HomeMy WebLinkAboutPlanning_Narrative
October 22, 2021
City of Bozeman, City Planner
20 East Olive Street
P.O. Box 1230
Bozeman, MT 59715
Re: Buffalo Run Site Plan Submittal – Project Narrative
TABLE OF CONTENTS:
SITE PLAN:
COVER SHEET C
PHASING PLAN S1
SITE PLAN S2
PARKING PLAN S3
PARKING LOT LANDSCAPING S4
OPEN SPACE PLAN S5
BLOCK FRONTAGES S6
ILLUSTRATIVE SITE PLAN S7
PARKLAND DEDICATION S8
CONCURRENT CONSTRUCTION REQUEST S9
ARCHITECTURE:
BUILDING A A4.01
BUILDING B A4.01
BUILDING C A4.01
BUILDING D A4.01
BUILDING E A4.01
BUILDING F A4.01
BUILDING G A4.01
BUILDING H A4.01
BUILDING I A4.01
BUILDING J A4.01
BUILDING K A4.01
BUILDING L A4.01
BUILDING M A4.01
BUILDING N A4.01
BUILDING O A4.01
DUPLEX 1 A/B – 14 A/B A4.01A
CIVIL:
GENERAL NOTES C010
CONSTRUCTION ROUTE MAP C015
EXISTING SITE FEATURES AND TOPOGRAPHY C017
EROSION AND SEDIMENT CONTROL C020
SITE MAP INDEX C100
NW SITE PLAN (1 OF 4) C201
SW SITE PLAN (2 OF 4) C202
NE SITE PLAN (3 OF 4) C203
SE SITE PLAN (4 OF 4) C204
OVERALL GRADING PLAN C300
NW GRADING PLAN (1 OF 4) C301
SW GRADING PLAN (2 OF 4) C302
NE GRADING PLAN (3 OF 4) C303
SE GRADING PLAN (4 OF 4) C304
NW UTILITY PLAN (1 OF 5) C401
SW UTILITY PLAN (2 OF 5) C402
NE UTILITY PLAN (3 OF 5) C403
SE UTILITY PLAN (4 OF 5) C404
OFFSITE UTILITY PLAN (5 OF 5) C405
SITE DETAILS C701
EROSION AND SEDIMENT CONTROL DETAILS C702
STORMTECH DETAILS (PARKING LOTS) C703
STORMTECH DETAILS (ROAD TREATMENT) C704
TRASH ENCLOSURE AND BIKE RACK DETAILS C705
LANDSCAPE:
LANDSCAPE PLAN L1.1
LANDSCAPE PLAN L1.2
LANDSCAPE PLAN L1.3
LANDSCAPE PLAN L1.4
LANDSCAPE PLAN L1.5
LANDSCAPE PLAN L1.6
LANDSCAPE DETAILS L1.7
LANDSCAPE NOTES L1.8
Buffalo Run is envisioned to be a residential community that will provide enduring value to the City of Bozeman
and the region. A cohesive residential community and urban framework plan that is grounded in a constant set
of integrated planning principles. The vision and directives for Buffalo Run were developed and influenced by
several factors related to the environment, community, and the demand for alternative housing choices.
Outlined below are the integrated planning principles that have been incorporated into the site plan program.
These principles are to serve as a guide for all levels and elements of design, phasing and implementation. The
integrated planning principles are as follows.
Principle One: Enhance community networks and open space
Buffalo Run is configured utilizing a grid of pedestrian friendly streets and open space corridors. The intent is to
provide community and regional users alternative routes to access adjacent parcels, neighborhoods, and
community amenities. The site plan incorporates two 30’ pedestrian trail corridors. These corridors provide
pedestrian connections to the adjacent parcels and existing neighborhood located to the east. This includes
making a connection to the existing Meadow Creek Park and neighborhood located to the east. North/south
connections are included providing connectivity to future development. An East West connection from Fowler to
access to the extended Meadow Trail within Meadow Creek Park is also included.
The street grid is configured to provide alternative routes and connect with the existing street network. These
streets are proposed to connect to the north and south with future development parcels.
