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HomeMy WebLinkAbout004 RC NARRATIVE9TEN Mixed Use 802-910 N. 8th Avenue SITE PLAN APPLICATION (RC-1) December 2021 RC-1 December 2021 2 Site Plan Applica on (RC-1): 9TEN Mixed Use Table of Contents 1. Site Plan Application Information, Forms & Checklists: (A1, N1, Adjoining List, & SP Checklist ) 2. Project Team 3. Response to Concept Review Comments 4. Site Plan Narrative A. General Site Information and Context B. Block Frontage C. Circulation and Parking D. Site Considerations E. Parkland F. Site Lighting G. Building Design H. Landscaping I. Traffic J. Water Rights K. Departures Appendices: Appendix A: Water Sewer Storm Design Report Appendix B: Cash In Lieu of Water Rights Email Appendix C: Storm Water Maintenance Plan Appendix D: Traffic Impact Study Appendix E: SID Waiver Draft Appendix F: Engineering Comment Response Letter Appendix G: Existing Plat Copy Appendix H: Bike Rack & Tuning Station RC-1 December 2021 3 Site Plan Applica on (RC-1): 9TEN Mixed Use Plan Set: ARCHITECTURE: SP000 - COVER SHEET SP100 - SITE PLAN SP101 - SITE DETAILS SP102 - STREETSCAPE DIAGRAMS SP201N - FIRST FLOOR PLAN - NORTH BUILDING SP202N - SECOND FLOOR PLAN - NORTH BUILDING SP203N - THIRD FLOOR PLAN - NORTH BUILDING SP204N - FOURTH FLOOR PLAN - NORTH BUILDING SP205N - ROOF PLAN - NORTH BUILDING SP201S - FIRST FLOOR PLAN - SOUTH BUILDING SP202S - SECOND FLOOR PLAN - SOUTH BUILDING SP203S - THIRD FLOOR PLAN - SOUTH BUILDING SP204S - FOURTH FLOOR PLAN - SOUTH BUILDING SP205S - ROOF PLAN - SOUTH BUILDING SP300N - ELEVATIONS - NORTH BUILDING SP301N - ELEVATIONS - NORTH BUILDING SP300S - ELEVATIONS - SOUTH BUILDING SP301S - ELEVATIONS - SOUTH BUILDING SP800 - ARCHITECTURAL PERSPECTIVES CIVIL: C1.0 - CIVIL COVER SHEET C1.1 - NOTE, ABBREVIATIONS, & LEGEND C2.1 - PROJECT OVERVIEW & CONSTRUCTION MANAGEMENT PLAN C3.1 - CIVIL SITE & UTILITY PLAN C4.1 - GRADING & DRAINAGE PLAN C5.1 - CIVIL DETAILS C5.2 - CIVIL DETAILS C5.3 - CIVIL DETAILS LANDSCAPE: L000 - SITE PLAN L002 - PLANNING NOTES L200 - HARDSCAPE PLAN L301 - PLANTING PLAN ENLARGEMENT L302 - PLANTING PLAN ENLARGEMENT L600 - IRRIGATION WATER USAGE ELECTRICAL: ES1.1 - ELECTRICAL SITE PLAN ES1.2 - ELECTRICAL SITE PLAN - PROPERTY LINE PHOTOMETRIC ES1.3 - ELECTRICAL SITE PLAN - PHOTOMETRIC ES1.4 - ELECTRICAL SITE PLAN - LIGHTING DETAILS & CUTSHEETS RC-1 December 2021 4 Site Plan Applica on (RC-1): 9TEN Mixed Use 1. Site Plan Application Information, Forms & Checklists The Site Plan form has been included per City requirements, and the applicant will submit the required fee once the applica@on has been deemed adequate for review. Please see the es@mated site plan fee amount below: COMPONENT FEE QUANTITY TOTAL Base $2,669 $2,669.00 Dwelling Units $125 100 $12,500.00 Commercial Space $0.40 x 1 SF 2,224 SF $889.60 Total $16,058.60 RC-1 December 2021 5 Site Plan Applica on (RC-1): 9TEN Mixed Use 2. Project Team Information Project Info: OWNER & 816 N 8th, LLC APPLICANT: Geoff Anderson 203.376.0746 geoffreympanderson@gmail.com OWNER & Good Housing Partnership APPLICANT: Geoff Anderson 406.414.6500 geoffanderson@goodhousingpartnership.com PROJECT CONSULTANTS: Architecture & Intrinsik Architecture, inc. Planning (A@n. Jimmy Swanson) 106 East Babcock St. Suite 1A Bozeman, MT 59715 p: 406.582.8988 Civil TD&H Engineering, Inc. Engineering 234 E. Babcock Street, Suite 3 Bozeman, MT 59718 p: 406.586.0277 Landscape Design 5 Architect 111 N. Tracy Avenue Bozeman, MT 59715 p: 406.587.4873 MEP CDS Engineering Engineering 7540 Churchill Rd ManhaGan, MT 59741 p: 406.282.7082 RC-1 December 2021 6 Site Plan Applica on (RC-1): 9TEN Mixed Use 3. Responses to Concept Review Comments (19-189) Planning Division : 1. The inaccurate drawing scale made review more difficult. Put the correct and accurate scale on all printed materials. This may require different scales for different sized sheets. Formal submiGals with inaccurate scales will not be processed. Response: Applicant acknowledges this requirement. 2. Merge lots by subdivision exemp@on before building permits. It is suggested to have two lots. The same subdivision exemp@on can also provide the addi@onal 5 feet of alley width needed at the north end. When seIng the alley boundary please consider turning radius for fire trucks. Response: Lot aggregation and boundary line adjustment (SE application) is forthcoming. 