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HomeMy WebLinkAbout001 PHASE 1 SITE PLAN NARRATIVEWEST PARK PHASE 1 SITE PLAN - RC1 Xxxx Laurel Parkway SITE PLAN APPLICATION September 2022 September 2022 2 Site Plan Application RC1: West Park Phase 1 Table of Contents 1. Site Plan Application Information, Forms & Checklists: (A1, N1, Ad joiners 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.1: Vicinity Map—Removed Appendix A.2: Existing Zoning - Removed Appendix A.3: FLUM—Removed Appendix A.4: Block Frontage Diagram Appendix A.5: Open Space Diagram Appendix A.6: Conceptual Green Plan Appendix B: Phasing Plan Appendix C: Traffic Impact Study Appendix D: Parks Master Plan Appendix E: Concurrent Construction Request Appendix F.1: Norton Ranch Phase 5 Plat Appendix F.2: DRAFT West Park Preliminary Plat Appendix G: SID Waiver Draft Appendix H: Approved Weed Management Plan—Removed Appendix I: DEQ Draft MFE Application and Letter September 2022 3 Site Plan Application RC1: West Park Phase 1 Appendix J: Groundwater Monitoring—Removed Appendix K: Water & Sewer Design Report Appendix L: Snow Storage Analysis Appendix M: Storm Design Report Appendix N: Surface Water & Wetland Report—Removed Appendix O: Water Rights Information Appendix P: Architectural Departure Request Appendix Q: Glass Transparency Spec Sheet Appendix R.1: Perpetual Access Easement Appendix R.2: Utility Easement Appendix R.3: Water and Sewer Easement September 2022 4 Site Plan Application RC1: West Park Phase 1 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 application has been deemed adequate for review. Please see the estimated site plan fee amount below: COMPONENT FEE QUANTITY TOTAL Base $2,669 $2,669.00 Dwelling Units $125 102 $12,750.00 Total $15,419.00 September 2022 5 Site Plan Application RC1: West Park Phase 1 2. Project Team Information OWNER & 8FC, LLC APPLICANT Attn: Patrick Eibs PO Box 11388 Bozeman, MT 59719 Ph. 406.539.1366 Email: peibsk9@yahoo.com REPRESENTITIVE Kilday & Stratton Attn: Greg Stratton 2880 Technology Boulevard W Suite 271 Bozeman, MT 59719 Ph. 406.599.5603 Email: Greg@Kildaystratton.com PROJECT CONSULTANTS: PLANNING Intrinsik Architecture, Inc. Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph. 406.582.8988 Email: tsteinway@intrinsikarchitecture.com ARCHITECT JDS Architecture, Inc. Attn: Jesse Sobrepena 719 W Mendenhall Street Bozeman, MT 59715 Ph. 406.556.8080 Email: jesse@jdsarchitectsbozeman.com ENGINEERING Morrison-Maierle Attn: James Nickelson 2880 Technology Boulevard W Bozeman, MT 59715 Ph. 406.922.6824 Email: jnickelson@m-m.net LANDSCAPE Design 5 ARCHITECTURE Attn: Katie Sewell 111 North Tracy Avenue Bozeman, MT 59715 Ph. 406.587.4873 Email: ksewell@design5la.com September 2022 6 Site Plan Application RC1: West Park Phase 1 4. Site Plan Narrative A. General Site Information and Context The West Park Phase 1 project is located in the West Park Neighborhood Subdivision across the street (east) from Phase 5 of the Norton East Ranch Subdivision and south of the Lakes at Valley West. The subject site is located on Lot 1 of the West Park neighborhood and consists of 4.33 Acres. The neighborhood as a whole is challenged with significant jurisdictional and non -jurisdictional wetlands. There are only non - jurisdictional wetlands located on this site which are proposed to be mitigated through the subdivision application. This project will provide much needed housing and will foster desirable, walkable urban living in an evolving part of town. The development proposed consists of 7 apartment buildings to be constructed in one phase. It is the intention of the applicant to get sequenced occupancy on each building. At the time the first building is ready for occupancy, any outstanding onsite improvements will be financially guaranteed. Additionally, This project is proposed to be constructed in conjunction with the subdivision improvements for the first phase of the subdivision. Project Location Source: City of Bozeman/GIS N Subject Site West Park Neighborhood September 2022 7 Site Plan Application RC1: West Park Phase 1 The site has 2 primary building types. There is an 18 -plex building type that has a combination of twelve (12) two-bedroom units and six (6) one-bedroom units. The second building type is a 12-plex building, which consists entirely of two- bedroom units. In total there are three (3) 18-plex buildings and four (4) 12-plex buildings creating 102 units on this