Principle Two: Identify and sustain green infrastructure
It is the intent to utilize and maintain green infrastructure. Utilizing existing green environmental systems and
natural drainage patterns will require less impervious and engineer infrastructure. Designing around the natural
existing pond provides a large area to be preserved as open space that is planned to be utilized as passive and
active space for the community.
Principle Three: Protect environmental systems
Buffalo Run site plan incorporates and preserves existing natural systems including integrating with the natural
topography and drainage patterns. The existing pond on site is to be preserved and re-aligned to serve as a
neighborhood focal point surrounding the neighborhood amenity. Existing trees in open space areas are to
remain.
Principle Four: Establish a diversity of housing types
The Buffalo Run site plan is configured to accommodate a diversity housing that will allow for a multi-
generational and dimensional population. This includes multi-family apartment style housing, attached
Rowhouses, and Duplex buildings.
Principle Five: Enhance Community connectivity
Buffalo Run is configured within a development pattern that includes pedestrian-oriented and walkable streets.
Sidewalks and trails are incorporated into the plan to provide alternative circulation routes and to connect with
existing neighborhood and adjacent future development parcels. This site plan includes the expansion of
Meadow Creek Park and the extension of the trail.
The proposed street configuration reinforces multimodal connectivity within the project and the surrounding City
of Bozeman. The streets are planned to reinforce the urban grid that is envisioned for Bozeman and the region.
Buffalo Run proposes two North/South Avenue connections that will help reinforce connectivity throughout the
site. This street network provides for walkable blocks that will provide alternative pedestrian, bicycle, and
vehicle routes. The grid will further disperse traffic and provides a safe corridor for pedestrians.
A hierarchy of focal points and amenities are incorporated into the plan that will foster community gathering
and social interaction. This includes the enlarged Meadow Creek Park and proposed neighborhood amenities,
such an herb garden and grill pavilions. The central pedestrian street corridor creates a visual and physical
connection to the neighborhood center, ponds, and park. This central amenity area serves as the focal point of
the project.
PROJECT LOCATION:
5400 Fowler Lane, Bozeman MT
ZONE DISTRICT / PRPOSED USE / PROJECT TYPE:
R-4 – Residential. Proposed Residential neighborhood with a mix of apartment, duplex and rowhouse style
buildings. The project intent is to create a residential neighborhood with amenities, pedestrian greenways, and
connection to the expansion of the adjacent Meadow Creek Park.
COMMUNITY PLAN FUTURE LAND USE:
Urban Neighborhood
SIZE:
20.3 Acres
SITE COVERAGE/ LAND USE:
Total Building(s) first floor footprint = 134,988 SF (16.5% of total parcel)
Floor Area Ratio (FAR) = .32 (see chart below)
Parking/Drives = 280,126 SF (34.3% of total parcel)
Landscape Area = 175,133 SF (21.5% of total parcel)
Walks = 90,634 SF (11.1% of total parcel)
Public Easements (In Lieu of ROW) = 135,431 SF (16.6% of total parcel)
FLOOR AREA RATIO (FAR):
FLOOR AREA RATIO (FAR) CALCULATIONS
USE
TOTAL AREA
SQ.FT.% OF TOTAL
BUILDINGS
BLDG A 29,518 3.3%
BLDG B 33,313 3.8%
BLDG C 32,914 3.7%
BLDG D 32,914 3.7%
BLDG E 23,582 2.7%
BLDG F 23,582 2.7%
BLDG G 12,591 1.4%
BLDG H 22,601 2.6%
BLDG I 5,258 0.6%
BLDG J 11,610 1.3%
BLDG K 12,591 1.4%
BLDG L 12,591 1.4%
BLDG M 5,258 0.6%
BLDG N 11,610 1.3%
BLDG O 5,287 0.6%
DUPLEX 1 A/B - 14 A/B 2,735 0.3%
NEIGHBORHOOD CENTER 3,830 0.4%
SUBTOTAL
(BUILDING AREA)281,785 31.8%
NOTES:
1) FAR IS BASED OF TOTAL PARCEL SIZE : 20.3 ACRES (885,574.8 SQ.FT.)
