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Home My WebLink About11-29-22 Public Comment - S. Riggs - Rest Home Planning UpdatesFrom:Susan Riggs To:Susan; Tracy Menuez; Rowley, Nicole Subject:Rest Home Planning Updates Date:Tuesday, November 29, 2022 8:02:57 AM Attachments:000 Informal Rest Home App Combined e.pdf CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello: You are receiving this email update because you have expressed an interest in the futuredevelopment of the Rest Home site. If you would like to be removed from this group, please let me know by responding to this email. As a reminder, Gallatin County is in the very early stages of exploring different housing andchildcare options for this site in an effort to help retain current and recruit new County employees. HRDC, on behalf of Gallatin County, has submitted an Informal Application to theCity of Bozeman and comments are expected back in the next few weeks. The application materials are attached. Please remember that these are very preliminary ideas to spark a conversation with the City of Bozeman. There will be additional engagementopportunities in the future and we will continue to update this group as the project moves forward. Thank you. Susan Riggs, AICP www.groundprint.com406.579.5844 Responses to Informal Checklist Gallatin County Rest Home Informal DRAFT September 22, 2022 1. Project Narrative Gallatin County would like to request informal advice and direction on developing the vacant infill site behind the Gallatin County Rest Home. As the property owner, Gallatin County’s goals are to provide housing to both retain current and recruit new County employees; to provide temporary housing for traveling nurses essential to the operation of the Rest Home; to provide daycare for County Employees; and to contribute to overall supply of workforce housing in the community. The County is working with HRDC, GroundPrint, and Stahly Engineering to better understand development opportunities and constraints in preparation of a scope of work for a future Request for Proposals (RFP) to select a development partner later this year. Note that the total property is 9.8 acres. The new development site would be approximately 5.62 gross acres (4.92 net acres). The only change to the existing Rest Home would be the parking lot configuration. The following objectives have been identified so far: · Explore a variety of unit types (nurse temporary lodging with shared spaces, 1-3 bedroom units) and a variety of building types (mixed use, rowhomes and apartments) · Preference for daycare + community space + nurse units to be located near Oak Springs Park and emphasized as a way to activate the park, connect to the existing urban fabric and create a positive “face” for the new neighborhood. · Contribute to improvements for the existing neighborhood park(s) · Support public pedestrian access/connectivity through the site · Contribute to the public street network · Provide adequate parking · Be a good neighbor and consider an appropriate buffer and/or transition to existing adjacent neighborhoods Predesign efforts thus far have included goal setting, research for housing and childcare needs, research for ownership structure options, employee engagement (surveys and meetings), neighbor/public engagement and ideation including: · 11/29/21 – Gallatin County Staff Housing Meeting · Winter 2021 – Employee Childcare Survey · Spring 2022 – Employee Housing Survey · 3/4/22 – Gallatin County Commission Meeting: Goal Setting · 4/29/22 – Gallatin County Employee Meeting: Goals/Research Sharing · 5/23/22 – In Person Meeting with Neighbors and Interested Parties · 5/25/22 – Virtual Meeting with Neighbors and Interested Parties · 7/6/22 – Gallatin County Commission Meeting: Ideation · 8/9/22 – Gallatin County Commission Meeting: Continued Ideation This narrative includes additional information about this potential community project. Please also refer to the attached exhibits as well as the Drawing Set which includes: Existing Conditions, Proposed Civil Site Plan and Proposed Graphic Site Plan. 2. List of Questions a. Transportation Network – (please also refer to Exhibit A: Potential Future Transportation Network) i. The concept sketches show the extension of Oak Park Drive (a designated local street) through a portion of the subject site to connect Juniper Street with the future likely alignment