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HomeMy WebLinkAboutAttachment 1 Applicants ProjectNarrativeRC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE The applicant is proud to present a new mixed-use building located at the southwest corner of Willson and Villard. The Ives (Block 4) includes: 6 floors, 171,654 sf, 186 parking spaces and 99 residential units. At the ground floor is 5,897 sf of retail that fronts Willson, 1,673 sf of fitness, and a co-working residential lobby. Public parking is accessible off of Villard, while residential parking can be accessed from the alley. Public bike parking, showers, and lockers will also be provided, and is located off of Villard adjacent to the parking entrance. All back of house activities including trash, move-ins, deliveries, mechanical will happen along the alley. The Ives (Block 4) is part of the North Central Master Site plan. Project Address: 311 N Willson Ave, Bozeman, MT 59715 Zoning District: B-3 Occupancy Classifications: R-2, M, S-2 Residential (R-2): 99 Dwelling Units | Floors 3-6 Mercantile (M): Retail | Ground Floor Lobby (R-2): Residential Lobby | Ground Floor Parking (S-2): 186 Off Street Parking Spaces | Floors B1 - 2 On-Street Parking: 6 Spaces ‘They want to live in walkable neighborhoods where they have easy access to everyday services, employment opportunities, healthy and affordable food, recreation and social gathering places. Housing affordability is a concern; residents of all ages, abilities, and income levels require a diversity of housing types to meet their specific needs.’ ~ Bozeman 2020 Community Plan, Community Desires The goal of this project is to densify the downtown urban core with housing options smaller in size, and to a price point that is more in line with what people can afford. The project offers a diverse range of residential units starting with Junior 1 Bedrooms at 600 sf to 2 Bedrooms + Dens at 1,400 sf. Architecturally, the massing of the building is divided into two parts to visually break down the scale of the building. In between the two massings we planned the Residential and Parking pedestrian entrance which visually lines up with Beall’s Alley. This reduces circulation, helps with wayfinding, and reinforces the Masterplan’s vision of pedestrians traveling through the center of blocks. Amenities for the project include private balconies for each unit, a central courtyard on the west end of the building, 1,673 sf fitness, co-working lobby, and bike/ski workshops for residents to tune up their gear as well as store it securely. EXISTING BUILT ENVIRONMENT PROJECT GOALS PROJECT DESCRIPTION RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE The design intent of The Ives is to create an exciting mixed use project that visually appears smaller in scale, works within the North Central Masterplan, and becomes a transition between the traditional urban core and residential neighborhoods. Dubbed the Rock and Feather, the building is a nice balance between downtown and residential neighborhoods. The massing of the building reinforces this with the ‘feather’ on the north portion of the building, adjacent to the residential districts, while the ‘rock’ is on the southern portion welcoming in downtown visitors. Between the two is a transition zone primarily of glass which lines up and responds to Beall’s Alley. This link is an important break in the massing that helps organize the building, and creates a celebrated entry condition that both residents and public visitors can enjoy. The interior finishes will speak to the exterior language and strive for timeless elegance. DESIGN INTENT MATERIAL CONTEXT DARK BRICK MODIFIED WOOD CLADDING FIBER CEMENT GLAZING Right in line with Beall’s alley is the main entry to The Ives. The residential lobby features a lounge with a coffee bar and co working space. This lounge is an extension of our resident’s homes, and offers the flexibility to host meetings, work, and collaborate. Additional amenities for the building’s residential occupants include private balconies, on-site parking, on-site storage lockers, interior bicycle parking spaces, bike/ski workshop, fitness facility, and a third floor courtyard. The courtyard is 2,250 sf area featuring grills, fire pits, and a green space for