2) TOTAL AREA SQ.FT. INCLUDES PATIO/DECK
RESIDENTIAL ZONING DISTRICTS – AUTHORIZED USES:
Per BMC Sec. 38.310.030
RESIDENTIAL ZONING DISTRICTS
UNIT TYPE / USE TOTAL DU
LOT AREA REQUIRED/
DU
TOTAL REQUIRED
LOT AREA (SQ.FT.)
BLDG A - APT 24 SEE NOTE 1 32,600
BLDG B - APT 30 SEE NOTE 1 39,800
BLDG C - APT 30 SEE NOTE 1 39,800
BLDG D - APT 30 SEE NOTE 1 39,800
BLDG E - APT 22 SEE NOTE 1 30,200
BLDG F - APT 22 SEE NOTE 1 30,200
BLDG G - ROWHOUSE 5 3,000 SF/DU 15,000
BLDG H - APT 22 SEE NOTE 1 30,200
BLDG I - ROWHOUSE 2 3,000 SF/DU 6,000
BLDG J - ROWHOUSE 4 3,000 SF/DU 12,000
BLDG K - ROWHOUSE 5 3,000 SF/DU 15,000
BLDG L - ROWHOUSE 5 3,000 SF/DU 15,000
BLDG M - ROWHOUSE 2 3,000 SF/DU 6,000
BLDG N - ROWHOUSE 2 3,000 SF/DU 6,000
BLDG O - ROWHOUSE 4 3,000 SF/DU 12,000
DUPLEX 1 A/B - 14 A/B 28 2,500 SF/DU 70,000
SUBTOTAL 399,600
NOTES:
1) MULTI-FAMILY APARTMENT LOT REQUIREMENTS: 5,000 SF/FIRST UNIT + 1,200
SF/EACH ADDITIONAL UNIT
NUMBER OF BUILDINGS/ UNITS/ BEDROOMS:
1 BR TYPE
A
1 BR TYPE
B
2 BR TYPE
A
2 BR TYPE
B 3 BR Total DU BLDG TYPE
BLDG A 6 12 6 24 MULTI-FAMILY
BLDG B 0 10 12 8 30 MULTI-FAMILY
BLDG C 10 4 14 2 30 MULTI-FAMILY
BLDG D 10 4 14 2 30 MULTI-FAMILY
BLDG E 2 6 14 22 MULTI-FAMILY
BLDG F 2 6 14 22 MULTI-FAMILY
BLDG G 2 3 5 ROWHOUSE
BLDG H 6 6 10 22 MULTI-FAMILY
BLDG I 2 2 ROWHOUSE
BLDG J 4 4 ROWHOUSE
BLDG K 2 3 5 ROWHOUSE
BLDG L 2 3 5 ROWHOUSE
BLDG M 2 2 ROWHOUSE
BLDG N 4 4 ROWHOUSE
BLDG O 2 2 ROWHOUSE
DUPLEX 1 A/B 2 2 DUPLEX
DUPLEX 2 A/B 2 2 DUPLEX
DUPLEX 3 A/B 2 2 DUPLEX
DUPLEX 4 A/B 2 2 DUPLEX
DUPLEX 5 A/B 2 2 DUPLEX
DUPLEX 6 A/B 2 2 DUPLEX
DUPLEX 7 A/B 2 2 DUPLEX
DUPLEX 8 A/B 2 2 DUPLEX
DUPLEX 9 A/B 2 2 DUPLEX
DUPLEX 10 A/B 2 2 DUPLEX
DUPLEX 11 A/B 2 2 DUPLEX
DUPLEX 12 A/B 2 2 DUPLEX
DUPLEX 13 A/B 2 2 DUPLEX
DUPLEX 14 A/B 2 2 DUPLEX
TOTALS 30 42 96 18 51 237
DENSITY CHART
CALCUATED BUILDING HEIGHTS:
BLDG A: 41’ - 7” ROOF PITCH: 2/12
BLDG B: 41’ - 9” ROOF PITCH:2/12
BLDG C: 41’ - 5” ROOF PITCH: 2/12
BLDG D: 41’ - 5” ROOF PITCH: 2/12
BLDG E: 41’ - 9” ROOF PITCH: 2.5/12, 2/12
BLDG F: 41’ - 9” ROOF PITCH: 2.5/12, 2/12
BLDG G: 30’ - 7” MAIN ROOF PITCH: 6/12, GABLE ROOFS: 12/12
BLDG H: 41’ - 9” ROOF PITCH: 2/12
BLDG I: 30’ - 7” MAIN ROOF PITCH: 6/12, GABLE ROOFS: 7.5/12 & 12/12
BLDG J: 30’ - 7” MAIN ROOF PITCH: 6/12, GABLE ROOFS: 6/12 & 12/12
BLDG K: 30’ - 7” MAIN ROOF PITCH: 6/12, GABLE ROOFS: 12/12
BLDG L: 30’ - 7” MAIN ROOF PITCH: 6/12, GABLE ROOFS: 12/12
BLDG M: 30’ - 7” MAIN ROOF PITCH: 6/12, GABLE ROOFS: 7.5/12 & 12/12
BLDG N: 30’ - 7” MAIN ROOF PITCH: 6/12, GABLE ROOFS: 6/12 & 12/12
