HomeMy WebLinkAboutProject Narrative 06-25-19 Nexus Point - Project Narrative
Application 19067
Nexus Point is a planned mixed-use residential/office community to be built on an approximate
20 acre tract of land zoned R-O in the City of Bozeman. Nexus Point was crafted to address the
growing needs of the Bozeman community. The project is designed in a responsible manner,
maximizing scarce land resources suitable for development by focusing on density and efficient
land use, while forming an exceptional live-work-play environment. Trail corridors run along the
entire length of the east and west property boundaries, as well as through the center of the newly
planned Lantern Park, the north 1/2 of which is part of the Nexus Point development scope.
These trail corridors allow for pedestrian and bicycle traffic - separate and away from automobile
traffic - and provide for excellent circulation throughout the project area and beyond.
Nexus Point is primarily residential in nature and consists of 240 multi-family dwelling units (all
3-story), plus an approximate 9,900 square foot 2-story community building for resident use, and
two approximate 11,000 square foot 2-story office buildings fronting S. 19th Avenue. The office
buildings serve as a "buffer" between 19th Avenue traffic and the residences, as well as
providing a transition from the commercial uses north of the project to the residential uses south.
The project also includes development of a highly-amenitized public park featuring a sand
volleyball court, locally-manufactured bouldering rock, community pavilion, fitness trail with
outdoor exercise equipment, as well as other enclaves for public enjoyment.
The project is planned to be built in multiple phases:
Phase I - Community Building plus 120 Apartments
• Community Building - The community building will feature an approximate
3,000 square foot gym, an outdoor pool with BBQ area, media room, game
room, as well as lounge and dining areas - both indoor and outdoor- for
resident use. The community building will also house leasing offices and a
conference room. The community building is a 2-story contemporary structure
with a flat membrane roof, having an overall height of 30' 3-3/4" to top of
parapet.
• Two 3-story 24-plex walk-up structures with a combination of shed and gable
roofs, having an overall height of 37' 0-3/8" to top of roof. There are three
types of units within the 24-plex buildings:
(i) 50% - 940 square foot 2-bed 1-bath apartments;
(ii) 25% - 987 square foot 2-bed 2-bath apartments; and
(iii) 25% - 1,141 square foot 2-bed 2-bath apartments.
• Six 3-story 12-plex walk-up structures with gable roofs, having an overall
height of 36' 11-1/2" to top of roof. All units in the 12-plex buildings are
essentially identical or mirror images consisting of 1,046 square foot 2-bed 2-
bath apartments.
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Future Apartment Phase- 120 Apartments
Four 3-story 30-plex elevator-served structures, having a planned unit mix of 40%
1-bed units and 60% 2-bed units.
Future Office Phase
Two 2-story office buildings at the S. 19th Avenue entry to Nexus Point. The
office buildings are planned to be approximately 11,000 square feet and will be
designed to be divisible down to approximate 1,200 square foot office suites. In
addition to traditional office uses, alternate uses such as day-care and potentially a
small cafe are being considered - provided a potential future relaxation of
allowable uses within R-O zoning.
All residences include spacious storage closets just outside the front door to each unit,
large covered outdoor patios/balconies, abundant covered bike racks, community BBQ
areas for each building, one reserved covered carport parking stall for each unit, and 300
Mbps fiber internet connection through a private WiFi network.
Parking for the project exceeds minimum code requirements.
Parking Summary:
Phase I
Required: 240 spaces
Provided: 244 on site
89 Street
Total 333 spaces
Future Phases
Required: 292 spaces
Provided: 283 on site
Total 283 spaces
Project Total
Required: 532 spaces
Provided. 527 on site
89 Street
Total 616 spaces (116% of required)
All roadways and other infrastructure, together with the public park, will be built with the first
phase. Building pads will be created for future phases during first phase construction.
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The project is submitted as a non-subdivision development with easements for streets. At some
point in the future, however, a subdivision of the project will be considered.