3. Private u@li@es - verify which providers are in the alley and how they will access the individual buildings. Where do easements exist as addi@onal easements maybe required. Clearly note the loca@on of u@lity rooms and the required screening for any u@lity equipment on the exterior of the building. Response: Applicant acknowledges this requirement. Please see C3.1, SP100, and Architectural elevations. 4. Drainage on west side of - LID effec@veness for stormwater management is not yet fully tested, approved on individual request and evalua@on. What is the proposed loca@on for onsite reten@on? Response: Applicant acknowledges this requirement. Please see C3.1. 5. Mail delivery - show where will be provided, also to include package drop? Show loca@ons on floor plans if interior to building. Response: Applicant acknowledges this requirement. Please see SP100 for external mail and package delivery adjacent to east alley. 6. Park Requirements - CIL acceptable to planning. Current value is $1.50 per sq. M. for $1,960.50 per home. Valua@on is subject to change by Resolu@on of the City Commission. Response: Applicant acknowledges this requirement. Please see Site & Building Data Table on sheet SP000 as well as Parkland Tracking Table and Cash in Lieu Calculation narrative. 7. Park special district waiver will be required with site plan review. RC-1 December 2021 7 Site Plan Applica on (RC-1): 9TEN Mixed Use 8. Clarify - Eleva@ons on BIdg. 1 show 1st floor balconies above floor level but there are no stairs or other eleva@on change shown in the floor plan. Are these balconies or ground floor pa@os? Response: Design has been revised since Concept Review, first floor units have ground floor patios. 9. Building 1 appears to be too close to the 8th street ROW line for the landscape block frontage. This will be affected by whether the decks are ground floor or not - check encroachment allowances. The inaccurate scale of the drawings makes this difficult to check. Response: Design has been revised since Concept Review, building is greater than 10’ from N. 8th ROW. See SP100. 10. Blank wall treatment is required on Building 2 along parking area. 38.350.070 Response: Design has been revised since Concept Review. 11. Either put each building on its own lot [recommended] or comply with 38.520.040.D.4 along the parking lot. Response: Lot aggregation and boundary line adjustment (SE application) is forthcoming. 12. Please provide a calcula@on of open space iden@fying by building the number of homes in each grouping, how space is provided, and on which site. A design for the lobby spaces must specifically iden@fy recrea@onal uses if they are to be counted rather than just pass through areas. Response: Applicant acknowledges this requirement. Please see Site & Building Data Table on sheet SP000 and floor plans for locations. Lobby areas will be equipped with furniture for resident use. 13. Due to adjacency to the R-5 zone, 23 landscaping points are required. Due to space constraints on the site it is suggested that op@ons such as sculpture in plazas or green roofs may work well. Response: Please see sheet L000. NorthWestern Energy: 1. There is an abandoned 12" steel and a live 12" steel gas main along 8th Avenue. There is also a live 4" steel gas main in the alley. These will need to be located and potholed by the customer to determine where the lines are and it is unlikely that they will be able to locate the abandoned line. NWE will not pothole and verify depths for them. In addi@on to the gas mains, there is a 50 KV transmission main and 7.2/14.4 KV distribu@on electric lines in the alley. The transmission turns runs N/S then heads east (over the top of U-Haul) and the distribu@on runs N/S RC-1 December 2021 8 Site Plan Applica on (RC-1): 9TEN Mixed Use stopping at the furniture store and also turns east following the transmission. This will be problema@c for a couple of reasons. · First, the down guys on the corner pole will likely be within their property as well as in the alley. · It is uncertain if the poles are in the alley centered or on one side, which could mean that the customer will pay to relocate as needed. · Third, during construc@on they will need to maintain clearances that meet NESC standards for 50 KV lines. This will mean any scaffolding/cranes meet clearances as we will not be able to de- energize these lines. One of the things that we are seeing downtown is that the building meets clearances (i.e. 10) however when installing scaffolding to work on the exterior of the building they are encroaching within the 10'. Response: The applicant is working with NorthWestern Energy to develop a plan for the existing gas lines and the electrical distribution lines. Engineering Division : Response: Please see: Appendix F - Engineering Comment Response Letter . Advisory Comments : Response: Please see: Appendix F - Engineering Comment Response Letter . Solid Waste Division : 1. Need to iden@fy loca@on for refuse enclosure. Response: Applicant acknowledges this requirement. Please see SP100 . 