including design intent, project goals, project timeframe, proposed uses, site improvements and buildings. If phasing is proposed include a description of each individual phase as related to the overall improvements. 2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the relaxation. 3. Data regarding site conditions, land characteristics, available community facilities and utilities and other related general information about adjacent land uses and the uses of land within one-half mile of the subject parcel of land. 4. Conceptual (sketch) drawings showing the proposed location of the uses of land, major streets and other significant features on the site and within one-half mile of the site. 5. A computation table showing the site’s proposed land use allocations by location and as a percent of total site area 6. If phasing is proposed a phasing plan with phase clearly identified. CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net 4 4 4 Fee waiver requested per separate letter sheetproject codeaddress© 2017 INTRINSIKrevisions111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988Y:\Projects\HMS\DRAWINGS\REVIT\HMS-Main Model 2_hfoch-hybrid layout 24 UNITS.rvtA0.1 HMS HOOVER WAY PUD COVER SHEET BOZEMAN, MT 59718 2017-10-05 111 North Tracy Avenue Bozeman Montana, 59715 Ph. (406) 582-8988 Fx. (406) 582-8911 www.intrinsikarchitecture.com 32 SOUTH TRACY Bozeman, MT 59715 Human Resource Development Council of District IX, Inc. HOOVER WAY AND SARTAIN STREET - BOZEMAN, MT 59718 OCTOBER 5, 2017 - CONCEPT PUD APPLICATION Intrinsik Architecture, INC.Architect Owner HOOVER WAY PUD DRAWING INDEX No.DescriptionDatePROJECT LOCATION / VICINTY AND ZONING MAP Civil Engineer 4249 Cover Street Bozeman Montana 59718 Ph. (406) 587-4873 www.design5la.com Design.5 Landscape ArchitectureLandscape Architect C&H Engineering and Surveying INC. 1091 Stoneridge Drive Bozeman, MT 59718 Ph. (406) 587-1115 Fx. (406) 587-9768 www.chengineers.com PROJECT LOCATION LAND NOT WITHIN CITY OF BOZEMAN 10/05/2017 - A0.1 - COVER SHEET 11/04/2016 - T1 - SURVEY 10/05/2017 - A1.1 - PUD SITE SKETCH 10/05/2017 - A2.1 - TYPICAL THREE-PLEX DRAWINGS 10/05/2017 - A2.2 - TYPICAL FOUR-PLEX DRAWINGS SARTAIN ST. BAXTER LANE N. 27TH AVE.HOOVER WY. HOOVER WAY GEORGIA MARIE LANE SARTAIN STREET EXISTING GRAVEL TRAIL (60' R.O.W.)(60' R.O.W.)COMMON OPEN SPACE LOT LOT 9 LOT 10 LOT 11 LOT 12 LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6COMMON OPEN SPACE LOT PROPOSED 30' OFF-SITE WETLAND SETBACK PROPOSED 30' WETLAND SETBACK PARK POND YARD SETBACK PROPERTY LINE LINETYPE LEGEND ON SITE WETLAND OFF SITE WETLAND OFF SITE WETLAND OFF SITE WETLAND PATIOFRONT PORCHPATIOFRONT PORCHPATIOFRONT PORCHPATIOFRONT PORCHPATIOFRONT PORCHPATIOFRONT PORCHPROPOSED 10' WETLAND SETBACK FROM PARK POND ALONG NORTH EDGE ONLY (50' R.O.W.) GRAVEL TRAIL EXISTING GRAVEL TRAIL EXISTING RAILROAD GRADE LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 CULVERT CULVERT (60' R.O.W.)30' WETLAND SETBACK NEIGHBORHOOD MAILBOXES (NO PARKING ZONE) 2'-6" WIDE BOULEVARD CURB WALK IN THIS AREA TO PULL BACK FROM POND EDGE CURB BULBS TO SLOW TRAFFIC - MAINTAIN 22' ROAD