residents to enjoy. BUILDING AMENITIES Located within the traditional Community Core (B-3 district) and adjacent to R4 and R3 residential districts. The materials are a reflection of both districts and in keeping with the neighborhood character. Brick on the south side closer to Main Street, and wood toned siding on the residential end. The design team thought it was important to balance the heavy materials with a lighter, warmer touch of wood toned siding and fiber cement. This provides a modern approach to Bozeman’s past while choosing materials that will perform and built to last. Additionally the fiber cement panels and application of the wood toned siding, have relief and texture that help to break down the scale of the massing. RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE PROJECT TIMEFRAME JANUARY 2021CONR|SUBMIT CONCEPT REVIEW TO THE CITY START OF CONSTRUCTION SPR|SUBMIT SITE PLAN REVIEW TO THE CITY END OF CONSTRUCTION The proposed site is zoned with a zero-lot line development standard at the frontage of N. Willson Ave and W Villard St with respect the Vision Triangle at the corner. At the south is an internal lot line with the adjacent parcel. To the west is an alley which the building steps back 5 feet for utility easement. In addition, the northwest and southwest corners of the site are reserved for Northwestern Energy to place equipment to serve the neighborhood. The footprint of the building will step back at all entrances to facilitate a more intimate entrance into the building off both streets. The Ives main utility services are located off the alley. Utility meters and trash collection are located along this alley obscured with screening to be sensitive to our neighbors. The water riser room is located in the basement. SPR|APPROVAL PROJECT TIMEFRAME FEBRUARY 2021MARCH 2021MAY 2021JULY 2021AUGUST 2021JUNE 2021APRIL 2021SEPTEMBER 2021OCTOBER 2021FALL 2023SITE IMPROVEMENTS No affordable housing measures will be provided by the applicant because the units proposed in this design are exclusively rental housing units which are exempt according to 38.380.030.E. AFFORDABLE HOUSING RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE DESIGN GUIDELINES | SUBCHAPTER 4B A | MASS & SCALE 1. Provide density to meet the goals and objectives of Downtown Bozeman Improvement Plan: With 99 total units on 0.749 acres, The Ives makes appropriate use of its lot area. As a mixed use building, the floor to floor height at level 1 is 15’-0” with large storefront windows to engage the sidewalks. 2. Innovative development and diversity of design is encouraged: The Ives incorporates a varied material palette of brick, modified wood cladding, and accents of metal trim. The heavy brick material relates to the downtown core while the wood toned siding provides a lighter touch towards the residential zoning. See the Design Intent and building renderings for more information. 3. A new building should exhibit clear order and comprehensive composite on all elevations: The Ives establishes a clear order with two main expressions, rock and feather. These two expressions and all elevations are tied together with a consistent window module and metal accent frame. 4. Building interface with residential zone properties: The Ives is adjacent to residentially zoned neighborhoods to the north and west, classified as R-3 and R-4. The Ives responds to the west by stepping by the building geometry in compliance with zone edge transitions BMC 38.320.060.B.2b. Additionally the northern portion of the building facing the residential districts is nicknamed the ‘feather’ and incorporates the lighter wood toned siding exterior. The ground floor on the north side of the building limits it’s transparency in respect to the residential zoning, see departure exhibit for more information on this. B | BUILDING QUALITY 1. New buildings shall be designed to the level of permanence and quality appropriate for Downtown Bozeman: Located within the traditional Community Core (B-3 district) and adjacent to R4 and R3 residential districts, The Ives was designed with materials that are a reflection of both districts and in keeping with the neighborhood character. Brick on the south side closer to Main Street, and wood toned siding on the residential end. The