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Home My WebLink AboutMASTER SITE PLAN NARRATIVE - 04 03 2019627 east peach ensitiodesign.com info@ensitiodesign.com April 03, 2019 City of Bozeman Department of Community Development 20 East Olive Street Bozeman, MT 59715 RE: Master Site Plan Narrative – Westland Lofts Mixed Use and Conditional Use; Lot 5, Block 14, Baxter Meadows Subdivision, Phase 6 Project Description: commercial and residential development with four condominium buildings. The 1.44‐acre lot is zoned B‐2 and in Lot 5, Block 14 in the Baxter Meadows Subdivision. Project Location: 2472 Gallatin Green Blvd ARTICLE 3. ‐ ZONING DISTRICTS AND LAND USES The proposed project includes the following uses: ground floor commercial with residential above, and apartment buildings. The proposed commercial uses include offices, retail store and service establishments, and Health and exercise establishments. The lot for the proposed project is zoned B‐2. All of the proposed commercial uses are primary uses in B‐2 zoned areas. The apartments buildings are allowed as a conditional use. DIVISION 38.540. ‐ PARKING There are 70 parking stalls provided in the proposed project, 23 garage stalls, 4 street stalls, and 43 lot stalls. The BMC requires 70 stalls be provided for the uses and intensity proposed for this project. Sec. 38.320.050. ‐ Form and intensity standards—Non‐residential and other mixed‐use districts. The side and rear setbacks for B‐2 zoning are 5 and 10 feet respectively. The proposed buildings do not intrude into these setbacks. The front yard set back is specified in the block frontage standards of the BMC. This project is designed per the storefront block frontage standards. The storefront block frontage standards require that the front of the building be placed adjacent to the sidewalk. The proposed project conforms to this standard. Sec. 38.520.060. ‐ On‐site residential open space. Usable residential open space is required by the BMC. The proposed project satisfies the requirement with shared open space, ground level private open space, and balconies (Up to 50 percent of the required open space may be provided by private balconies). Per the proposed number of units in the project 4,400 sf of usable residential open space is required. The proposed project provides 6,629 sf of usable residential open space. The proposed shared open space is provided in two locations on the site at the south‐east, and north‐east corners. These areas are adjacent to and tie into existing trails and park space. The lack of centrality of the shared open space is offset by the improved views and adjacency to the existing park space, also most residential units are provided with ground level private outdoor space or balconies. The seven balconies provided for the upper units of building C do not meet the minimum 6' depth requirement for balconies, however, these units have a direct adjacency to the provided shared outdoor space. The shared open space feature paths connecting the interior walkways with the adjacent trail system. Other features include a mix of walk‐able lawns and landscaping, 3 benches, and a fire pit. The proposed project will not have a negative impact on the abutting property. The residential portion of the project is in keeping with the neighborhood which is predominantly multi‐family residential. Also, the property is separated on the north and south sides from adjacent buildings by trail easements. To the east are a large park and no immediately adjacent buildings. The commercial portion of the project abuts the Gallatin Green Boulevard. These small‐scale commercial spaces will offer local residents a place to work or to purchase goods and services within walking or cycling distance. DIVISION 38.510. ‐ BLOCK FRONTAGE STANDARDS The block frontage designation for Gallatin Green Boulevard is mixed. This project is designed using the storefront frontage block frontage standard. The storefront will abut the 16' wide sidewalk which will incorporate boulevard trees and a pedestrian‐oriented open space. The parking location (rear), the 20' depth, and the 13' ceiling height of the commercial space comply with the storefront block frontage standard. The entrances to the commercial spaces will on the west side of the building along Gallatin Green Boulevard. They will be protected from the weather with an awning that projects outward 5' along eighty‐five percent of the storefront. Fifty‐five percent of the facade between 30” and 10' above the sidewalk is transparent. 