BLDG O: 30’ - 7” MAIN ROOF PITCH: 6/12, GABLE ROOFS: 6/12 & 12/12
DUPLEX 1 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 2 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 3 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 4 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 5 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 6 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 7 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 8 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 9 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 10 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 11 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 12 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 13 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
DUPLEX 14 A/B: 30’ - 5” ROOF PITCH: 10/12, 6/12, 3/12
NEIGHBORHOOD CENTER: 27’ – 0”
PARKING: (See S3-Parking Plan for additional information):
PARKING CALCULATIONS
REQUIRED
RESERVED/
SURFACE
1 BR - TYPE A RESIDENTIAL 30 45
1 BR - TYPE B RESIDENTIAL 42 63
2 BR - TYPE A RESIDENTIAL 96 192
2 BR - TYPE B RESIDENTIAL 18 36
3 BR RESIDENTIAL 51 153
TOTAL 489
SURFACE PARKING N/A N/A 406
ON-STREET PARKING 89
ADA PARKING RESIDENTIAL 18
PARKING GARAGES (1)RESIDENTIAL 29 0
GRAND TOTAL 513
3) PARKING CALCUATIONS: RESIDENTIAL = 1.5 SPACE /1 BR, 2 SPACES/2 BR, 3 SPACES/3 BR
UNITS (RESIDENTIAL)USE UNITS / AREA
PROPOSED PARKING
SEE NOTE 2
SEE NOTE 4
1) PARKING GARAGES ARE IN ROWHOMES ONLY. EACH ROWHOUSE HAS A 2-CAR PARKING GARAGE, GARAGE PARKING
IS COUNTED TOWARDS THE REQURIED PARKING CALCS.
4) ADA SURFACES SPACES ARE COUNTED FROM EACH PARKING FACILITY. 6 FACILITIES ON SITE, SEE SITE PLAN FOR LOCATIONS. ADA SPACES
ARE NOT COUNTED IN PROPOSED PARKING CALC, THEY ARE CALCUALATED SEPARATELY BASED ON TOTAL SURFACE SPACES PROVIDED.
2) ON STREET PARKING CALCULATIONS COUNT TOWARD THE TOTAL PARKING SPACES REQUIRED FOR DEVELOPMENT.
SEC. 38.540.050
PARKING CALCULATIONS PER PHASE: (See S1 for Phasing Plan and S3 for Parking Plan)
PHASE I: Includes all proposed on-street parking on Kurk Drive, Avenue B and Avenue C, 37 spaces in Parking
Facility #1, 145 spaces in Parking Facility #4, Rowhouse driveway parking for BLDGS G, I & M
PHASE II: Includes 28 spaces in Parking Facility #1 and 78 spaces in Parking Facility #2
PHASE III: Includes 107 spaces in Parking Facility #3
Note: All dedicated on-street parking calculated towards required parking calculations are located on the street
side that is directly adjacent to the lot/building in which it is being calculated for.