design team thought it was important to balance the heavy materials with a lighter, warmer touch of wood toned siding and fiber cement. This provides a modern approach to Bozeman’s past while choosing materials that will perform and built to last. 2. Sustainable methods and techniques shall be applied to building design but also integrated with site layout and infrastructure design: At a density of 99 units per 0.749 acres, the proposed design allows for many people to live in the “Community Core” which reduces the need and use for cars in the area. The Ives provides more than required bicycle storage as well as elevated facilities for residents to tune up their bikes and skis to encourage alternative to vehicles. Additionally the public bicycle room includes 2 showers and 10 lockers making it easier for non residents to bike here, clean up, and continue on with their day. Storm water management procedures will be utilized at the common courtyard and exposed areas of the ground floor to collect and distribute storm water while providing green space to the residents. Individual heating systems are planned for each unit as these are rentable units. The building design incorporates a trash chute at every residential floor, giving the residents an easy way to dispose of their waste. Lastly, the envelope and mechanical systems will exceed energy standards as set by the State of Montana. C | BUILDING ROOF FORM 1. Use flat roof lines as the primary roof form: The Ives roof is primarily flat responding to the B-3 zoning. The roof form is articulated on the northern end of the building creating an appropriate transition towards the residential districts. All rooftop mechanical equipment is properly screened. 2. Use of other roof forms: The roof form is articulated on the northern end of the building creating an appropriate transition towards the residential districts. RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE DESIGN GUIDELINES | SUBCHAPTER 4B cont’d D | SITE DESIGN 1. Create strong connections between downtown’s sub-districts and between downtown and the surrounding neighborhoods: The Ives was designed as a transition between the traditional urban core and residential neighborhoods. Dubbed the Rock and Feather, the building is a nice balance between downtown and residential neighborhoods. The massing of the building reinforces this with the ‘feather’ on the north portion of the building, adjacent to the residential districts, while the ‘rock’ is on the southern portion welcoming in downtown visitors. Between the two is a transition zone primarily of glass which lines up and responds to Beall’s Alley. At the ground level, the building is broken down to a pedestrian scale and has active uses along Villard and Willson to encourage pedestrians to venture north from Main St and connects The Ives to the downtown’s activity. 2. Public spaces should be made active through programming or utilizing opportunities with adjacent uses that promote vitality and safety: The Ives building massing acts as an anchor for the future active Beall’s Alley. On The Ives east elevation is a zone primarily of glass on the building facade which lines up with Beall’s Alley to highlight it and act as an organizational point for visitors to the area. The programming of the ground floor uses on this east elevation, Willson, are expected to be more heavily trafficked with residents, public, and retail patrons. The north elevation will be quieter as it is adjacent to residential zoning. Both street frontages incorporate the following elements to enhance the public space: weather protection, planters, seating areas, street lights, and street trees. E | PARKING FACILITIES 1. Enclosed parking, integrated into individual new buildings as well as additions (if feasible), is preferred whenever possible to surface parking lots: The Ives integrates all parking in enclosed parking garages within the building. Six on street parking spaces are planned but no surface parking lots are proposed. 2. Shared parking structures are preferred to surface parking lots. A parking structure should be designed so that it creates a visually attractive and active street edge: The enclosed parking garage is surrounded by retail and residential uses to shield it’s appearance from active street frontages on Willson and Villard. 