of Aspen Street. This helps to set up the overall future street grid for this area. The existing buildings (Rest Home and Legion Villa) as well as the existing grades and configuration of parking and accesses make connecting Oak Park Drive (as a standard 60-foot right-of-way) all the way south to Durston Road problematic; however, the County would like to brainstorm ideas for a connector pathway for alternative modes of transportation. With the existing pathway through Larkspur and the presence of the park, Oak Park Drive has the potential to be celebrated for pedestrians and cyclists over cars. ii. Oak Park Drive: will 41 feet be acceptable as a temporary local street standard (assuming remaining 19 feet of ROW could be obtained with future development of property to the east)? Is there a preferred reduced local street section? What are the potential mechanisms for requesting this? iii. Note that the 41-foot section would require approval for slightly decreased separation (about 7’) between boulevard trees and the water main but we view both of these as essential components of the neighborhood. Are there any design considerations we could implement to allow the slightly reduced separation? iv. Juniper & Oak Park Drive intersection – will likely need to be nonstandard due to existing conditions; what are the concerns/options for short term and long- term development of this intersection? Could we consider street art here? b. Considering that Oak Meadows Park is directly across the street from the site and that there are 12 parks within a ½ mile radius, will “cash in lieu of parkland” and/or “improvements in lieu of parkland” be acceptable? c. The County is considering the pros and cons of subdividing the Rest Home from the vacant portion of the property. Would there be any known issues with a 2-lot minor subdivision? d. Any there any off-site public infrastructure requirements that would be tied to development of this site? e. While there are two public street frontages planned to be adjacent to the site, the County is planning for additional tertiary access through the Rest Home site? What site alterations to the Rest Home would be required in this case? f. We understand that the triplex rowhomes could be developed either with sprinklers and shared services OR without sprinklers and with individual services. Is there flexibility for spacing of water and sewer in this second option? 3. Data regarding the existing zoning, site and building conditions, adjacent uses, available utilities and other related general information about adjacent land uses. a. Existing zoning – the site is zoned R-4 (Residential High Density). The proposed uses include triplex rowhomes, seven-plex rowhomes, apartment buildings, and mixed use (day care with nurse lodging above). These are all permitted principal uses in the R-4 zone. Details regarding the daycare and nurse lodging will be determined in the future. This informal application contemplates daycare for 45 children and rooms for nine nurses simply for discussion purposes. b. Site and building conditions – the existing property includes 9.8 acres. The vacant northern portion includes 5.6 acres. Netting out a portion of Oak Park Drive reveals a developable site of approximately 4.9 acres. The exiting Rest Home and site improvements would remain with access for new homes allowed through the Rest Home site. Other noteworthy site constraints include: i. Extremely limited adjacent street network ii. Need for pedestrian connectivity through subject property iii. Topography generally falls to northwest corner of site c. Adjacent Land Uses – i. North: Oak Meadows Park ii. South: Rest Home, Durston Road, Bozeman High School iii. East: Legion Villa, undeveloped privately owned property in the county (owner has expressed a desire NOT to develop at this time which is a key reason for the request to make Oak Park Drive ¾ of a local street) iv. West: Walton Homestead Neighborhood (a mix of rowhomes, townhomes and single household detached homes); note that a pedestrian easement is located midblock along Matheson Way. d. Available Utilities – i. There are existing adjacent water mains in the Rest Home property and in the Juniper Street right-of-way. ii. There are existing sewer mains along the subject site’s eastern boundary and across the upper third of the site. iii. Existing utilities are shown on the Existing Conditions drawing. Proposed utilities are shown on the Proposed Site Plan. 4. Location/vicinity map, including area within one-half mile of the site. Please see the attached exhibit which show the ½ mile radius of the site with zoning as well as a likely future transportation network. 