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HomeMy WebLinkAboutOakandCottonwoodDesignGuidelinesOAK & COTTONWOOD APARTMENTS DESIGN GUIDELINES SITE & BUILDING DESIGN GUIDELINES Draft Jan 19, 2021 Bozeman, Montana 2 | P a g e PROJECT TEAM ARCHITECT: JDS ARCHITECTS JESSE SOBREPENA 406-556-8080 jesse@jdsarchitectsbozeman.com BOZEMAN, MONTANA STRUCTURAL ENGINEER: C&H ENGINEERING AND SURVEYING ETHAN COTE 406-587-1115 ecote@chengineers.com BOZEMAN, MONTANA LANDSCAPE DESIGN AND PLANNING: RED BARN MONTANA LANDSCAPE DESIGN & BUILD CHAD REMPFER 406-924-8038 chad@redbarnmontana.com BOZEMAN, MONTANA CIVIL ENGINEERING: CADDIS ENGINEERING & LANDSCAPING MATT COTTERMAN 406-581-4097 mcotterman@caddiseng.com BOZEMAN, MONTANA 3 | P a g e Oak and Cottonwood Apartments Project Introduction: Oak and Cottonwood Apartments is planned as a new multi-building apartment project consisting of seven 12 plex apartments with related site improvements. The project is located on the two currently vacant lots totaling 3.13 acres at the southwest corner of the intersection of West Oak Street and North Cottonwood Road. The land is zoned as R-O within the City of Bozeman and is zoned as R-4 to the immediate west and south, B-2M to the immediate north and PLI to the immediate east. The site is adjacent to apartment buildings on the west and south with Gallatin High School to the east. The lot to the north is currently vacant. There are exceptional views of the Bridger Mountains to the northeast of the site. As proposed the project would include (7) 12-plex apartment buildings with 84 new 2-bedroom apartments units. The proposed project would be built in two separate phases to occur in 1-year intervals. The development is intended create quality and efficient living space that provides security, privacy, quality living space, and usable shared community space. Intent of Design Guidelines: The intent of these design guidelines is to guide future phases of planning, design, and construction within the Oak and Cottonwood Apartments. These design guidelines do not take precedence over the Bozeman Uniform Development Code “UDO” or Governing Building Codes. These guidelines are to guide the major design decisions and intent within the Oak and Cottonwood Apartments. 4 | P a g e Design Intent: It is our intention to create a quality, attractive, and efficient apartment project that lasts the test of time for aesthetics and functionality. The open-air three-story apartment buildings are designed for maximum privacy, safety, views, ease of construction and quality living space. We designed the buildings to include both private outdoor space and communal outdoor spaces. It is our intent to provide a safe friendly feeling environment for the tenants. The site design is intended to minimize the impact of vehicular traffic on the apartments. The site design encourages walking, biking, and outdoor activities in general. Privacy: 5 | P a g e The Oak and Cottonwood Apartments building, and site design offers maximum privacy for each apartment. Using landscaping and minimum 10’ setbacks between all parking and public areas, the units will offer a sense of privacy. The unit design thus creates private feeling usable areas toward the viewsheds and open outdoor space. Safety: The design of the buildings and site layout are intended to offer a safe feeling environment for the user. To help us achieve the safe user experience the building design have no enclosed common areas. This design configuration discourages blind corners and long dark corridors common to most apartment building designs. The open outdoor common space is meant to feel secure while not feeling enclosed by providing open site lines and being outdoor rather than in a hallway or corridor. The ample night skies compliant building lighting throughout the project will also lend to the safety of the development. Common areas around the buildings are designed to have good lighting levels. Views: The site location allows for views of the Bridger Mountains. The living, kitchen and patios face external to the lot taking advantage of the open views away from the site. This building orientation also presents the most interesting side of the building to the surrounding neighborhood while screening the “internal” parking and driving areas. The vertical orientation of the flat type apartments take advantage of the two and three-story building heights providing excellent views from the apartments. Economy: Due to the high cost of land and construction, the project is designed for efficiency in both the use of land and economy of construction. The three-story design allows for a higher unit density and the stacking layout of the floors allows for simplified efficient construction. Nature: In addition to the exceptional views offed on site, the project is designed to interact the neighboring community thru ample sidewalks throughout the project connecting to the existing city sidewalk system. In addition to the pedestrian friendly sidewalk system, the project is proposing a common outdoor exercise area for use by the public and tenants. Site Design: Permitted Uses: Oak and Cottonwood Apartments is zoned as R-O per the Bozeman UDC. R-O is defined in the UDC as follows: The intent of the R-O