HomeMy WebLinkAbout2.5_Boz East Mixed-Use_Development Review-Narrative-DONE
MONTANA | WASHINGTON | IDAHO | NORTH DAKOTA | PENNSYLVANIA
1800 River Drive North
Great Falls, MT 59401
406.761.3010
tdhengineering.com
November 13, 2020
Note: Underlined Items have been updated for 11/13/20 resubmittal. BOZEMAN EAST MIXED-USE
PROJECT NARRATIVE
Bridger Peak Land Development Partners, LLC (BPLDP) is proposing a new mixed-use
development on an infill lot located south of Tschache Lane, east of North 19th Ave. and legally described as BRIDGER PEAKS VILLAGE SUB, S01, T02 S, R05 E, Lot 5, ACRES 11.85, PLAT J-368 PLUS INTEREST IN COMMON AREA in Bozeman, MT. The developer
is requesting Master Site Plan Review, Site Plan Review and consideration for a Conditional Use Permit (CUP) from the City of Bozeman (COB) on the project. See Sheet EX-1 – Conceptual Site Plan. PROJECT BACKGROUND The project was initially submitted for conceptual review to the COB in November 2016. Since that time, the developer and consultants have been working with various City departments to develop a plan that is consistent with the intent of the City’s Unified
Development Code (UDC) and the Growth Policy. The project was submitted for a second Concept Review on October 13, 2017 (City of Bozeman Application No. 17499). Comments were received from the City of Bozeman on November 7, 2017.
The project was submitted for Informal Review on October 30, 2018 (City of Bozeman Application No 18-510). Comments were received from the City of Bozeman on December 3, 2018. Responses to these comments have been included in the submittal in Part 1.6. The project was submitted for Development Review on May 29, 2019 (City of Bozeman Application No 19230/19231). Comments were received from the City of Bozeman on September 23, 2019. Responses to these comments have been included in this resubmittal. A secondary round of comments were received from the City of Bozeman on April 10, 2020. Responses to these comments have been included in this resubmittal.
A third round of comments were received from the City of Bozeman on September 4 & 22, 2020. Responses to these comments have been included in this resubmittal. The proposed development will consist of approximately 304 residential apartment units located in four buildings. The project site plan proposes two mixed-use buildings along Tschache Lane; the first floor will have commercial uses and one residential apartment in
each building and the second and third floors will include residential apartments. The mixed-use buildings will be designed in a commercial manner including strong pedestrian access to entrances, storefront facades, etc. There are two four-story apartment buildings planned
for the southern portion of the site. In conjunction with the site plan approval the applicant
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is requesting Master Site Plan approval, see Master Site Plan Narrative and a CUP approval, see CUP Narrative. The CUP request is to allow residential uses on the first floor of the
buildings. As a part of the application the developers are requested concurrent construction to allow for
issuance of building permit prior to completion of the public infrastructure as identified under Section 38.270.030 of the Bozeman City Code. Information on the concurrent construction request can be found in Appendix K. GENERAL PROJECT INFORMATION / IMPROVEMENTS
• Lot Size: ±11.85 acres
• Existing Site Conditions: Vacant, undeveloped land
• Zoning: B-2 Community Business District
• Community Plan Future Land Use Designation: Regional Commercial and Services
• Residential: 304 apartments in 4 buildings
• Commercial: 18,043 sq. ft. of first floor commercial along Tschache Lane.
• Overall Unit Breakdown:
o Efficiency/Studio: 60 Units o One Bedroom: 138 Units o Two Bedroom: 106 Units
• Access: Two primary access points from Tschache Lane; one fire access to the south from the adjacent development and pedestrian access from Patrick Street & North 15th Street on the east.
• Amenities: Courtyard includes: Pool/Spa, BBQ Areas, Bocce Ball, Table Tennis, Fire
Pit and Passive Seating. Other amenities include Public Access Easement with amenities including Shuffle Board, Life-size Chess, Seating, and Lighting; Entry Plaza with Seating, a Fire Pit, Hammocks and Public Art space; Bike/Ski Tuning Shop
(interior); Dog Run; Community Gardens, Bird Watching Pavilion, and Walking Paths.