5. If existing structures are 50+ years old, provide color photos of all sides of the building. The Rest Home was built in 1960; however, this application does not include any changes to the Rest Home building. 6. If parkland is required, explain how you propose to satisfy the requirements per Section 38.420, BMC. As noted in the list of questions, this informal application seeks City input regarding the ability to use the cash-in-lieu (and/or improvements in lieu) of dedicated parkland option to improve the adjacent Oak Meadows Park. Parkland calculations are included in the site statistics data on the Proposed Site Plan in the Drawing Set. INF INFORMAL REVIEW CHECKLIST INFORMAL APPLICATION PROCEDURE Informal review is an opportunity for an applicant to discuss requirements, standards and procedures that apply to the development proposal. While the conceptual review process is a general consideration of the development proposal, informal review provides an opportunity for the applicant to have the City consider the development proposal in greater detail prior to formal submittal. With the informal review, the applicant has the opportunity to attend the Development Review Committee meeting to discuss with the committee both major and minor problems, specific challenges, critical path elements, and project details. Informal review applications can also be reviewed by other advisory boards such as the Design Review Board. Comments are provided in writing to the applicant following the review. Informal review is an alternative option to the concept review process for developments subject to Section 38.230.090, BMC. INFORMAL REVIEW CHECKLIST 1. Project Narrative providing a description of the overall project including design intent, project goals, project time frame, proposed uses, site improvements, buildings, anticipated parking demand and source of off street parking. If phasing is proposed, include a description of each individual phase as related to the overall improvements. 2. List of your questions regarding specific project to receive feedback from City staff. 3. Data regarding the existing zoning, site and building conditions, adjacent uses, available utilities and other related general information about adjacent land uses. 4. Location/vicinity map, including area within one-half mile of the site. 5. If existing structures are 50+ years old, provide color photos of all sides of the building. 6. If parkland is required, explain how you propose to satisfy the requirements per Section 38.420, BMC. APPLICATION SET 1. Create and submit a Planning application using the ProjectDox portal; a. After completing your Development Review Application, you will receive a Notification Letter (example) via email. Please download this document and obtain owner’s signature. Upload as a PDF to the “Documents” folder in ProjectDox. 2. The digital copies must be separated into two categories: Documents and Drawings. a. The Documents folder should include items such as application forms, narrative, response to City comments, supplemental documents, technical reports, easements, legal documents, etc. b. The Drawings folder should include items such as site plans, civil plans, landscape plans, photometric plans, elevations, etc. All drawing files must be drawn and formatted for a 24” x 36” sheet file or 11” x 17” sheet file. Plan pages shall be properly oriented in landscape mode. Refer to our Quick Guide for additional information; 3. Naming protocol. All files should be numbered and named according to their order listed on your provided Submittal Checklist. File names should start with a numeric value followed by the document name. The numeric value at the beginning of the file name ensures the order in which they are displayed. Refer to our Quick Guide for additional information; INFORMAL REVIEW REQUIREMENTS This handout provides details for the application requirements outlined in the project checklists. The outcome of the informal review process is dependent on the level and quality of information that is provided for the review. The more information and better quality