residential-office district is to provide for and encourage the development of multi-household and apartment development and compatible professional offices and businesses that would blend well with adjacent land uses. 6 | P a g e As planned the Oak and Cottonwood Apartments will be exclusively apartments. All uses defined in the Bozeman UDO under R-O zoning will be allowed. West Side Flats Setbacks: Building Setbacks Front setback 15’ Rear setback 20’ Side setback 5’ All setbacks as defined in the Bozeman UDO under R-O zoning will be allowed. Landscape Design: Landscaping plays an important role in the overall success of the Oak and Cottonwood Apartments. Thoughtful landscape design is intended to enhance the buildings by easing the transition of building to site. All buildings will have transitional plantings between the building edge and site. The perimeter building landscaping will also provide privacy for the first story living units, specifically the bedroom units. The landscape design also will provide screening from vehicular traffic for the first story living units. The landscape design is also configured so parking areas are well screened from areas surrounding the Oak and Cottonwood Apartments. All sodded areas will contain underground irrigation sprinklers. All landscaped beds will receive drip irrigation. All landscape edging will be metal edging. Seventy five percent of all trees and plantings will be drought tolerant species to conserve water consumption. All future development within Oak and Cottonwood Apartments will be required to utilize a Landscape Professional or Landscape Architect. All proposed and future landscape design must meet Bozeman UDO minimums. 7 | P a g e Snow Storage & Snow Removal: Snow Storage will be critical during the winter season. All future development and site plans must indicate adequate and functional snow storage areas. During the initial phase of the development snow storage can be placed at the edge of the non-developed parking and driveways. All areas requiring snow removal will be the responsibility of the management company responsible for property management and maintenance. Pedestrian Trails and Site Connectivity: The Oak and Cottonwood Apartments provide numerous sidewalks to enhance the day to day living experience within the development. The sidewalks are intended to promote a healthy lifestyle through walking running and biking over driving. The sidewalks provide connectivity to the numerous pedestrian sidewalks of the surrounding neighborhood. Future development is to maintain or exceed the connectivity as planned within the Oak and Cottonwood Apartments Master Site Plan. Parking: Parking is important to the success of the Oak and Cottonwood Apartments development. Due to our region’s inclement weather and the location of the project within the Bozeman community, driving will be a requirement for most residents of the Oak and Cottonwood Apartments. We have striven to provide adequate parking for the development and feel that the minimum requirements required by the Bozeman UDO is adequate. We have designed the development to encourage walking and biking that will lessen the need for parking stalls. In addition, we provide approximately 100% more bike parking than required to promote the use of biking over driving. The building design of the Oak and Cottonwood Apartments also provides ample internal storage making bike ownership feasible to further encourage alternative transportation modes. No junk vehicle or non-running vehicles will be allowed in the Oak and Cottonwood Apartments. Due to the high demand of the parking stalls, no RV parking will be allowed in the development. Accessible parking spaces have been laid out so that each building entrance has a convenient and close accessible parking spot. All accessible parking stalls meet the “Van Accessible” parking standards for easy use by larger vehicles. Open Space: The Oak and Cottonwood Apartments provide for and exceed the Bozeman open space requirements. Open space is provided adjacent to buildings for the enjoyment of the building users. When designing the Oak and Cottonwood Apartments, we strove to create quality open space enhanced by landscape features. Portions of the open space is designed to be clear of landscaping to be utilized for play. In addition to ample common open space areas, Oak and Cottonwood Apartments provide for private outdoor open space in each of its planned 84 units. 8 | P a g e Site Lighting: Site lighting will be provided by LED zero cutoff night skies compliant wall sconces. Site lighting has been designed to minimize light pollution onto adjacent properties while providing minimum light levels for safety. Parking lot lighting should be LED type and connect to the wall sconce lighting in photocell system. All exterior site lighting should match in color of fixtures (black or dark bronze) and LED color temperature. Led color temperature should strive to be in the mid or warm color range, 2500-3500K. Building Design: Building Materials: The building materials specified within the Oak and Cottonwood Apartments are intended to enhance and contribute to the overall character and success of the building design. Material selections should complement and contrast with one