3. For residential projects, enclosed parking is preferred to surface parking lots: The Ives integrates all parking in enclosed parking garages within the building. Six on street parking spaces are planned but no surface parking lots are proposed. F | SIGNS 1. Commercial and Mixed Use projects should include a variety of creative and clear signage: The Ives main building signage is still in development as building branding has yet to be finalized. The location for residential signage will be at the main residential entry canopy and glass curtain wall which is in line with Beall’s Alley. Final signage will be designed and located according to signage standards as set forth in the design guidelines and Unified Development Code 2. Residential projects are encouraged to include building identification signage to add to Bozeman’s overall sense of place: The main building identification signage will prominently add a sense of place to the building as a point of reference at the terminus of Beall’s Alley. 3. All signs should be developed with the overall context of the building and the area in mind. The placement or location of a sign is a critical factor in maintaining the order and integrity of a building. Consistent placement of signs according to building type, size, location, and even building materials creates a visual pattern that enhances the streetscape experience: RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE DESIGN GUIDELINES | SUBCHAPTER 4B cont’d The Ives main building signage is anticipated to be located at the terminus of Beall’s Alley and is integrated with the overall building design. It will establish a sense of place and compliments the overall building design. Refer to signage calculations on building elevations for allowable building signage. G | STREET PATTERNS 1. Alleys: There is an existing alley that borders the site at the west property line. This project improved the alley to 16’ paved alley. 2. Streetscape: The streetscape on N Willson Ave and W Villard St will follow the predominant pattern in the downtown with concrete sidewalks and street trees. The walking surfaces will be a combination of concrete sidewalks and pavers. The landscape and storm water management will be closely coordinated with the civil engineer. 3. Planting Strips: Planting strips will be maintained with street trees to keep with the existing design of the streetscape. 4. Pattern of Street Trees: The pattern of street trees will match that of other downtown sites, while considering the relief of the facade based on its location on the site. H | LANDSCAPE DESIGN 1. Preserve and maintain mature trees and significant vegetation that are a direct enhancement of the pedestrian streetscape environment: One ash tree located on the southern property line on Willson Ave will be protected and preserved. Refer to landscape and civil drawings for specified tree and the locations of all proposed trees. All the proposed trees will enhance the streetscape environment and be consistent with downtown zones. I | UTILITIES 1. Orient service entrances, waste disposal areas and other similar uses toward service lanes away from major streets: The refuge pick up location, loading zone, and service entrances are located on the western elevation along the alley, away from the site’s major streets of Willson and Villard. All ground floor building equipment and meters are located along the alley with proposed screening to be sensitive to our neighbors. 2. Position service areas to minimize conflicts with other abutting uses: The refuge pick up location will host trash bins on pick up days and is located off the alley for easy access and keeps these services away from pedestrian store frontages. J | SITE FURNITURE 1. Site furniture should be simple in character: Bike racks and benches are used strategically throughout the site to engage and activate the streetscape. These will provide a place of refuge for the public and residents while offering a secure location for guests and/or tenants to secure their bikes. Both approaches promote a walkable and bikeable site. RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE EXISTING CONDITIONS | SURFACE LOT 1. LOOKING NORTHEAST 4. LOOKING SOUTHWEST 5. LOOKING