that is provided for review, the greater the ability for the City to respond with specific comments. Informal Review Checklist Page 1 of 2 Revision Date: November 2021 INFORMAL REVIEW CHECKLIST APPLICATION FEE For most current application fee, see Schedule of Community Development fees. Fees are typically adjusted in January. SITE PLANS The following categories are the requirements for individual plan sheets. Depending on the scale and detail of the project, a single site plan displaying proposed conditions and civil requirements is allowed. If plan sheets are overly congested with line types and detail, produce individual sheets that separate the information. 1. Include a separate site plan displaying existing conditions such as lot boundaries, dimensions, setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features, and topography. 2. Site plan displaying proposed development including: a. Existing and proposed utilities labeled b. Setbacks c. Pedestrian and vehicular circulation d. Block frontage classification per Section 38.510, BMC e. Street vision triangles f. Open space (if applicable) g. Parking calculations for all uses, including detailed calculations of deductions if proposed and applicable h. Building footprint 3. Civil plan including: a. Proposed utilities - electric, natural gas, telephone, cable, water, sewer b. Easements (in correct dimensions and width) c. Identify a stormwater strategy (surface vs. subgrade), and general location. Calculations not required d. Topographic contours 4. Proposed structure(s) a. Conceptual building elevations with overall height, roof pitch, and transparency locations for block frontages b. Floor plans showing floor layout including square footage and proposed use for each room and area within each building. Suggested scale of ¼ to one foot, if applicable and available c. Building materials 5. Setbacks, building footprint and any proposed encroachments. Any setback or property line encroachments must be clearly shown and be noted with encroachment type e.g. awning, weather protection, cantilever, lighting, eave, etc. 6. Schematic landscape plan. It does not need to be certified by certified landscaper. Identified species and irrigation not required. Show general location of street trees, screening, landscape separation, and parking lot landscaping, as applicable to the project. 7. If phasing is proposed, a separate phasing plan with phases clearly identified. 8. Wetland delineation, determination of jurisdiction for watercourses and wetlands, if applicable. REQUIRED FORMS INF Informal Review Checklist Page 2 of 2 Revision Date: November 2021 CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street PO Box 1230 Bozeman, MT 59715 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net/planning JUNIPER STREET 11TH AVEASPEN STREET 9TH AVESubject Property15TH AVELegion Villa Rest Home Park 7TH AVEHeadwaters Academy Park CRABAPPLE DR 8TH AVEJUNIPER STREET ASPEN STREET OAK STREET DURSTON AVE15TH AVEFuture StreetNetworkEXHIBITAREVISION 9/30/2022GALLATIN COUNTY REST HOME HOUSING HRDC BOZEMAN planning urban design groundprint Potential Future Transportation Network Potential Future Transportation Network Vicinity/Zoning MapOAK PARK PATHWAY12TH AVE14TH AVEMANZANITA DR Park Potential Future TrailOAK PARK DRSubject PropertyPROPOSED PATHWAY Subject Property14TH AVELegion VillaRest Home ParkPark JUNIPER STREET OAK STREET 15TH A V E Aerial PhotosEXHIBITBREVISION 9/30/2022GALLATIN COUNTY REST HOME HOUSING HRDC BOZEMAN planning urban design groundprint Aerial Photos OAK PARK DRPATHWAY12 T H A V E Subject Property Park JUNIPER STREET Legion Villa Rest Home SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W W W W W SS SS SS SS SS SS SS WWWWWWSD SD SD SD SD SD SD SD SS SS SS SS SS WW OHEOHEOHEOHEOHEOHEOHEOHEUGEUGEUGEW W W W W W W W WWWSS SS OHE OHE OHEOHEGA S GAS GASGASGASGASUGE UGE UGEUGEUGCUGCUGCUGCUGCUGCUGCoooooooooooooooooooooo*********[] [] [] [] [] [] [] [] [] [] [] [] [] [] [] W UGE UGC OHE GAS SS SD o o [][]C1.0EXISTINGCONDITIONSPLANPROFESSIONALENGINEERS &SURVEYORSGALLATIN COUNTY REST HOME HOUSING STAHLYENGINEERING& ASSOCIATESHRDC BOZEMAN EXISTING CONDITIONS SITE MAP A PORTION OF TRACT B OF COS 2439 LOCATED WITHIN SECTION 1, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPLE MERIDIAN MONTANA, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. WWWWWWWWWWWWWUGE UGE UGE UGE UGE UGE