2. Need detailed plan for refuse enclosure. Response: Applicant acknowledges this requirement. Please see SP101 . 3. Refuse enclosure will need to be covered. Response: Applicant acknowledges this requirement. Please see SP101 . RC-1 December 2021 9 Site Plan Applica on (RC-1): 9TEN Mixed Use Building Division : 1. There are two buildings in this submiGal... separate building permits are required for each building. Fire sprinklers and alarms are required. Response: Applicant acknowledges and will comply with this requirement. 2. Accessibility- Each building will have one accessible Type A unit with the balance of the dwelling units being adaptable Type B units. Response: Applicant acknowledges and will comply with this requirement. Fire Department: 1. Due to height, size and proposed occupancies these buildings will require a fire alarm system, fire sprinkler system and fire standpipes. A fire hydrant is required also within 100 feet of the FDC-fire department connections for the fire sprinkler/standpipe systems. Response: Applicant acknowledges and will comply with this requirement. Fire hydrants are located on the corner of N. 8th Ave. and Aspen St. as well as mid-block of N. 8th Ave. 2. South Building will require an exterior access door for the fire sprinkler riser room. North Building has this accommodation. Response: Applicant acknowledges and has complied with this requirement. 3. Ensure alley dead-end is not over 150 feet or an approved turnaround is required for fire truck access. Response: Applicant acknowledges and has complied with this requirement. Parks and Recreation: 1. Per applicant, CIL of parkland will be proposed. Parks staff supports cash- or improvements-in-lieu of parkland. RPAB will preliminarily review this project for CIL at their meeting June 20, 2019 and any advisory comments will be forwarded directly to the applicants. Response: Please reference Section E: Parkland . These Divisions did not provide or have no comment. Please contact reviewers directly with specific questions. Sustainability Division , Natalie Meyer, nmeyer@bozeman.net. 406-S82-2317 Water Conservation , Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 Stormwater Division , Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 Forestry Division , Alex Nordquest, anordquest@bozeman.net, 406-582-3225 Water and Sewer Division , John Alston, jalston@bozeman.net, 406-582-3200 RC-1 December 2021 10 Site Plan Applica on (RC-1): 9TEN Mixed Use 4. Site Plan Narrative A. General Site Informa on and Context The 9TEN mixed use project site is located west of the North 7th Avenue U-Haul and southwest of Gallatin Valley Furniture. The subject property is comprised of seven vacant lots and is generally bound by North 8th Avenue, Aspen and Juniper Streets. The project proposes to aggregate the existing seven parcels into two sites totaling 1.447 acres. This infill project targets a best use scenario for the site by delivering higher density, smart-growth development with for-sale workforce and affordable housing near the core of Midtown. This project will provide much needed housing in a central location and will foster desirable, walkable urban living, especially as the Midtown area continues to grow and evolve. Furthermore, this project will provide tenant amenities not common to most multifamily developments in the area. The development proposed consists of two buildings to be constructed in three phases. Please reference sheet PS100 for phasing diagram. A concept review application for this project was submitted to the City of Bozeman Office of Community Development on May 7th, 2019. Project Location Source: City of Bozeman/GIS No r t h 8 t h A v e n u e No r t h 7 t h A v e n u e West Aspen Street West Tamarack Street Project Site N RC-1 December 2021 11 Site Plan Applica on (RC-1): 9TEN Mixed Use At full build out, the site will include two buildings totaling 95,735 SF, with parking on site as well as off-street parking. The North Building is located on the north end of the site and consists entirely of residential condo units and tenant amenity spaces. The South Building is located on the south end of the property and consists of a mix of residential condo units and ground floor commercial space as well as tenant amenity spaces. 