site. B. Block Frontage The site fronts on a portion of Laurel Parkway that is being built as a part of the Norton Ranch Phase 5 Subdivision. Included in the subdivision application for West Park we have chosen to designate this section of Laurel Parkway as Landscaped block frontage. While this lot faces Laurel Parkway, it receives its primary entrance along Vaughn Drive, which has also been designated as Landscaped Block Frontage. Buildings that have an entrance facing the internal parking lot will utilize the Special Residential Block Frontage standards. Building will that condition will utilize a combination of option 1 (60 SF raised porch) and option 2 (10’ Setback). The is a Departure Request included as Appendix P for 18Plex A. The request is to not provide an entry or weather protection on the West Façade facing Laurel Parkway. There would be high volumes of residential traffic along arterial street Laurel Parkway Building Levels Use Total Units 1 Bedroom 2 Bedrooms SF 18-Plex (x3) 3 Residential 18 6 12 16,854 12-Plex (x4) 3 Residential 12 0 12 13,392 TOTALS 102 18 84 104,130 Subject Site September 2022 8 Site Plan Application RC1: West Park Phase 1 and limited pedestrian traffic beyond the public sidewalk. Due to the overall site constraints we are unable to orient 18-Plex (A) building entries directly to the street. For more information please refer to Appendix P. Finally, the eastern buildings that front along the north/south pedestrian block separator will have the Trail/Park block Frontage. For more information on the proposed block frontages please refer to Appendix A.4. C. Circulation and Parking There are three (3) primary vehicular access points for this project, two are provided via the proposed Vaughn Drive (which a portion will be improved during the construction of this project) and one access point off of Laurel Parkway. Due to intersection access distance standards, the approach along Laurel Parkway is proposed to be a right-in right-out. The street section for Laurel Parkway does not provide any on street parking spaces but Vaughn Drive (Local Street) will have several on street parking spaces, 10 of which will be used as a reduction in our overall parking requirements. Please see the proposed parking calculations below. As currently proposed, 18 bike parking spaces are required. Each building will have several bike racks in the covered breeze way. The total number of bike barking space provided on site is 40. See the Architectural Plan sheets for more information. West Park - Parking Calculations 18-Plex (x3) Number of Units Parking Factor Number of Spaces Required 1 Bedroom 18 1.5 27 2 Bedrooms 36 2.0 72 TOTAL 54 99 12-Plex (x4) Number of Units Parking Factor Number of Spaces Required 2 Bedrooms 48 2.0 96 TOTAL 48 96 TOTAL REQUIRED PARKING 195 REDUCTIONS ON STREET PARKING SPACES REDUCTION 10 TOTAL REQUIRED AFTER REDUCTIONS 185 TOTAL PROVIDED REGULAR 129 ADA 7 COMPACT 49 185 TOTAL September 2022 9 Site Plan Application RC1: West Park Phase 1 D. Site Considerations I. Setback & Utilities All 7 of these building are located on the same lot and due to the nature of how each building is oriented we have utilized a front setback for all sides of this property. The units facing along Laurel Parkway will front along Laurel Parkway with the exception of 18-plex A. 18-plex A will utilize the special residential block frontage option 1 and will front along the internal driveway. The east N/S Block Separator will be the main street frontage for the eastern buildings. The proposed buildings will access electrical and communications lines from either the street frontage utility easement or the North/South utility lines long the eastern side of the parking lot. Due to the proposed block length this property is proposed to be broken up with 2 Block Separators. The E/W Block Separator is located in the center of the site within a 10’ easement (10’ building setback off the easement). There is also a N/S Block Separator located just east of this lot and was required as a response to a Subdivision Pre-Application comment. This Block Separator (10’ easement with 10’ building setbacks) while not located on this lot will be installed with this phase 1 site plan application. Each building has utility meters on the end of the building, which will be adequately screen by landscaping (Please see landscaping sheets for more details). Transformers are located in landscaped islands adjacent to the parking lot. Water mains are located in the drive isle and will loop back into the proposed subdivision infrastructure. Water and fire services lines will be pulled off this internal main or off the proposed subdivision infrastructure. There is a sewer force main located at the northern border of the site. There is a proposed 8’ sewer main running in the drive isle of the parking lot, which will service each building. There are three underground stormtech systems in the northern portion of the parking lot that will capture all of the onsite stormwater. Please see the Civil Plan Set for specifics and utility locations. II. 