SOUTH 2. LOOKING NORTH 3. LOOKING NORTHWEST 2 5 4 1 3 RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE North Central is designed to be a model for multi-modal accessibility through investments in a range of mobility options, including structured parking. The project has a mix of uses that include residential, office, commercial/retail, and restaurant and its location in Downtown Bozeman is accessible via walking, biking, driving, rideshare, and transit. To support the vision for North Central as a pedestrian focused project with carless alleys and public spaces the project will be supported by 100% structured off-street parking within buildings to create more open space, a dynamic public realm and a memorable pedestrian experience. Parking will be shared among the different land uses on site to ensure the system is being managed efficiently. North Central will have expansive bicycle parking and amenities for residents including carshare vehicles. Office, retail, and restaurant workers will have access to ample and high-quality bike parking and facilities including showers and lockers. The graphic in Figure 1 highlights elements of the North Central parking and mobility strategy: Figure 1. Parking + Mobility Strategy PARKING DEMAND Unified Development Code (UDC) Requirements Parking requirements are contained in Division 38.540 of Article 5 in the Bozeman Municipal Code that is part of the Unified Development Code (UDC). The UDC provides several parking reductions that will be utilized for North Central as shown in Figure 2. Figure 2. Bozeman Municipal Code Parking Reductions January 25, 2021 | North Central is designed to be a model for multi modal accessibility through estments in a range of mobility options, including structured parking. The project includes a mix of uses including residential, office, commercial/retail, and restaurant and its location in Downtown Bozeman is accessible via walking, biking, driving, rideshare, and transit. To support the vision for North Central as a pedestrian focused project with a carless alleys and public spaces the project at build out be supported by 100% structured off street parking within buildings to create more open space, a dynamic public realm and a memorable pedestrian experience. Parking will be shared among the different land uses on site to ensure the system is being managed efficiently. North Central have expansive bicycle parking and amenities for residents uding carshare vehicles. Office, retail, and restaurant workers have access to ample and quality bike parking and facilities including and lockers graphic in Figure s elements of the North Central parking and mobility strategy: January 25, 2021 | Unified Development Code (UDC) Requirements Parking requirements are contained in Division 38.540 of Article 5 in the Bozeman al Code that is part of the Unified Development Code (UDC). UDC provides several par g reductions that will be utilized for North Central as hown in Figure RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE PARKING SUMMARY August 10, 2021 | 1 The Ives Parking Summary The Ives includes 186 structured parking stalls, 99 residential units, and 5,897 gross sq ft of street-level retail. Structured parking within The Ives project will accommodate all project uses as well as 80 stalls for the AC Hotel. Residential Parking Figure 1 shows the base residential parking requirement and reductions for on-street parking and 1 carshare vehicle resulting in a requirement for 89 off-street parking stalls. Figure 1. Block 4 Residential Parking Requirement Commercial Parking Figure 2 shows the parking requirements for the street-level retail use and calculations for reductions for the B-3 Zoning District and the first 3,000 sq ft of street-level commercial use. Five stalls are required after reductions. Net SF is calculated as 85% of the gross sq ft after the 3,000 sq ft reduction street-level commercial use and a 40% reduction in the B-3 District. The net sq ft used for calculating the parking requirement is 1,478 sq ft. Figure 2. Block 4 Commercial Parking Requirement BUILDING/ SITE LAND USE NET SQFT/ UNITS (85% OF GROSS SQ FT) BASE RESIDENTIAL PARKING REQUIRED ON-STREET REDUCTION RESIDENTIAL CAR SHARE REDUCTION (4 STALLS PER CARSHARE) RESIDENTIAL