The following are responses to the City's conceptual review comments:
Planning Division Comment Responses
1. All setbacks are now annotated on the site plan,
2. The Nexus Point parks plan was developed in collaboration with Graf Street Apartments
and designed by the same landscape architect. Separate perpendicular parking is provided
on the 21st Street frontage. The park features plazas, sports courts, fitness trail, climbing
boulder, and a 30' trail corridor through the center divide between Lantern Park North
(Nexus Point 1/2) and Lantern Park South (Graf Street 1/2). The design and amenities at
Lantern Park South and Lantern Park North have been developed to be complementary to
one another and together form a cohesive plan.
3. The site plan complies with block frontage standards.
4. A community design framework master plan does not appear to be applicable for the
following reasons:
(a) BMC 38.510.030.L.3.c reads: "Alternatively, site plan development may occur on
applicable sites without an approved and recorded community design framework
master plan, provided all block frontages comply with the standards for mixed
block frontages..." The project as designed will not deviate from standards for
mixed block frontages - all block frontages comply with standards.
(b) The stated intent of the community design framework master plan, as outlined in
BMC 38.510.030.L.1. is:
• "a. To provide a thoughtful and fair process to plan for the development of
large and new commercial and mixed-use sites consistent with Bozeman's
growth policy." Use, zoning and growth policy have been fully-vetted by
both Planning and City Commissions, and have been supported by
planning staff throughout the zone map amendment and growth policy
map amendment processes.
• "b. To promote an arrangement of streets, buildings, open space, parking
and service areas that create a strong sense of community..." A master
site plan is being submitted simultaneous with site plan. All of these items
are addressed on the master site plan and will go through the review
process.
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• %. To avoid uncoordinated patterns of development that waste valuable
land, compromise vehicle and pedestrian traffic..." A master site plan is
being submitted simultaneous with site plan. All of these items are
addressed on the master site plan and will go through the review process.
There will be complete coordination between all elements, as they are
being designed together over the entire site, and will be fully-reviewed as
a whole with master site plan application.
(c) The requirements for a community design framework master plan are no different
than that of a master site plan. BMC 38.510.030.L.3. states: "such plan must be
developed and approved as set forth in Section 38.230.130." With respect to
procedures and application requirements for a community design framework
master plan, Section 38.230.130 then points to Section 38.230 -the very code
section governing site plan and master site plan procedures and requirements.
(d) This new code would apply if parts of the site were unknown as to design, use,
layout, circulation, etc. (Bozeman Gateway for example). An approved master
site plan, which does not deviate from block frontage standards, adequately
addresses the intent of this new code section.
5. Direct pedestrian access between all ground related unit entries and a public street, or to a
clearly marked pathway network, has been provided.
6. Appropriate and adequate connection to common open space areas has been provided,
together with detailed plans of each open space and how they will be highly amenitized.
7. All windows on apartment buildings include brick mold trim. Windows and doors on the
community building are either storefront or have brick mold trim. Other window
treatments such as black "Charwood" have been introduced around certain window areas
on the community building in order to create an interesting and unique design element
not often seen in traditional Bozeman construction.
8. Primary building areas have been clearly defined and scaled proportionately. Several
connections from all individual ground-floor units, as well as common areas of the
project, are designed to provide access to sidewalks along roads, creating an urban feel.
Entry roofs have been added at the sidewalks leading to all 24-plex building common
entrances, which clearly define those building entries. The entry roofs also encompass
bike racks, offering residents covered bike parking at each 24-plex building entry. Roof
coverings over trash enclosures have also been expanded to encompass bike racks
throughout the project.
Engineering Division Comment Responses
1. The shared use path on the east side of the project now connects back into the sidewalk
on the north side of the project within the ROW.
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2, All sewer mains are now at least two feet from the edge of concrete gutters.
3, The firetruck turnaround is a 120 foot long hammerhead.
4. A construction traffic plan has been completed, including pedestrian access to amenities.
5. Cash-in-lieu of water rights will be provided.
6. A 310/404 joint permit for modifications to the wetlands has been approved by GCD
Board of Supervisors, subject to minor conditions.
7. All sewer calculations have been completed and capacity has been confirmed.
8. A TIS has been completed and is being submitted with site plan application. The study
indicates a traffic signal may be warranted at the intersection of 19th and Arnold in the
year 2038.
9. Floodplain requirements have been reviewed.
10. Stormwater BMP has been prepared.
11. A Waiver of Right to Protest Creation of SID will be executed and recorded prior to site
plan approval.
END OF NARRATIVE
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