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 seven (7) accessible parking spaces across the whole site. 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 The only fences proposed with this project are for the dog run open space located in the north eastern side of the site. September 2022 10 Site Plan Application RC1: West Park Phase 1 V. Trash Enclosure Three refuse container and recycling containers will be located in various spots in the parking lot. Residents will deliver their trash to one of these common container for routine pick-up. The proposed trash enclosure will be covered and 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 are shown across the site, with the largest location being at the south side of the site in-between the two vehicle accesses. Please refer to Sheets C2.1 & C2.2 for locations & Appendix L for detailed analysis. VII. Open Space The required open space for this project is 14,400 sf and is envisioned to be provided in several way. Each building will look to provide private open space for the units on the ground floor, which totals 3,063 sf. The upper two floors of each building will provide a balcony which will total 6,240sf of the required open space. the rest of the open space will be provided along the east side of the site adjacent to the pedestrian block separator, which totals 7,672 sf. The on site open space will feature several amenities such as a dog run, and a picnic grilling area. With the open space being adjacent to the north/south block separator it will feel and function much better than smaller open space pockets located throughout the site. In total there will be 16,975 sf of open space provided on this site, please see the calculations below. 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 C1.2 & C1.3 for more information. PROGRAM R-4 DISTRICT REQUIREMENTS OPEN SPACE (18) ONE BEDROOM UNITS 100 sf PER UNIT 1,800 sf (84) TWO BEDROOM UNITS 150 sf PER UINT 12,600 sf TOTAL PRIVATE OPEN SPACE REQUIRED: 14,400 sf ON SITE OPEN SPACE 7,672 sf GROUND FLOOR PRIVATE OPEN SPACE 3,063 sf BALCONY OPEN SPACE (50% MAX) 6,240 sf TOTAL PRIVATE OPEN SPACE PROVIDED: 16,975 sf Residential Open Space Calculations September 2022 11 Site Plan Application RC1: West Park Phase 1 E. Parkland The West Park Phase 1 Development is a multi -family residential complex. Per UDC 38.420.030.C this project will be providing a mix of land and also Improvements in lieu of for the parkland dedication. Calculations: Max Required Dedication—12 Units/Acre (R-4) Dedication Per Dwelling = 0.03AC (8Units/Acre x 4.33 AC x 0.03) = 1.03 AC (45,267.55 SF) (4Units/Acre x 4.33 AC x 0.03) = 0.51 AC (22,633.77 SF) (22,633.77 x $2.07) = $46,851.834 The dedication of the parks and improvements in lieu are being handled through the subdivision application. The total 11.52 gross acres (4.81 qualifying net acres) will be dedicated in the phase one plat. Phase 2 and 3 of the subdivision will install all of the outstanding parking improvements. The Parks Master Plan submitted with the Preliminary plat application is attached for reference. F. Site Lighting 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 ES1.0 for lighting locations and details, and Sheet E.02 for additional details and cut sheets. Please see PH1.0 for the location of Photometric data. G. Building Design 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 West Park Apartments Project when complete will provide three 18-unit, and four 12-unit apartments buildings. The open-air three-story 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. Building Massing The West Park building design is meant to create visual interest through varied massing of the building forms. By using a simple gable and shed roof form, we created an interesting building mass that is meant to mimic the forms of