20 percent of the total residential units will be affordable, offered for sale at 80% AMI. The project will also provide open space and tenant amenities on site, both on ground level and in-building. The commercial space will front onto Aspen Street, providing an active and engaging streetscape. The project is proposed to be completed in three phases and consists of two, 4-story buildings on separate lots. The buildings will be referred to as the North Building and the South Building based on their location on the site. The two buildings will be similar in design, material, and programming to read as a cohesive and unified project, see Section G. Building Design , for more detail on the proposed architecture. Building Level Use Total Units Studio 1 BR 2 BR 3 BR SF BLDG. N Ground Residen@al 11 2 6 3 0 11,854 BLDG. N 2 Residen@al 14 3 6 5 0 12,082 BLDG. N 3 Residen@al 14 3 6 5 0 12,082 BLDG. N 4 Residen@al 14 3 6 5 0 12,082 North Building TOTALS 53 11 24 18 0 48,100 BLDG. S Ground Residen@al 8 1 4 3 0 9,606 BLDG. S 2 Residen@al 13 2 4 6 1 11,935 BLDG. S 3 Residen@al 13 2 4 6 1 11,935 BLDG. S 4 Residen@al 13 2 4 6 1 11,935 South Building TOTALS 47 7 16 21 3 47,635 BLDG. S Ground Commercial 1 0 0 0 0 2,224 RC-1 December 2021 12 Site Plan Applica on (RC-1): 9TEN Mixed Use B. Block Frontage The site currently fronts on an unbuilt portions of N. 8th Avenue, and Aspen St. Block frontage standards along Aspen Street are storefront blockfront to the corner of N. 8th Avenue. For the frontage along N. 8th Avenue we are proposing to designate the block frontage as landscaped. The site meets all of the block frontage requirements by including a 12’ sidewalk, weather protection at an average depth of 5’ and transparent storefront glazing along 60% of the of the length of the frontage for the portion designated storefront; and for the remaining portions of the building designated landscape the building will be setback and landscaped accordingly. C. Circula on and Parking There are three (3) primary vehicular access points for this project, two are provided via existing platted alleyways, that will be improved during the construction of this project, and one access point in the middle of the site from 8th Avenue. The first alley access point is located off of Aspen Street just to the west of the existing U- Haul parking lot. The second alley access will be located off the other end of the alley just south of the Gallatin Valley Furniture building along 8th avenue. These three access point also accommodate (+/- 30) off street parking spaces. This project No r t h 7 t h A v e n u e West Tamarack Street Project Site N No r t h 8 t h A v e n u e West Aspen Street Proposed Landscaped Block Frontage Proposed Storefront Block Frontage RC-1 December 2021 13 Site Plan Applica on (RC-1): 9TEN Mixed Use is located within the Midtown Urban renewal district and therefore is exempt from all parking requirements. As currently proposed, a total of 100 bicycle parking are provided with a combination of individual indoor private storage rooms (80) for residential units and surface level bike racks (20). Please see the bike parking calculations below. D. Site Considera ons I. Setback & Utilities The buildings will be located centrally on two separate sites fronting N. 8th Avenue and W. Aspen Street. A 24’ shared access and drainage easement, 12’ on each site, will be added to the center drive aisle. A 10-foot utility easement runs along the eastern property boundary, with utilities running along the alley and in the easement. The proposed buildings will access natural gas, electrical and communications lines from the alley. A screened mechanical equipment area is located on the south face of the North Building and the north face of the South Building house meters for service to the building. Transformers are located in landscaped islands adjacent to the alley. Natural gas will enter the building from the alley and meters will be located on the south face of the north building and the north face of the south building in a landscaped area. Additionally, a refuse container and recycling container will be located adjacent to the center drive aisle. Residents will deliver their trash to this common container for routine pick-up. Water mains are located in N. 8th Avenue. Water