OPEN SPACE CALCUATIONS: (See S4-Open Space Calculations for delineation & additional information):
Open space calculations do not include parkland area. Parkland calculations found on C-Cover of the attached
Site Plan Submittal. Per BMC Sec. 38.520.060; Multi-Family requirements: 100 square feet per dwelling unit for
one-bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. The
required open space may be provided in a combination of ways: shared opens space, ground level private
outdoor space, balconies, common indoor recreation areas and shared roof decks. See S4-Open Space
Calculations for the areas of proposed shared open space. Per BMC Sec. 38.360.250; Rowhouse requirements:
the provided open space must be directly adjacent to each unit and meet dimensions of at least 12 feet on all
sides. This usable open space can be Front yard, upper-level deck, or balcony (50%). Buffalo Run provides a
144 SF patio attached to each Rowhouse with direct access to the unit. Duplex buildings are not on individual
lots and therefore can count towards shared onsite open space requirements which are calculated at 10% of
building living space. The shared open space area has no required minimum distance from buildings, does not
include required setbacks and features no dimension less than 15 feet. Shared open space within Buffalo Run
features walkable open greenspace, pedestrian walks, landscaping, and seating elements. All shared open space
is accessible and convenient for all residents within Buffalo Run. All common open space is to be maintained by
owner.
NEIGHBORHOOD CENTERS:
Per BMC Sec. 38.410.020, Buffalo Run is proposed to include a resident neighborhood center and focal point.
The proposed Neighborhood Center is located on the west side of the Buffalo Run neighborhood and will consist
of repurposing the existing single-family home into a community amenity for the residents. The facility will
include a leasing office, multi-purpose room, fitness center, pool, and other amenities. This community amenity
is located within a park setting that includes a meandering trail system and benches that are configured around
an enhanced terraced pond system. Perennial and herb gardens are proposed to support culinary programming
and events. Other accessory buildings include a dog wash and bicycle repair facility. The pool and updates to
the Neighborhood Center will be addressed with a future site plan application.
BLOCK FRONTAGE: (See S6- Block Frontages for additional information):
Buffalo Run includes multiple block frontages which are outlined on S6 of the submittal package. Fowler Lane
includes a Mixed-Block Frontage, residences along Kurk drive include a Landscape Block Frontage, the proposed
internal Avenue B and C include a Landscape Block Frontage. All buildings that are adjacent to internal parking
lots are Special Residential Block Frontages, these areas include a required 10’ minimum building setback from
the internal parking lot sidewalk. The East/West Pedestrian ROW and the south property line includes a
Path/Trail Block Frontage. All frontages have been designed to meet requirements per BMC Sec.38.510.020.
Landscaping is used to soften facades and screen blank walls, minimum façade windows/transparency is
provided on Architectural Elevations sheets in greater detail.
DEPARTURE REQUEST:
Per BMC Sec. 38.320.030. Maximum lot size for an R-4 lot with residential uses is 2.5 acres. Buffalo is proposed
to be on a lot that is 20.3 acres. This neighborhood is comprised of a diversity of rental housing types and
therefore are proposed to be on one parcel as opposed to independent lots. While this lot size exceeds the
maximum, the site plan advances the community objectives related to the urban context and connectivity. The
site plan is configured within a framework of pedestrian oriented streets that are aligned to connect with
existing neighborhoods and adjacent future development parcels. This grid of streets in conjunction with
pedestrian corridors create walkable blocks. Streets are incorporated with pedestrian friendly sidewalks and
intersections. The extension of Kurk Drive and Fowler Lane improvements further advance community and
regional connections.
PHASING (See S1-Phasing Plan for additional information):
Phase 1 – Includes all on and off-site infrastructure including access drives of Kurk Drive, Avenue B and Avenue
C, a portion of parking facility #1 surrounding the clubhouse/amenity space, clubhouse and enhanced
pond/surrounding trail system, Multi-family Buildings C, E, F, Rowhomes G, I and M, and Duplex’s 8 A/B – 14
A/B, parking facility #4.