• Setbacks: Yard setbacks have been provided on the attached site plan. The proposed
development meets the B-2 zoning district building setback requirements including:
Buildings: o Front yard: Based on block frontage - storefront - required at front property
line/back edge of sidewalk. Additional setbacks are allowed for widened sidewalk or pedestrian-oriented space (38.520.060.d). Setback along Tschache Lane includes a 20-foot existing stormwater utility easement.
o Rear yard: Ten feet o Side yard: Five feet (except zero lot lines as allowed by section 38.21.060)
Parking & Loading Areas:
o Front yard: Front setback provisions are set forth in the block frontage standards in division 38.510 and in 38.350.070. o Rear yard: Ten feet
o Side yard: Eight feet
• Adjacent uses:
o North: Tschache Lane and vacant land. o East: Walton’s Stream/Ditch, vacant undeveloped parcel. o South: Portion of shopping center and an affordable multi-family housing development. o West: Shopping center including Smiths Grocery store. Lowes home
improvement store is located northwest of the site.
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• Adjacent Infrastructure: o There are existing water mains located in Tschache Lane north of the subject parcel. o There is sanitary sewer in Tschache Lane up to the northwestern corner of the
subject property. o There is a gravity storm main located on the northwest and northeast corners of the subject property. There is also a detention easement that runs through
the southeast portion of the property. See the following exhibits for additional information:
Sheet EX-1 Conceptual Site Plan Sheet EX-2 Parking Layout & Calcs Sheet EX-3 Block Frontage Plan & Section Sheet EX-4 Parkland Exhibit PARKING CALCULATIONS The current design includes 522 proposed parking spaces for the development; 20 of the spaces are provided on-street. Based on the Unified Development Code (UDC) standards the project is required to provide 546 parking spaces. The project will utilize UDC Section 38.540.050 (1) (a) (1) to incorporate 20 on-street parking spaces. Additionally, the project will utilize UDC Section 38.540.050 (1) (B) (2) for reductions to parking for building 1/A based
on the allowed reductions for mixed-use buildings. Including the available, on-street parking, the development would require a 24-spot reduction in parking. Parking Calculations are provided on Sheet EX-2 Parking Layout & Calcs. BLOCK LENGTH
Per 38.410.040 of the UDC, blocks shall not be more than 400 feet in length or less than 300 feet in length. The developer has been working with City staff to develop a coordinated solution to the block length requirement. To meet the intent of the UDC, the proposed development includes a dedicated 30-foot wide right of way for pedestrians (pedestrian easement) through the development that will connect Patrick Street on the east side of the development to Sacco Drive on the north side of the development. This pedestrian right of
way will be dedicated to the City as an easement for public use. Extending Patrick Street through the development is not appropriate for several reasons including: 1. Extending Patrick St. to the west would require crossing Walton Stream/Ditch, which would create a more significant impact to the wetland then extending the proposed pedestrian connection, which would be limited to a 10-foot wide shared use crossing of Walton Stream/Ditch. 2. The proposed pedestrian right of way meets the intent of the code by providing a
public route through the site at the required block length. Additionally, the proposed l pedestrian right of way connects to the larger pedestrian system in the area, which is further described in the Parkland Dedication section below.
The developer will provide a public aces easement and submit a waiver for block length, if necessary, to establish the pedestrian right of way. The location of the proposed pathway can be seen on Sheet EX-1 Conceptual Site Plan design and amenities of the pedestrian right of way can be found in the landscape sheets.
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PARKLAND DEDICATION The developers are proposing a unique combination of solutions to meet the parkland
dedication requirements for the project. They are proposing a combination of (1) waiver of park dedication for a conservation area, & (2) cash-in-lieu of parkland. See EX-4 Conceptual Parkland Exhibit.
Required Parkland Calculation:
• Gross Property Area: 11.85 Acres
• Net Property Area: o Tschache Lane Dedication Area: 0.55 Acres o N 15th Ave Dedication Area: 0.1 Acres o Common Open Space Reduction (per P/R Memo Dated 8/27/20): 2.2 Acres
• Net Property Area: 9.0 Acres
• Required Parkland: 12 du / acre X 9.0 Acres X 0.03 acre / du = 3.25 Acres of land required to satisfy parkland requirement. Proposal to Meet Parkland Dedication Requirements: 1. Request Waiver of Required Park Dedication, based on 38.420.100:
A. The review authority may waive the park dedication or cash donation in-lieu of land dedication requirement if land equal to or exceeding the area of the dedication otherwise required by this division 38.420 is set aside by one of the following
means:
1. 38.420.100 (A)(1) The proposed development provides long-term protection of
critical wildlife habitat; cultural, historical archeological or natural resources; agricultural interests; or aesthetic values. 2. 38.27.100 (A)(2) The proposed development provides for a planned unit
development or other development with land permanently set aside for park and recreational uses sufficient to meet the needs of the persons who will ultimately reside in the development. Request to reduce the amount of required parkland by 0.79 acres for the area within Walton Stream/Ditch Conservation Area, Request to provide a public pedestrian access easement and passive amenities to area adjacent to the Walton Stream/Ditch Conservation Area which constitutes approximately 0.6. The proposed open space and site amenities provided by the developer meet several of the criteria listed in the waiver of required park dedication in the City’s UDC, including:
• Walton’s Stream/Ditch runs through the eastern portion of the proposed development. This stream is home to local wildlife, adds aesthetic value to the community, and is utilized for agricultural uses downstream. The developer is
proposing to protect this 0.79-acre area of the development. It be left undeveloped beyond planting enhancements to the watercourse setback as required by code.