connections will travel from the existing main up the center drive aisle between the buildings and enter the on the south of the North Building and to the north of the South Building. The sewer main is located in the eastern alley. Sewer services will exit from east faces of the buildings and tie into the existing main. Bicycle Parking Program B-2M Requirements Bicycle Spaces North Building (53 Units) 1 Per Unit 53 South Building (47 Units) 1 Per Unit 47 TOTAL SPACES REQUIRED 100 Indoor spaces 92 Outdoor spaces 12 TOTAL PROVIDED 104 RC-1 December 2021 14 Site Plan Applica on (RC-1): 9TEN Mixed Use Additionally, overhead electrical lines run along eastern alley. We are proposing to slightly relocate these poles and lines to the west in order to maintain a minimum drive aisle within the alley and to coordinate with the proposed parking islands. Please see Sheet C3.1 for specifics and utility locations. II. Pedestrian Circulation The project site is a narrow lot bound by allies to the east and north, with North 8th Avenue and Aspen Street, along with their associated R.O.W.s, framing the lot to the west and south. The North Building fronts on North 8th Avenue and has a secondary entrance accessed via a sidewalk off the alley and on the north side of the building. The South Building also fronts along North 8th Avenue as well as the alleyway, The commercial component of the South Building is accessed from Aspen Street. The two residential lobbies in the buildings will be accessed off of North 8th Avenue via a central drive access. The block frontage on Aspen Street is classified as Storefront, a 12-foot sidewalk will be located along the south side of the South Building. North 8th Avenue is designated a landscaped block frontage, this allows the building to sit approximately 12’ off the western property line. III. Accessible Provisions This development will be designed in compliance with the IBC, including it’s accessible requirements; as well as ANSI 117.1 standards for accessible design. Specifically pertaining to this site plan, the site design provides three (3) accessible parking spaces in the eastern alley adjacent to the east entrances. These parking spaces are located with the closest access to building and the designated Accessible unit types, and lots adjacent to the South building are located to provide access to the commercial space as well as the residential entry. All resident building entries, the refuse area, and landscaped open space, are connected via an accessible pathway system which is in compliance with the requirements for an accessible route. IV. Fences and Railing No new fences are proposed for the site. RC-1 December 2021 15 Site Plan Applica on (RC-1): 9TEN Mixed Use V. Trash Enclosure A trash container to serve the residents and commercial tenants will be centrally located on the site along the east alley. It is primarily accessed via the east alleyway or via the sidewalk along the eastern side of the buildings. The proposed trash enclosure will have the required 5’ of landscaping buffer as required by the code. Please refer to Sheet SP100 for location and access. VI. Snow Storage Ample snow storage areas totaling approximately 1,300 SF are located in the northeastern and eastern portions of the site. Located directly off the alley, these locations will allow the main pedestrian access points remain clear. Please refer to Sheets SP100 and C3.1 for locations. VII. Open Space Open space is imagined to take several forms for this project. On the ground floor there are two exterior residential plazas onsite. In addition to the two plazas, there are residential lobbies in both buildings which will be specifically treated to create an inviting space for people to gather. Additionally, we are proposing two bike storage facilities, one located on the ground floor of each building. Each bike storage room will have additional locker style storage space, as well as provide secure covered bike parking for the residents with included maintenance and workspace. The ground floor of each building will house a shared amenity space. These amenity spaces will be accessible for use by the residents of both buildings. Lastly, as allowed by the UDC, we are proposing that half of our open space take the form of private balconies for each unit. These balconies will exceed the required minimum size of 6’ x 6’. Please see the open space calculations on the table below. Commercial open space will be provided by a pedestrian oriented plaza