38.510.030.1‐ Trail/Park frontages Three sides of the project have trail/park frontages. The setbacks for trail/park frontage is designated by mixed‐use standards, standard of which is 10'. The project maintains a 10' setback in these locations Interior pedestrian access will be primarily provided by 5' wide concrete walkways that interconnect the unit entrances to the Gallatin Green Boulevard sidewalk, and to the adjacent trail system. There will be a stamped concrete crosswalk leading from building D to provide a more direct access to the west side of the site. Sec. 38.520.040. ‐ Non‐motorized circulation and design. Most of the internal pathways on the site feature a landscaped 3' separation from structures. With exception of the walkways located in front of the doors to the garages. We are requesting a departure to allow for a facade treatment at these locations instead of the 3' landscaped separation. The proposed facade treatments include an integrated metal clad entry awning with a cedar wood t&g soffit, wall sconces, and wall mounted trellises with vine plants in steel planters. Sec. 38.520.060. C – Usable commercial open space. Usable commercial open space will be provided along the sidewalk at the commercial unit storefronts. The commercial development envelope is approximately 17,000 s.f. The required 2% usable commercial open space equals 340 sf. The proposed project provides 750 sf of commercial open space. Features of the space include stamped concrete sidewalk, custom cast concrete benches with integrated down‐lighting, and planter areas. This space can be directly accessed from the commercial unit entries or from the Gallatin Green Boulevard sidewalk. Sec. 38.530.040. ‐ Building massing and articulation. Storefronts must be articulated through various means at a spacing no greater than 60' The storefronts along the west facade of building A facing Gallatin Green Boulevard have been articulated in conformance with the BMC. This facade features the following articulated features, windows, entries, and weather protection features, which repeat at a distance not greater than, 20', 23', and 38' respectively. Building walls facing rear or side yards are not subject to this standard. Residential buildings must be articulated through various means at a spacing no greater than 30'. The residential units are 20' wide. The windows, entries, and building materials are all articulated at a spacing generally aligned with the unit with. Sec. 38.530.050. ‐ Building details. Windows trim in the proposed project is understated metal J‐trim. This detailing is in keeping with the clean design, and composed window layout. Sec. 38.530.060. ‐ Building materials. Building materials for the proposed project include horizontal lapped Woodtone siding, vertical ship lapped cedar stained weathered grey, and metal flashing panels painted gray (24ga minimum). Sec. 38.530.070. ‐ Blank wall treatments. The proposed project does not feature any walls over 10' in height and 15' in length that does not include a transparent window or door. DESIGN INTENT The owner has assembled an experienced design team to ensure a quality project. The team consists of Ensito Architecture, C&H Engineering, Red Barn Landscape architects and Mcgough Construction. The intent of the design is to provide attractive, reasonably‐priced multi‐family condominiums within an established subdivision. Building “A” will have commercial storefront along Gallatin Green Boulevard which will be designed per the Storefront Block Frontage category of the BMC. This will provide a pedestrian scale commercial area encouraging building residents and neighbors to limit driving by utilizing some services within walking distance. Building “B” backs up to the Public Park (labeled F on site plan) and has open views to the east over the wide subdivision park and open spaces. Buildings “C” and “D” line up along the east property boundary providing expansive views over the subdivision’s parks/open space with glimpses of the Bridger Mountains. The development will be serviced by existing City of Bozeman road, water, and sanitary sewer systems. No affordable housing units are proposed. PROJECT GOALS The goal of the project is to create affordable unique housing, introduce commercial space to serve the community and to maximize the site while maintaining a quality project. PROJECT TIMEFRAME The project is anticipated to break ground April 2019. However, this will be depended on the time frame of City review. The project will start with building “A and B” to establish an attractive and usable street front as quickly as possible. This will shield neighbors from the construction of subsequent buildings behind. The project will then proceed with buildings “C and D”. It is anticipated that the entire build‐out will take eighteen months. The anticipated start date for phase 2 is April 2020. Thank you, Erik Horn Ensitio