• The stream/ditch continues both north and south of the development. There is an existing shared use pathway that extends southerly and an existing trail
located north of the site (See Figure 1: Bozeman PROST Trail Map). The development will include a gravel trail connection along Walton’s Stream/Ditch
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to connect to the north and as previously described a shared use path through the development from Patrick Street to Tschache Lane/Sacco Drive. This
would be a dedicated public access easement.
• Additionally, the developer is proposing to develop amenities along the trail for the use of both the on-site residents and the community to be able to enjoy local wildlife in the area. The developer will provide access to a community garden, off leash, fenced dog run, a pavilion and covered and uncovered
seating areas along the trail for users. These amenities would be maintained by the development but available to the community at large. The cost of these amenities are part of the developers request to provide Improvements In-Lieu
of Parkland described below.
• The project also includes access to a community pool, fitness center, business
conference room, community room, and bike/ski tuning shop for residences of the Bozeman Mixed-Use Development community. It should be noted that the site plan is conceptual in nature and the developer’s intent is to integrate the proposed amenities into the site to the extent feasible, so they are easily accessible to residents, and public where possible, and create a sense of community for the development.
2. Provide Improvements In-Lieu of Parkland. The developer is proposing approximately $160,644 in improvements, within the pedestrian easement area right of way. Although this area would not be dedicated as parkland, it would benefit from amenities being added to increase use, safety and functionality. The amenities as described above would include community garden, off leash, fenced dog run, a pavilion and covered and uncovered seating areas along the trail for users. or other public amenities the departments determine are acceptable in the corridor. All amenities along the corridor would be available for public use. Please see Parkland Improvement Plans (PL1.00-PL1.08) for additional details.
3. Provide Cash In-Lieu of Parkland Dedication. The remaining portion of the required parkland dedication would be fulfilled
through the developer paying cash-in-lieu to the City. The amount of cash-in -lieu is to be determined per typical cash-in-lieu requirement standards.
Estimated remaining cash-in-lieu if Options 1 & 2 were approved by the City would be $129,304.16. (Table 1: Park Valuation Calculations) Parkland Request Summary: Required Parkland: 3.25 Acres (per memo from park and rec dated 8/27/20) Proposed Dedicated Conservation Area: 0.79 Acres Proposed Dedicated Public Open Space Easement: 0.6 Acres Improvements In-Lieu (located in the 0.6 Acre Public Open Space Easement): $160,644.00
Cash In-Lieu: $129,304.16
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The intent of the approach to meeting the parkland dedication requirements for the proposed development is to provide as much on-site parkland/conservation area with amenities as
possible and supplement with cash-in-lieu where the development is deficient. Figure 1: Bozeman PROST Trail Map
Table 1: Park Valuations Calculations (NOTE: Parklands calculations have been updated for the 11/13/20 resubmittal.) Standard Park Improvements Example Park – 1 Acre Boz. East Mixed-Use – 1.86 Acres
Mobilization, site prep and seeding @ 0.50/SF $21.780.00 $40,510.80
Irrigation @ $25,000 per acre $25,000.00 $46,500.00
Boundary Survey and Corner Posts $2,000.00 $2,000.00
Street Trees: Street LF/50 = 16
Trees @ $425
$6,800.00 $12,733.00
Sidewalks: LF of 6-ft x 6-inch @ $6 SF $30,024.00 $54,000.00
Total Cost of Basic Improvements $85,604.00 $155,783.80
Undeveloped (Unzoned, Vacant) Land Cost 43560 sf x $1.50 / SF $65,340.00 $224,652.160
Parking Space: Asphalt, Curb & Gutter - $1,166 each $32,648.00 $65,296.00
Total Park Cost including Land & Min. Improvements $183,592.00 $289,948.16
Proposed Improvements In-lieu $160,644.00
Proposed Cash In-lieu $129,304.16
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BLOCK FRONTAGE There are three proposed block frontages that are required within the development.