adjacent to the commercial space. The plaza is 510 SF large and will be improved with planters, benches and bike racks. Commercial open space is required to be two percent of the total area required for the commercial activity, or in this case is 44.5 SF. RC-1 December 2021 16 Site Plan Applica on (RC-1): 9TEN Mixed Use VIII. Construction Management To provide a safe working environment for adjacent properties, the project will utilize temporary construction fencing along the perimeter of the property. A 40cy dumpster will be located in eastern portion of the site adjacent to the alley for construction waste. The center drive aisle will be used as a construction staging area. See C2.1 for more information. IX. Site Adjacencies This site is located in the heart of the Midtown urban renewal district in a B-2M Zone. Activities within a 5-10 minute walk range from restaurants and bars to retail and services oriented business to community parks. This project is the ideal location for residential Mixed use infill as it has a well established commercial area and is bordered by recently upgraded North 7th infrastructure. E. Parkland The 9Ten Mixed Use Development is a multi-family residential complex with commercial uses. Per UDC 38.420.030.C this project will be providing cash in lieu of for the parkland dedication. Calculations: Max Required Dedication—12 Units/Acre (B-2M) Dedication Per Dwelling = 0.03AC (12Units/Acre x 1.447 AC x 0.03) = .52AC (22,651.2 SF) (22,651.2 x $2.07) = $46,887.98 PROGRAM B-2M DISTRICT REQUIREMENTS OPEN SPACE (39) TWO BEDROOM UNITS 150 SF PER UINT 5,850 SF (3) THREE BEDROOM UNITS 150 SF PER UNIT 450 SF TOTAL PRIVATE OPEN SPACE REQUIRED: 12,100 SF ON SITE OPEN SPACE 6,298 SF TOTAL PRIVATE OPEN SPACE PROVIDED: 12,232.5 SF (40) ONE BEDROOM UNITS 100 SF PER UNIT 4,000 SF (18) STUDIO UNITS 100 SF PER UNIT 1,800 SF BALCONY OPEN SPACE (50% MAX) 5,934.5 SF Residen:al Open Space Calcula:ons RC-1 December 2021 17 Site Plan Applica on (RC-1): 9TEN Mixed Use I. Response to Resolution 4784 Parkland Dedication With regards to Resolution 4784,our application meets several of the favorable circumstances for accepting CIL including: · The development is mixed use and located within a commercial zoning district. · The development is located on an infill site. · The acceptance of CIL enable the accomplishment of other City priories such as the creation of affordable housing. · There are currently 3 parks within a 1/4 of the project site and 6 parks within a 1/2 mile of the site. These parks also have a wide range of uses from nature preserves, plazas, play fields and BMX pump tracks. PUBLIC PARKLAND DEDICATION TRACKING TABLE CURRENT PREVIOUS PHASES: SUBDIVISION NAME: ORIGINAL TOWNSITE PLAT PROJECT NAME: East Mendenhall Mixed Use TOTAL FOR SUBDIV: THIS PROPOSAL: PHASE/LOT: N/A No previous phases NUMBER OF RES. UNITS PER PHASE/LOT / SITE PLAN 99 99 N/A ACREAGE PARK LAND AND/OR CIL REQUIRED: $46,887.98 .52 .52 =12 du x 1.4 acres x 0.03 acres/ du N/A VALUE OF IMPROVEMENTS IN LIEU PROPOSED: $________________ VS. VALUE OF CODE REQD. BASIC PARK IMPROVEMENTS: $ ___________ N/A N/A N/A ACREAGE PARK LAND PREVIOUSLY DEEDED TO COB: N/A N/A N/A ACREAGE PARK LAND YET TO BE CONVEYED: N/A, using CIL N/A N/A N/A PARK MASTER PLAN APPROVAL DATE:_________ N/A N/A N/A Parkland Tracking Table and Cash in Lieu Calculation RC-1 December 2021 18 Site Plan Applica on (RC-1): 9TEN Mixed Use · The development will participate in the maintenance of parks which will serve the development for which CIL is provided · It is the expressed preference of the developer. II. Chapter 8 of the PROST Plan Cash-in-Lieu Criteria Proximity to exiting Parkland There are 3 parks within a 1/4 of a mile from the project site. All three parks have different functions and sizes from the Special Use BMX Pump Track, to neighborhood parks, and more natural preserve parks. Within a 1/2 mile radius there are 6 parks that incorporate an even wider range of uses, including a baseball field and neighborhood tot lots. These parks range in size from the smallest park plaza at .193 acres all the way up to 4.8 acres at the North Grand Fields and 5.9 Acres at the west lake BMX Park. The Gallatin County Fairgrounds are also within a half mile of the site. Size of Land Available for Parkland The project site is approximately 1.4 acres, when parking, setbacks, building services, and required open space are removed, very little usable space is available for parkland. Additionally; because of the narrow