PARKING REQUIRED W/ ON-STREET REDUCTION TOTAL RESIDENTIAL REQUIREMENT BLOCK 4 RESIDENTIAL 99 99 (6.00) (4.00)89.00 89 BUILDING/ SITE LAND USE GROSS SQFT GROUND FLOOR COMMERCIAL BUILDINGS RETAIL SQFT REDUCTION PER BUILDING NET SQFT/ UNITS (85% OF GROSS SQ FT) NET SQFT W/ B-3 REDUCTION (40%) PARKING REQUIREMENT (PER UNIT) BASE COMMERCIAL PARKING REQUIRED TOTAL PARKING REQUIRED (ROUNDED DOWN) BLOCK 4 RETAIL 6,174 1 3000 2,698 1,619 300 5.40 5 August 10, 2021 | 2 Parking Required vs. Provided Figure 3 shows a summary of commercial and residential parking requirements including 93 stalls for uses at The Ives and 80 off-site stalls for the AC Hotel. Subtracting the 80 stalls from the 186 stalls provided, results in 106 stalls for The Ives. The 106 stalls provided is 114% of the minimum requirement of 94 spaces and within the 125% limit in the Bozeman Municipal Code. Figure 3. The Ives Parking Summary Bike Parking Figure 4 shows the bike parking requirements. No bike parking is required for the on-site commercial uses since the base vehicular parking requirement of 5 stalls results in a fractional bike parking stall (5 x 10%=0.5) that is rounded down to zero. Fifty-three commercial bike parking stalls are provided along with two showers and ten bike lockers. It is our understanding that the maximum parking limits apply only to vehicular parking and not bicycle parking. The showers and lockers will be available for other commercial uses on Block 3 in the North Central Master Plan. The residential use requires 9 bike parking stalls and 99 are proposed or one per unit. Figure 4. Block 4 Bike Parking Summary BUILDING USE SQ FT/ #UNITS OFF-STREET PARKING REQUIRED OFF-STREET PARKING REQUIRED OFF-STREET PARKING REQUIRED W/ 80 STALLS FOR AC HOTEL PARKING PROVIDED ON-SITE DELTA % OF PARKING MINIMUM (NON- RESIDENTIAL) RETAIL 6,174 5 RESIDENTIAL 99 89 186 12 115.48%174BLOCK 4 94 BUILDING USE SQ FT/ # OF UNITS BASE BIKE PARKING ADDITIONAL BIKE PARKING TOTAL BIKE PARKING REQUIRED BIKE PARKING STALLS REQUIRED RESIDENTIAL BIKE PARKING PROVIDED COMMERCIAL BIKE PARKING PROVIDED BIKE LOCKERS PROVIDED SHOWERS PROVIDED RETAIL/ COMMERCIAL 6,174 0.00 0.00 0.00 0.00 n/ a 53 10 2 RESIDENTIAL 99 9.30 n/ a 9.30 9.00 99 n/ a n/ a n/ a BLOCK 4 THE IVES THE IVES THE IVES 5,897 2,463 1,478 4.92 4 4 93 106-80186 DELTA % OF PARKING MINIMUM REQUIREMENT OFF-STREET PARKING FOR AC HOTEL PARKING PROVIDED ON SITE 114%5,897 5,897 RC 2 SUBMITTAL THE IVES (BLOCK 4) | 311 N WILLSON AVE THE IVESPROJECT NARRATIVE LANDSCAPE All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants, use of appropriately sized landscape plant material, street frontage landscaping, use of trees with residential adjacency, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. Streetscape: Street paving is designed to preserve the neighborhood’s design and continuity from adjacent sites. The streetscape at The Ives will be a continuation of the streetscape at One 11 which is south of Block 4. Both West Villard Street and North Willson Avenue will follow storefront block frontage standards with a minimum 12’ width sidewalk. From back of curb, a 6’ strip of permeable pavers will be provided, followed by a minimum 6’ width concrete sidewalk. Planting Strips: The storefront block frontage along West Villard Street and North Willson Avenue will be softened by 5’x10’ raised planters, placed at regular intervals along the street within the 6’ width paver strip. These planters will be maintained to a similar standard as the surrounding streetscape. Pattern of Street Trees: The pattern of street trees will relate to the pattern that exists on the One 11 site south of The Ives. These trees will be placed within the 5’x10’ raised planters and maintained in an attractive appearance. Connections between indoor and outdoor spaces are integral to a successful design and vital to a positive experience for residents. Code requirement for open space, Sec. 38.520.060.C, states “up to 50% of the required open space may be provided by private balconies, provided they meet the requirements of subsection B.3”. Only balconies that are at least 36 square feet, with no dimension less than 6 feet, will be counted towards this amount. The Level 3 courtyard will provide 2,280 square feet of open space. The remaining open