1. Storefront Block Frontage: North side of Buildings 1/A & 4/D along Tschache Lane. 2. Special Residential Block Frontage: Buildings 2/B & 3/C. 3. Park/Trail Block Frontage: Adjacent to Walton Stream/Ditch
Below is a table defining how each block frontage is implemented. Table 2: Storefront Block Frontage Standards (Applies to Buildings 1/A & 4/D)
Element Standards Project Information
Ground Floor Land Use Non-residential uses specified in 38.10.020, except for lobbies associated with residential or hotel/motel uses on
upper floors.
Buildings A1 & D4 include non-residential uses. One Accessible unit is provided on ground floor of each of these buildings to meet accessibility
requirements.
Floor to ceiling height 13' minimum (applies to new buildings only). Provided Buildings A1 & D4.
Retail space depth 20' minimum (applies to new buildings only). Provided, see floor plans for building A1 & D4.
Building placement Required at front property line/back edge of sidewalk. Additional setbacks are allowed for widened sidewalk or pedestrian-oriented space
(38.520.060.D).
Buildings A1 & D4 are located approximately 18 feet off property line. There is an existing 20-foot stormwater easement along the northside of the property adjacent to Tschache
Lane, no building encroachments are permitted in the easement, therefore buildings are setback accordingly. Building entrances Must face the street. For corner buildings, entrances may face the street corner.
Building entrances will be provided along the street, final location of building entrances will be determined based on final layout of commercial spaces in Buildings A1 & D4.
Façade
transparency
At least 60% of ground floor between 30"
and 10' above the sidewalk for primary facades and 40% of ground floor between 30" and 10' above the sidewalk for secondary facades. Display windows may count for up to 50% of the transparency requirement provided they
are at least 30" in depth to allow for changeable displays. Tack-on display cases do not qualify as transparent window areas.
Building 1/A (see A8-01 for calcs):
Primary Façade (North): 69% Secondary Façade 1 (East): 41% Secondary Façade 2 (West): 47% Secondary Façade (South) 3: 38% Building 4/D (see A8-06 for calcs): Primary Façade (North): 59%:
Secondary Façade 1 (South): 28% Secondary Façade 2 (East): 42% Secondary Façade 3 (West): 41%
Weather
protection
Weather protection with 8-15' vertical
clearance at least 5' in average depth along at least 60% of façade. Retractable awnings may be used to meet these requirements.
Weather projection is provided along the north
sides of buildings A1 & D4, see building elevations provided in submittal.
Parking location New surface and structured parking
areas (ground floor) must be placed to the side or rear of structures and are
limited to 60' of street frontage. Provide a 6' minimum buffer of landscaping between the street and off-street parking areas meeting the performance
standards of division 38.550.
All parking is proposed to be located on the
side or rear of Buildings A1 & D4.
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Sidewalk width 12 feet minimum between curb edge and
storefront (area includes clear/buffer zone with street trees). Setbacks and utility easements must also be considered and may result in a larger minimum sidewalk width.
12-foot minimum sidewalk has been provided
between curb edge and storefront.
Special Residential Block Frontage Standards (Applies to Buildings 2/B & 3/C)
38.510.030.J. Requires: Special residential block frontage standards along sidewalks and internal pathways. For residences with ground floor living spaces facing a sidewalk or pedestrian path in a residential or mixed-use development, the building must feature at least
one of the public/private space transition elements described below. The objective of this standard is to ensure privacy and security for residents, and an attractive and safe pathway that complements the qualities of adjoining residences within a residential complex.
The applicant has chosen to implement: Raised deck or porch option. Provide at least a 60 square foot porch or deck raised at least one foot above grade. The porch or deck must be at least six feet deep, measured perpendicular to the building face. (The deck may be recessed into the unit floor plan so that deck does not extend from the building face a full six feet.) A low fence, rail or hedge, two feet to four feet high, may be integrated between the sidewalk or internal pathway and deck or porch.
A director’s determination was made in the comments provided:
The six feet deep porch must extend at least three feet from the building face so that the building face is no closer than six feet (three feet porch, three feet landscape) front the
internal pedestrian pathway. While the code states that the deck may be recessed into the unit floor plan so that the deck does not extend from the building face a full six feet, the
Directors determination is that at least 50% of the porch or deck must extend past the building
face in order to meet the objectives of the special residential block frontage. A review of this decision is being made as a part of this submittal, see Appendix P. The owner’s believe they meet the intent of this code section and have provided additional information to help illustrate how a variety of porch/deck recession and projection help define
and scale the building. In all cases there is a minimum of 3-foot of landscaping provided between the sidewalk and the porch/deck. Block Frontage Locations and Section are provided on Sheet EX-3 Block Frontage Plan & Sections. Trail/park Block Frontage Standards (Applies to Walton Stream Ditch) 38.510.030.I. Trail/park frontages. Where a property fronts onto a park or a public trail, such frontages must comply with the mixed block frontage standards set forth in subsection D of this section. For non-residential developments/uses where the review authority determines that an
orientation to the trail would not be appropriate based on the context of the site, the development must be subject to the standards for "other block frontages" set forth in subsection G above, with a minimum building setback of 20 feet from the applicable park/trail right-of-way, easement,
or property line.