nature of the site, the remaining space left for development does not lend itself to park development. Housing Density/Infill Projects The balance between housing density and parkland is challenging for this site. If the required amount of parkland was to be provided, it will result in the loss of a building and approximately 50 units. This project is also aiming to create Affordable housing by selling 20% of the units at 80% ami. This metric is only achievable by creating more units. Requiring the dedication of parkland would result in less units therefore making it harder to achieve this 80% of ami metric. Trail Connections There are currently no planned PROST trails near our site. The closest planned trail is on the property to the west of North 8th Avenue. That property has a planned trail that will eventually connect across Oak Street and continue north to Baxter Lane. RC-1 December 2021 19 Site Plan Applica on (RC-1): 9TEN Mixed Use Suitability Factors This project site is a very narrow and long lot which does not lend itself to being a great location for a park. Additionally; the property is on the edge of a B-2M zoned area, which per the Community Plan, is a district that should support mixed-use development capable of accommodating continued growth. The project site is also located within the Mid Town Urban Renewal District, which is an area the City Commission has identified as blighted and is proactively taking steps to facilitate increased density and infill development. For these reasons this project site is not suitable for parkland development. Service Area There are currently 3 parks within a 1/4 of a mile and 6 parks within 1/2 of a mile. The CIL amount could be spent on. F. Site Ligh ng This project will provide comprehensive exterior building and site lighting in accordance with the standards specified in UDC 38.570. All building entries will be well lit with site and building lighting tailored to the specific entrance. Linear, in- ceiling lighting will be used at building entrances to provide at the source illumination, and integrate the fixtures into the building architecture. Please refer to Sheet ES1.1 for lighting locations and details, and Sheet ES1.4 for additional details and cut sheets. G. Building Design The proposed project will consist of two cohesive buildings centrally located on two separate lots with a shared access agreement. The two buildings share common massing and fenestration detailing and strategies to break up the mass of the forms while allowing the two buildings to read as a cohesive project. As previously described, a pedestrian friendly commercial storefront experience is the intent along Aspen Street. Block frontage standards will be addressed accordingly to include wide sidewalks, glazing, setbacks, and weather protection features. Landscape frontage is proposed along N. 8th Avenue, with pedestrian plazas located at the main residential entrances to help activate the streetscape. Currently, the mechanical equipment is RC-1 December 2021 20 Site Plan Applica on (RC-1): 9TEN Mixed Use proposed to be both housed interior to the building, in ceiling space of each dwelling unit, as well as some roof mounted condensing units. Roof top units are pulled back from the roof edge and screened with parapet walls. The applicant is aware that if this configuration changes, additional screening may be necessary. A Modification to an Approved Plan application will be filed with the City if any additional exterior or roof mounted equipment is incorporated into the project. Exterior meters and associated screening are noted on the Architectural Site Plans. In the following sections the applicant will go into the building design in greater detail. General Massing and Scale Strategies The use of articulation to push and pull the façade was used to break up the overall mass of buildings and reduce the visual impact of the buildings due to their length in the north and south direction. The unit balconies have been extruded and create a rhythm, along with the fenestration, on the units exterior to break up the mass and reduce the overall effective scale of the building. The main residential entries have been recessed to create integral weather protection and invite the residents and guests into the building. The heights of the entry corners have been raised to create a focal point and to visually anchor the buildings on the site. Striation and architectural elements are used on the first floor to differentiate the