WIDTH MINIMUM CURB BULBS TO SLOW TRAFFIC - MAINTAIN 22' ROAD WIDTH MINIMUM OFFSET CROSSING TO AVOID DRIVEWAYS OFFSET CROSSING TO AVOID DRIVEWAYS ADDITIONAL MID-BLOCK CROSSING AT PARK 10 TWO-BEDROOM UNITS 14 THREE-BEDROOM UNITS 24 TOTAL UNITS COMMON OPEN SPACE LOT ON SITE WETLAND PROPOSED 30' WETLAND SETBACK 30' - 0" LOT 8 7' - 0"5' - 0"LAND TO BE ADDED TO PARK PARCEL 2,642 SF+/- UNDERGROUND STORM WATER DETENTION SYSTEM UNDERGROUND STORM WATER DETENTION SYSTEM PROPOSED ROAD OFFSET TO ALLOW LOTS TO BE FURTHER FROM PARK POND EXISTING RETENTION POND (VERIFY LOCATION) TRAIL CONNECTION TRAIL CONNECTION EXISTING RAILROAD GRADE PATIOFRONT PORCHPATIOFRONT PORCHPATIOFRONT PORCHPATIOFRONT PORCHPATIOFRONT PORCHPATIOFRONT PORCHPATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH PATIO FRONT PORCH 31' - 0"31'-0" +/-31'-0" +/-31' - 0" 31'-0" +/- 31' - 0"31'-0" +/-6' - 0"6' - 0"OFF SITE WETLAND SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALKSIDEWALK11' WIDE DRIVEWAY TYPICAL 11' WIDE DRIVEWAY TYPICAL 11' WIDE DRIVEWAY TYPICAL 20' - 0" 20' - 0"15' - 0"15' - 0"15' - 0"20' - 0"FIRE HYDRANT STREET LIGHT 10' UTILITY EASEMENT 10' UTILITY EASEMENT 10' UTILITY EASEMENT 10' UTILITY EASEMENT 10' UTILITY EASEMENT10' UTILITY EASEMENT8' STREET EASEMENTsheetproject codeaddress© 2017 INTRINSIKrevisions111 North Tracy Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988Y:\Projects\HMS\DRAWINGS\REVIT\HMS-Main Model 2_hfoch-hybrid layout 24 UNITS.rvtA1.1 HMS HOOVER WAY PUD PUD SITE SKETCH BOZEMAN, MT 59718 2017-10-05 N 1" = 20'-0"A1.1 1 PUD SITE SKETCH No.DescriptionDate t.o. plate L2 118' - 2 7/8" Second Floor 110' - 1 3/4" t.o. plate L1 109' - 1 1/8" Level 1 100' - 0" t.o. plate L2 118' - 2 7/8" Second Floor 110' - 1 3/4"t.o. plate L1 109' - 1 1/8" Level 1 100' - 0"sheetproject codeaddress© 2017 INTRINSIKrevisions111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988\\BIGGRAY\FolderRedirection\dreynolds\Documents\HMS-Main Model_dreynolds.rvtA2.1.4.1 HMS HOOVER WAY TOWNHOMES B4 U1 PLANS & ELEVATIONS BOZEMAN, MT 59718 DD 2017.05.17No. Description Date 1/8" = 1'-0"A2.1.4.1 1 SOUTH ELEVATION 1/8" = 1'-0"A2.1.4.1 3 BASEMENT FLOOR PLAN 1/8" = 1'-0"A2.1.4.1 5 FLOOR PLAN (FIRST FLOOR) 1/8" = 1'-0"A2.1.4.1 4 FLOOR PLAN (SECOND FLOOR) 1/8" = 1'-0"A2.1.4.1 6 ROOF PLAN 1/8" = 1'-0"A2.1.4.1 2 NORTH ELEVATION t.o. plate L2 118' - 2 7/8" Second Floor 110' - 1 3/4" t.o. plate L1 109' - 1 1/8" Level 1 100' - 0" G E A AD t.o. plate L2 118' - 2 7/8" Second Floor 110' - 1 3/4" t.o. plate L1 109' - 1 1/8" Level 1 100' - 0"sheetproject codeaddress© 2017 INTRINSIKrevisions111 North Tracy Ave.Bozeman, Montana59715Fax: 406.582.8911Ph: 406.582.8988\\BIGGRAY\FolderRedirection\dreynolds\Documents\HMS-Main Model_dreynolds.rvtA2.1.1.1 HMS HOOVER WAY TOWNHOMES B1 U1 PLANS & ELEVATIONS BOZEMAN, MT 59718 DD 2017.05.17 1/8" = 1'-0"A2.1.1.1 2 EAST ELEVATION 1/8" = 1'-0"A2.1.1.1 1 WEST ELEVATION 1/8" = 1'-0"A2.1.1.1 6 FLOOR PLAN (FIRST FLOOR) 1/8" = 1'-0"A2.1.1.1 3 FLOOR PLAN (SECOND FLOOR) 1/8" = 1'-0"A2.1.1.1 5 ROOF PLAN 1/8" = 1'-0"A2.1.1.1 4 BASEMENT FLOOR PLAN No. Description Date Δ Δ EXISTING RAILROAD GRADEEXISTING RAILROAD GRADE