agricultural buildings within our region. September 2022 12 Site Plan Application RC1: West Park Phase 1 Pedestrian scale entry patios, decks, and covered roof/brace details at the decks help add a human scale throughout the project. Decks/porches Decks and porches throughout the West Park apartments are intended to be used as private outside to indoor transition space for each unit and will offer both functional outdoor living space as well as outdoor private space. Privacy at ground level patios will be provided by 32” high concrete walls. The low concrete wall will allow views from the internal portions of the apartments while acting as a barrier between private and public space. Privacy at upper deck areas will be provided by 42” high nontransparent guardrails. The non-transparent low walls at the decks will allow for a clean uncluttered building façade when viewed from the public way. 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 to contribute to safety at night. Building Materials The building materials specified within the West Park Apartments are intended to enhance and contribute to the overall character and success of the building design. Material selections complement and contrast with one another and appear as high - quality materials. Materials have been selected to be low to no maintenance for a long-lasting quality appearance. Materials include, cementitious siding, black vinyl windows, exposed concrete up to 32” above grade, 24-gauge corrugated metal siding, architectural asphalt shingles, 24 gauge standing seam metal roofing, metal accents such as awnings or bracing, and limited amounts of natural wood siding. The natural wood siding will be used as accent material that adds visual interest to the building design. H. Landscaping The project provides comprehensive site and landscape planning to lend visual interest to the streetscape and provide a comfortable urban pedestrian experience. Onsite there is a comprehensive landscaping plan that enhances and ties September 2022 13 Site Plan Application RC1: West Park Phase 1 together all of the public spaces as well as distinguish the private deck areas. Please see L000 - L501 for all landscape details. 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 - L701 for all irrigation specifics. I. Traffic Please see Appendix C for the completed Traffic Study. J. Water Rights Griffin Neilson will be 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. K. Departures Departure 1 - Section 38.320.030 outlines that the maximum lot size for an R -4 Residential lot is 2.5 Acres. In the West Park Subdivision all of the developable lots are larger than that 2.5 acres max. The current trend in platting is to plat larger lots so that a potential buyer can come in and an build several units on the same lot. This scenario can be found all over town in places like South University District and also in Blackwood Groves. The intent of this maximum is to ensure good urban context and connectivity. In West Park the street grid has been extended at logical points (when not impacting wetlands). Additionally, several of these blocks do not meet the block length requirement but It is understood that during site plan review pedestrian pathway easements will be dedicated to the city. By ensuring north/south and east/ west pedestrians connections it will allow for the pedestrian to move through the neighborhood off of a street in a safer environment. While several of these connection are in early planning processes it is envisioned that they will help connect to the park system to the east. Furthermore, the proposed streets incorporate pedestrian friendly sidewalks and intersections. With the extension of logical streets and the requirement to break up block with pedestrian accesses it ensures that all of these lots will have good connectivity. Departure 2 - The departure request is in response to Bozeman Municipal Code section 38.510.020.F1 and F3.Building 18-Plex (A) is perpendicular to Laurel Parkway with no entry or weather protection on the west façade. There would be high volumes of residential traffic along arterial street Laurel Parkway and limited pedestrian traffic beyond the public sidewalk. Due to the overall site constraints we are unable to orient 18-Plex (A) building entries directly to the street. For more information on the proposed departure please see Appendix P. September 2022 14 Site Plan Application RC1: West Park Phase 1