another and appear as high-quality materials. Where feasible materials should be low to no maintenance for a long-lasting quality appearance. Allowed materials include, cementitious siding, exposed concrete up to 34” above grade, 24 gauge corrugated metal siding, architectural asphalt shingles, 24 gauge standing seam metal roofing, metal accents such as awnings or bracing, exposed wood min dim of 6”x6” nominal, and limited amounts of natural wood siding. Natural wood siding to be used as an accent only and should be limited to 20% of each façade accent area. Building Heights: Building heights are to follow the limitations as outlined in the Bozeman UDO for each zoning district. The Building Heights within an R-O zone is limited to 42’-0”at main roof ridges. Chimneys or roof screening mechanical chases can go 4’-0” beyond the roof ridge limitations. 9 | P a g e Roof Design: The rood design plays an important part in the overall appearance of the Oak and Cottonwood Apartments. Oak and Cottonwood Apartments are intended to resemble traditional roof forms seen throughout the western countryside. Main roof forms should be provided with a min. of 6:12 roof slope. Secondary roofs will be allowed to be a low slope or flat roof form. No roof element is to exceed 40 feet without a break, interruption, or secondary roof element. Chimney elements play an important role in breaking the roof lines of West Side Flats. The Chimneys also provide a place to terminate and screen roof top penetrations such as plumbing vents. Where feasible all required roof penetrations should be routed to the open-air chimney element. Roof design elements that accentuate the roof design our encouraged, examples of these elements would be changes in roof materials, dormers, roof bracing, and chimneys. Roof eaves and soffits to be constructed with metal for a long-term quality appearance. Gutters and snow breaks are encouraged where water and snow fall off would interfere with the pedestrian areas around the building. All metal roofing must include snow breaks to hold the snow on the roof to discourage damage to the structure or private property. All metal roofs to be of 24-gauge prefinished materials. Building Massing: The Oak and Cottonwood Apartments building design is meant to create visual interest through varied massing of the building forms. Using a combination of a simple gable form roof and a 10 | P a g e single pitch roof with a smaller connecting gable roof form between the units, we created an interesting building design that is meant to be a modern and clean lined interpretation of the simple forms of agricultural buildings within our region. Pedestrian scale entry roof elements help add a human scale to the common entries throughout the project. The covered entries help define entry points to the building while protecting the building users from the elements. Future Development within the Oak and Cottonwood Apartments must meet the minimum design standards set forth in Phase 1 of the development. Gable end walls are limited to 44 feet in width without a horizontal two-foot wall change. The remaining walls of the project must have a minimum two-foot undulation every 32 feet. Decks/Porches: Decks and porches throughout the Oak and Cottonwood Apartments are intended to be used as private outside to indoor transition space for each apartment and should offer both functional outdoor living space as well as offer outside private space. Privacy at ground level patios will be provided by 32 high board formed concrete walls. The low wall while allowing views from the internal portions of the apartments will act as a barrier between private and public space. Privacy at deck areas will be provided by 42” high nontransparent guardrails. The non-transparency at the decks will allow for neat appearing building façade without the clutter of outdoor furniture and miscellaneous storage use that occurs 11 | P a g e at private decks. No outdoor storage of bicycles, outdoor recreation equipment, or laundry will be allowed on patios and decks within the Oak and Cottonwood Apartments. Exterior Lighting: Lighting will play an important factor in providing safety and visual interest for the project. Lighting in the Oak and Cottonwood Apartments as planned is limited to Bronze LED sconce lighting & recessed lighting. Parking lot lighting shall meet City of Bozeman Standards. Parking lot light poles will be limited to 20’ heights as measured from grade. If provided all parking lot lighting shall be LED zero cutoff, connected to photocell sensors. Light poles will be installed on 18” min. diameter concrete bases 30” minimum above grade to protect light poles from vehicles. All proposed and future exterior lighting must meet Bozeman UDC dark sky compliance and must not exceed light pollution maximums onto adjacent properties per Bozeman UDC standards. Landscape lighting accents and bollard lighting is allowed if the fixtures are LED type and meet UDC dark sky standards. Governing Codes and Bozeman UDO: These design guidelines do not take precedence over the Bozeman Uniform Development Code “UDO” or Governing Building Codes. These guidelines are to guide major design decisions and design intent within current and future West Side Flats development.