Phase 2 – Includes Duplex’s 1 A/B – 7 A/B, Buildings A and H as well as the remaining portion of parking facility
#1 and parking facility #2.
Phase 3 – Includes Multi-family Buildings B & D, Rowhomes J, K, L, N and O, parking facility #3 and 2 access
points, Avenue B & Avenue C.
CONCURRENT CONSTRUCTION
It is anticipated that site infrastructure construction will not be completed prior to manufacturer delivery of the
first units. Therefore, the applicant will be requesting allowance from the City of Bozeman for concurrent
construction of the vertical components with the site work components. We understand that we must comply
with the City of Bozeman UDC Section 38.270.030.D.
A concurrent construction request has been provided with this submittal as an external document.
BUILDING DESCRIPTION (See Architectural Elevations for additional information):
The architecture of Buffalo Run continues the evolving Bozeman vernacular with contemporary forms, neutral
and natural materials, and traditional detailing. Different product types relate to each other through material
palettes and tone but maintain distinct differences.
There are 7 multifamily buildings throughout the site that contain 4 different unit types. The makeup of these
units is 588 SF 1-bedroom units, 744 SF 1.5-bedroom units, 909 SF 2-bedroom units and 1,162 SF 2.5-
bedrooms units. The intent is that the multifamily flats appeal directly to working professionals or young
couples. Efficient floor plans and a more communal sense of living will help the flats achieve a New Urbanist
functionality, with simple materials inspired by the surrounding Montana landscape. There will be 2 distinct
designs to these buildings to help break up the layout of the site. All buildings will contain a mix of units and will
be capped at a height of 42 feet.
The only buildings that are over 150’-0” in length are the two types of multifamily buildings. These buildings can
both be represented in the elevations of buildings A and B. We are showing compliance with BMC 38.530.040.E
by using various window and glass sliding doors, material break up, ground floor patios, upper-level decks,
unique screening at common corridors, full height vertical columns, setbacks in within the rows of materials and
various horizontal fluctuations in the roofs. We feel that we have in good faith incorporated these elements to
exceed the requirement set forth in the BMC.
The site will also contain 29 rowhomes that will be clustered together in various configurations. These units will
be capped at a height of 31 feet. There will be (6) 1,431 SF 2-bedroom units and (23) 1,579 SF 3-bedroom
units. Rowhomes maintain many features of a duplex but with larger footprints and more architecturally refined
exteriors. These units target established professionals and families. Attached garages and patios within larger
lots help differentiate the row homes from the other buildings on site.
Finally, there will be 14 duplex buildings yielding 28 individual units. These are the smallest building footprints
but maintain the same 31-foot height as the rowhomes. All the duplexes will be 1,579 SF 3-bedroom units.
These units usually appeal directly to young families and empty nesters. With an entrance on either side of the
unit, the main level includes a spacious kitchen, powder bath and extra bedroom.
Both the townhomes and duplexes strive to break up the elevations to show compliance with BMC
38.530.040.E. We have designed these facades to use various window sizes, styles, and colors. We also
implement several materials and apply them in different directions. There are ground floor patios and upper-
level decks that also create variation across the façade. Finally, we have integrated various roof pitches to help
break up the buildings in the vertical direction.
Our goal is to bring these several types of buildings and units to the site so that the development is inclusive of
all types of people. We also feel through the design character of these buildings we will be bringing a positive
aesthetic to the city of Bozeman. This combination of these design elements has a proven track record of
successfully proving safe and affordable housing for everyone.
MEADOW CREEK PARK EXPANSION:
Submitted as an external document as part of this Site Plan Submission. Prepared by DHM Design.
Upon your review, we will be available to meet and provide additional information as required.
We appreciate your assistance and look forward to working with you further on this project.
Sincerely,
Vogel & Associates, LLC
Jeffrey Vogel, AICP
Principal