space requirement is divided into balcony space and common indoor recreation areas. Common indoor recreation areas include Bike/Ski Workshops, indoor fitness space, pet spa, and residential lounge space. These calculations are indicated in the Project Matrix included with these application documents. W VILLARD STREET & N WILLSON AVENUE STREETSCAPE SECTION L5003/8" = 1'-0" Deciduous Tree Ball and Burlap Planting PRUNE TREE TO REMOVE DEAD OR DAMAGED LIMBS AND BRANCHES TREE STAKES AND TIES AS SHOWN. STAKES SHALL BE DRIVEN INTO EXISTING, UNDISTURBED SOIL AND SHALL NOT PENETRATE THE ROOT BALL. STAKES TO BE REMOVED AFTER TWO YEARS FINISHED ELEVATION OF TREE CROWN TO BE MIN 3" AND MAX 6" ABOVE FINISHED GRADE CIRCULAR SWALE TO RING TREE, 4' DIAMETER WITH 3" HIGH MOUNDED RING OF SOIL BURLAP TO BE REMOVED FROM TOP OF ROOT BALL. REMOVE WIRE CAGE FOLLOWING PLANTING NATIVE SOIL WITH SANDY LOAM AND DEBRIS FREE TOPSOIL EXCAVATE HOLE 2X DIAMETER OF ROOT BALL *NOTE: ALL DECIDUOUS SHRUBS AND TREES TO BE FENCED FOR UNGULATE AND OTHER HERBIVORE PROTECTION. L5003/4" = 1'-0" Shrub Planting PRUNE SHRUB TO REMOVE DEAD OR DAMAGED LEAVES AND BRANCHES ELEVATION OF SHRUB CROWN TO BE 3" ABOVE FINISHED GRADE ELEVATION CIRCULAR SWALE TO RING SHRUB, 2' DIAMETER WITH 3" HIGH MOUNDED RING OF SOIL ALL CONTAINMENT MATERIALS AROUND ROOTS TO BE REMOVED PRIOR TO INSTALLATION NATIVE SOIL WITH SANDY LOAM AND DEBRIS FREE TOPSOIL EXCAVATE HOLE 2X DIAMETER OF ROOT BALL *NOTE: ALL DECIDUOUS SHRUBS AND TREES TO BE FENCED FOR UNGULATE AND OTHER HERBIVORE PROTECTION. TRIANGULAR SPACING TILL NATIVE SOIL TO 12" DEPTH, ADDING ORGANIC SOIL AMENDMENT SO AS TO ACHIEVE MIN. 15% ORGANIC CONTENT IN SOIL X = PLANT SPACING. REFER TO PLANT LEGEND FOR SPACING Y = SPACING BETWEEN ROWS. 86% OF X = PLANT LOCATION L500 1/2" = 1'-0" Perennial Planting BED EDGING AND MULCH AS SPECIFIED TRIANGULAR SPACING TILL NATIVE SOIL TO 12" DEPTH, ADDING ORGANIC SOIL AMENDMENT SO AS TO ACHIEVE MIN. 15% ORGANIC CONTENT IN SOIL X = PLANT SPACING. REFER TO PLANT LEGEND FOR SPACING Y = SPACING BETWEEN ROWS. 86% OF X = PLANT LOCATION L5001/2" = 1'-0" Ornamental Grass Planting BED EDGING AND MULCH AS SPECIFIED Planter Installation -Level 3 1"=1'L500 PLANTER, SEE SITE AMENITY SCHEDULE 1" REVEAL, TYP. MULCH PER PLAN. 2" DEPTH MIN. PLANTER SOIL MIX SEE SPECIFICATIONS. 12" DEPTH MIN. DRAINAGE PANEL, TOURNESOL SITEWORKS VERSICELL EVC30 OR APPROVED EQ. LANDSCAPE FILTER FABRIC, MIRAFI MSCAPE OR APPROVED EQ. FINISH GRADE. PLANTERS TO BE SHIMMED TO BE LEVEL. GANGED PLANTER SHALL BE SHIMMED TO HAVE SIDES AND TOPS ALIGNED AND LEVEL.NOTES: 1. PLANTERS TO HAVE ONE 1" DRAIN HOLE MIN. IN BOTTOM. PLANTER DRAINAGE TO BE PLUMBED THROUGH SLAB. SEE MECH. PLANS 2. IRRIGATION LATERALS TO ENTER POT FROM BOTTOM. SEE MECHANICAL PLANS EPS GEO-FOAM. PUBLIC ROW, WIDTH VARIES 6" CONCRETE CURB PLANTING AREA WITH ROCK BARK MULCH CONCRETE SIDEWALK, MIN. 6' WIDTH, SIZE VARIES 5' 5' WIDTH RAISED PLANTER 1' PERMEABLE PAVERS CURB & GUTTER Streetscape Section, Typ. 1/8"=1'L500 1'-10"4"8"8"1'-6"3"L5003/8" = 1'-0" Raised Streetscape Planter SEE TREE PLANTING DETAIL 3" DEPTH MULCH PER PLAN WITH 1" REVEAL 6" 5'6"6" CONCRETE CURB FINISH GRADE PAVERS/ CONCRETE WALK SEE CIVIL " AGGREGATE BASE COURSE, TYP. EGATE BASE COURSE 18" MINIMUN AMENDED TOPSPOIL POST-TENSIONED CONCRETE SLAB, SEE STRUCTURAL PLANS Steel Retaining Edge for Turf 3"=1'L500 FINISH GRADE " POWDER ACTUATED FASTENER, SEE ARCH FOR WATERPROOFING " GAP FOR DRAINAGE .125" x .5"x1" STEEL CHANNEL WELDED TO TOP EDGE. "X3"X3" ANGLE. PLACE 3" SECTIONS OF ANGLE EVERY 24" O.C. AT PERIMETER OF BAR " STEEL PLATE. CLEAR POWDER COAT. HEIGHT VARIES WITH ROOF SLOPE TOP OF GRAVEL NOTE: 1. ALL RAW STEEL TO BE CLEAR POWDER COATED. 2. ALL STEEL EDGES TO BE GROUND SMOOTH PRIOR TO POWDERCOATING FILTER FABRIC FASTEN PLAT TO ANGLE WITH CARRIAGE BOLT. MATCH BOLT TO STEEL FINISH6"Artificial Turf 3"=1'L500 FINISH GRADE 3 LBS/SF SILICA SAND INFILL XGRASS SUPERLAWN 7 XGRASS TILE 2X4 PRESSURE TREATED NAILER BOARD. NOTCH AT ANGLES AND FOR LIGHTS2"4"COMPACTED AGGREGATE BASE COURSE6"Drawn By: Checked By: Project Number: Sheet Number: © 2021 Solomon Cordwell Buenz 301 N. WILLSON AVENUE BOZEMAN, MT 59715 NORTH CENTRAL BLOCK 4 GHU TS 2020037.000 NO. DATE DESCRIPTION 2021.03.13 SITE PLAN REVIEW - DRAFT LANDSCAPE DETAILS L500