UGE UGE UGE UGE SD SD SD WWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSTORMWATER RETENTION + SNOW STORAGE SDSDSDSDSDSDSDW3 BR 3 BR 3 BR 2 BR 3 BR 3 BR 3 BR 3 BR 3 BR 3 BR 3 BR 3 BR 3 BR 3 BR 3 BR MIXED USE (DAYCARE + NURSE LODGING) 4500 sf PORCH 3-STORY 7-UNIT ROWHOUSE 38' X 126'SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W W W W W SS SS SS SS SS SS SS WWWWWWSD SD SD SD SD SD SD SD SS SS SS SS SS WW W W W W W W W W WWWSS SS OHE OHE OHEOHEGA S GA S GASGASGASGASUGE UGE UGEUGEUGCUGCUGCUGCUGCUGCUGCoooooooooooooooooooooooooooooooooooooooooooooo****************** [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] []SDUGEUGEUGE UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEPLAY 2-STORYROWHOUSE48' X 66'2 BR 2-STORYROWHOUSE48' X 66'2 BR 2-STORYROWHOUSE48' X 66'2 BR 2-STORYROWHOUSE48' X 66'2 BR 2-STORYROWHOUSE48' X 66'2 BR 2-STORYROWHOUSE48' X 66'2 BR 2-STORYROWHOUSE48' X 66'LANDSCAPED BIO-SWALELANDSCAPED BIO-SWALEUGEUGE24' "ALLEY"3 BR 3 BR 3 BR 3 BR3 BR 3 BR 3 BR 3-STORY18-UNIT APARTMENT62' X 130'2 BR2 BR2 BR1 BR1 BR2 BR3-STORY18-UNIT APARTMENT62' X 130'2 BR2 BR2 BR1 BR1 BR2 BR3-STORY18-UNIT APARTMENT62' X 130'2 BR2 BR1 BR1 BR2 BRTRASH TRASH WWWWW83 PARKING SPACESUGEUGEUGEUGE2 BRSD10' UTILITY EASEMENT ALONG STREET FRONTAGES 41' PUBLIC STREET AND UTILITY EASEMENT 30' WATER/SEWER EASEMENT 10' UTILITY EASEMENT 28' WIDE STREET 20' TWO WAY LANE 7' OF PARKING 1' OF CURBS 30' SEWER EASEMENT FUTURE STREET/SIDEWALK IMPROVEMENTS POTENTIAL LOT LINE (IF SUBDIVIDED) 30'BUFFER 22'TYP20'35'TYPOAK PARK DRIVE (2/3 ROW)15'22'SITE AREA (NORTHERN PORTION OF LOT) 330' BY 742' = 5.62 ACRES SITE STATISTICS NET SITE AREA LESS 41' STREET EASEMENT = 4.92 ACRES C1.1CIVIL SITE PLANPROFESSIONALENGINEERS &SURVEYORSGALLATIN COUNTY REST HOME HOUSING STAHLYENGINEERING& ASSOCIATESHRDC BOZEMAN Net Acreage 4.92 acres Net Density 16.7 units/acre Housing Units 82 units Nurse Lodging 9 bedrooms Daycare 45 children Required Lot Area 159,200 sf Provided Lot Area 214,315 sf Required Parkland (0.03 acres/unit) 1.77 acres Provided Parkland Required Open Space 11,733 sf Provided Open Space TBD Unit Types (1-3 BRs) 550-1800 sf range Total Bldg. SF 127,825 sf On Street Parking 25 spaces On Site Parking 150 spaces Total Provided Parking 175 spaces Total Required Parking 163 spaces Type A: Rowhomes (triplex)7 buildings Building # Stories 2 stories Units 21 units Square Footage 6100 sf/building Required Parking per unit 2 spaces/unit Provided Parking per unit 2 spaces/unit Total Provided Parking 42 spaces Type B: Rowhomes (7-plex)1 building Building # Stories 3 stories Units 7 units SF 13,125 sf/building Required Parking per unit 2 spaces/unit Provided Parking per unit 2 spaces/unit Total Provided Parking 14 spaces Type C: Apartments (18-plex)3 buildings Building # Stories 3 stories Units 54 units Square Footage 21000 sf/building Required Total Parking (18+72) 90 spaces Provided Parking Lot 83 spaces On Street Parking (Oak Park Dr) 19 spaces Total Provided Parking 102 spaces Type D: Mixed Use 1 building Floor 1: Daycare/Community Center 4500 sf Floor 2: Nurse Lodging (9 bedrooms) 4500 sf Square Footage 9000 sf Required Parking Daycare 10 spaces Req Parking Nurses (0.75/nurse) 6.75 spaces Required Total Parking 16.75 spaces Provided Parking Lot 11 spaces On Street Parking (Juniper) 6 spaces Provided Total Parking 17 spaces proposed cash in lieu oooooooooooooooooooooooooooooooooooooooooooooo[] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] JUNIPER STREET Storm- water 18apartmentsPlay Daycare w/Apts. 7 rowhomes Pathway & Landscape Buffer MATHESONEx. Sewer Tertiary AccessPorch 2-Story Rowhomes to address both path & alley 3rowhomes18apartments18apartments3rowhomes3rowhomes3rowhomes3rowhomes3rowhomes3rowhomesOAK PARK DRIVEOAK SPRINGS PARK Reconfigure Rest Home Parking Lot As Needed 1 garage space + 1 driveway space Build Oak Park Drive 2/3 Local Street (for now)GRAPHIC SITE PLANSHEETG1.1REVISION 9/21/2022GALLATIN COUNTY REST HOME HOUSING HRDC BOZEMAN planning urban design groundprint DRIVE (SIMILAR TO ALLEY)Existing Ped Easement REST HOME Proposed Informal Graphic Site Plan FUTURE ASPEN ST DURSTON ROAD Street Art 2-3 Story Mixed Use Bldg to Complement Park 1 garage space + 1 driveway space 3 Story Rowhomes Surface Parking 3-story Apartments With Mix of Unit Types Focus on publicly accessible pedestrian connectivity TBD Transition to Oak Park Connector Pathway