residential spaces from the building entrances, the commercial space, and the ground floor amenity spaces. The large areas of glazing in main residential entrances and the commercial components also help to reinforce the visual separation of the public and private spaces in the building. Building Materials The buildings are primarily clad in metal siding, with areas of fiber cementitious panel. Fiber cement composite wall panels with a brick profile will be used to emphasize the building corners at the residential entrances, and at the non- residential areas to help delineate those spaces from the residential uses. Wood siding is used in contrast to the metal siding to provide visual warmth to the project. These primary materials will be accented with areas of metal railings and glazing. Metal siding was chosen for it’s quality, durability and its relation to many of the newer commercial and residential projects along 7th Avenue. Fiber cementitious panels are employed due to their design flexibility, ease of maintenance and durability. RC-1 December 2021 21 Site Plan Applica on (RC-1): 9TEN Mixed Use Commercial Shell Space The commercial shell space on the ground level is 2,225 SF and is being designed for flexibility to accommodate a variety of future uses which will serve the building tenants as well as the surrounding area. The commercial space features a 13-foot- high ceiling, weather protection, and storefront glazing along Aspen Street in accordance with block frontage standards. No signage is proposed at this time. Future tenants will apply for signage design permits at a future date as required. Dwelling Units Levels 1-4 of both buildings contain residential dwelling units. The buildings combine for a total of 100 for sale units consisting of a mix of studio, one-bedroom, two- bedroom, and three-bedroom units. 20 percent of the total residential units will be affordable, offered for sale at 80% AMI. All unit types, with the exception of studios, will have private balconies which will meet the UDC requirements for private open space. See Sheets SP201N—SP205S for details and locations. Weather Protection & Awnings Weather protection is provided at all primary building entrances by either recessing the entry or a projected awning. A continuous linear awning runs the length of the building along the Aspen Street frontage at a depth of 5’ per UDC requirements. Weather protection at residential entrances exceeds the 3’ minimum UDC requirement. Block Frontage Transparency The proposed building façade transparency for the storefront block frontage along Aspen Street, for the area between 30” to 10’ above grade, is calculated at 70%. The North Building’s proposed building façade transparency for the landscape block frontage along N. 8th Avenue, for the entire façade area facing the street, is calculated at 25.3%. The South Building’s proposed building façade transparency for the residential use landscape block frontage along N. 8th Avenue, for the entire façade area facing the street, is calculated at 22.3%. The South Building’s proposed building façade transparency for the non-residential use landscape block frontage along N. 8th Avenue, for the area 4’-8’ above grade, is calculated at 41.2%. See Sheets SP300N-SP301S for details and locations. RC-1 December 2021 22 Site Plan Applica on (RC-1): 9TEN Mixed Use H. Landscaping The project provides comprehensive site and landscape planning to lend visual interest to the streetscape and provide a comfortable urban pedestrian experience. As part of the larger North 8th Street improvements, the sidewalk and R.O.W. will be improved with grated trees, scoring patterns, and plazas that create a sense of place and acknowledges the central core of the site. Onsite there is a comprehensive landscaping plan that enhances and ties together all of the public spaces as well as distinguish the private deck areas. Additionally, an irrigation plan has been designed to support the proposed landscape design. This includes irrigation of all proposed trees, landscape material & beds, and turf areas. Please see Sheet L600 for all irrigation specifics. I. Traffic Please see Appendix D for the completed Traffic Study. J. Water Rights Griffin Neilson has been contacted to determine what cash-in-lieu of water rights are required for the site. Upon final calculation, the fee will be paid prior to site plan approval. Please see Appendix B . K. Departures There are no departers or deviations being requested at this time.