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Based on comments provided from the City the Owners are requesting a deviation to not place a building on the Trail/Park frontage and only place parking on that frontage. See
deviation request included in this submittal. RESIDENTIAL OPEN SPACE
The UDC requires residential open space at the rate of 150 sq. ft. per dwelling unit for dwellings with two or more bedrooms and 100 sq. ft. per dwelling unit for studio or one-bedroom dwellings. The development is proposing:
• 198 Studio/One Bedroom Units
• 106 Two Bedroom Units Based on these standards the development is required to provide 35,700 sq. ft. of residential open space. The developers are proposing the following to meet the residential open space.
• Private Patios: ±20,504 minimum (no patios will be provided on buildings along Tschache Lane due to commercial on first floor, the private patio area will be split
between the remaining 245 units on site)
• Other Amenity Areas: ±21,010 sq. ft.
• Total: 41,514 sq. ft.
• Amenities include:
o Pool/Spa Courtyard o Fitness Center (Interior) o Bike Tuning (Interior)
o Entry Plaza – including multi-purpose space with amenities such as a fire pit, seating, hammocks, space for public art lawn area for informal recreation and walkways and decorative landscape areas to enhance the seating for residents.
See EX-1 Conceptual Site Plan for specific locations. COMMERCIAL OPEN SPACE
The UDC requires new developments with non-residential uses on sites with a total site area greater than one acre to provide open space equal to at least two percent of the development envelope. The commercial development envelop is broken down by building.
Building 1/A: Approximately 59,958 sq. ft., based on that area approximately 1,139 sq. ft. of commercial open space is required and 1,982 sq. ft. is provided. Seating is also required in the commercial open space at a rate of 2 linear feet per 60 sq. ft. Based on 1,139 sq. ft. of required commercial open space 38 linear feet of seating is required. The development is providing 42 linear feet of seating. Amenities include sidewalk, landscaping & seating areas beyond the 12-foot Storefront Block Frontage. Building 4/D: Approximately 38,177 sq. ft., based on that area approximately 764 sq. ft. of commercial open space is required and 1,205 sq. ft. is provided. Seating is also required in the commercial open space at a rate of 2 linear feet per 60 sq. ft. Based on 764 sq. ft. of
required commercial open space 26 linear feet of seating is required. The development is providing 30 linear feet of seating. Amenities include sidewalk, landscaping & seating areas beyond the 12-foot Storefront Block Frontage.
See EX-1 Conceptual Site Plan for specific locations.
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PARKING LOT LANDSCAPING The UDC requires 20 sq. ft. of landscaped area per parking space in the parking lot area.
There are 522 parking spaces proposed therefore 10,440 sq. ft. of parking lot landscaping is required. The design includes ±10,565 sq. ft. of parking lot landscaping.
See EX-2 Parking Layout & Calcs. BICYCLE PARKING The UDC requires bike parking for 10% of the required vehicular parking. There are 522 vehicular parking spaces, which would require 52 bicycle parking spaces. Based on the current site plan there are 80 bicycle parking spaces proposed on the site. All bike parking will be provided on concrete pads. See EX-2 Parking Layout & Calcs. AFFORDABLE HOUSING The UDC has a provision for Affordable Housing Section 38.380. This development is exempt from the affordable housing provision based on Section 38.380.030.E, which states: Exemptions. Developments comprised exclusively of rental housing units are exempt from this
article. TRASH
The Owner’s are proposing to have internal trash chutes within the Buildings 2/B & 3/C. These dumpsters would be rolled out to a laydown curb as shown on the site plan. Buildings 1/A and 4/D will utilize the associated trash enclosures. WATER RIGHTS The City has provided preliminary water rights cost information as shown in the following table. The City also noted that the developers have the option to reduce the CILWR fee amount by approximately 20% if the Owners agree to install certain high efficiency fixtures within the residential units (high efficiency clothes washers, shower heads, and toilets. The owners are still exploring the options at this time.
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