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HomeMy WebLinkAbout006_SitePlanNarrative_FlatsAtBozeman1 3. Site Plan Narrative for The Flats at Bozeman; South University District Block 4 RC Submittal 5/24/23 2 Contents Project Team ................................................................................................................................................. 3 Applicant ................................................................................................................................................... 3 Project Consultants ................................................................................................................................... 3 Community Benefits Growth Policy Compliance .......................................................................................... 5 General Site and Building Information ......................................................................................................... 6 Site Considerations ....................................................................................................................................... 8 Setbacks and Utilities ................................................................................................................................ 8 Infrastructure Improvements ................................................................................................................... 8 Stormwater ............................................................................................................................................... 8 Block Frontage .......................................................................................................................................... 8 Pedestrian Circulation ............................................................................................................................... 8 Accessibility ............................................................................................................................................... 8 Parking ...................................................................................................................................................... 9 Waste Management ................................................................................................................................. 9 Snow Storage .......................................................................................................................................... 10 Open Space ............................................................................................................................................. 10 Construction Management ..................................................................................................................... 10 Off-Site Improvements ........................................................................................................................... 11 Parkland ...................................................................................................................................................... 12 Landscaping................................................................................................................................................. 13 Site Lighting ................................................................................................................................................. 13 Traffic .......................................................................................................................................................... 13 Water Rights ............................................................................................................................................... 13 3 Project Team The Flats at Bozeman brings together the same design team that developed The Arrow student housing project which was completed in 2018. Capstone Communities is proposing two separate projects within the South University District Phase 3 Subdivision—The Cottages at Bozeman in Block 3 and the Flats at Bozeman in Block 4. These two developments—in tandem—provide a diverse mix of housing units that will attract students, young professionals and families alike. Applicant Capstone Communities- https://www.capstone-communities.com/ Attn: Davis Maxwell, Parker Kinzer 431 Office Park Drive Birmingham, AL 35223 Capstone Communities is an innovative real estate development company specializing in development, construction and management of high-quality student housing, multi-family and mixed-use town centers across the country. Capstone Communities, formerly Capstone Collegiate Communities, is a Birmingham-based commercial real estate firm specializing in development, management and construction of multifamily housing. Capstone Communities has been the most active and experienced developer of student housing in the country for more than 21 years with a portfolio that included 118 communities across 31 states, 58,000 beds and $2.7 billion project costs. Capstone Communities carries on Capstone Development’s legacy in the student housing industry while also focusing on the conventional multifamily sector. Project Consultants Architecture Nequette Architecture & Design https://nequette.com/ Attn: Nick Hester, Michael Mann 2227 2nd Avenue North, 4th Floor Birmingham, AL 35203 205.329.7001 Founded in 1999, Nequette Architecture and Design has tackled community-focused projects included mixed-use town centers, multi-family housing, infill commercial spaces in urban settings, and market-rate neighborhoods. Civil Engineering & Planning Stahly Engineering & Associates https://www.seaeng.com/ Attn: Zach Lowe, Jared Fabian 851 Bridger Drive, Suite 1 Bozeman, MT 59715 406.522.8594 4 Stahly Engineering & Associates Is an employee-owned, full-service civil engineering and survey firm with offices in Helena, Bozeman and Billings. Founded over 50 years ago, Stahly Engineering provides engineering services in the fields of site development, transportation, water and wastewater systems structural, land surveying, and construction engineering services. Stahly created the original first phase of the South University District (SUD) Subdivision in 2015, and has worked on the subsequent phases of SUD ever since—successfully developing the Stadium View and Arrow student housing projects. Landscape Architect Design 5 Landscape Architecture https://www.design5la.com/ Attn: Troy Scherer, Katie Sewell 111 North Tracy Avenue Bozeman, Mt 59715 406.587.4873 Design 5 clients are located throughout Montana, Utah, Idaho, Wyoming and Minnesota. In the past 11 years, Design 5 has been involved in more than 900 residential and commercial projects. Design 5 has won 12 Bozeman Beautification Awards in the last 5 years as well as being named “Top Mountain Landscape Designer” by Mountain Living Magazine 2017-2020. 5 Community Benefits Growth Policy Compliance Capstone Communities is planning two separate developments within the South University District (SUD) Phase 3 Major Subdivision: SUD Block 3—The Cottages at Bozeman is a multi-family development located in Block 3 at the southeast corner of 19th Ave and Stucky, offering smaller, more-private housing options geared towards families and young professionals. SUD Block 4—The Flats at Bozeman is a proposed student-housing development located at the northwest corner of S 11th Ave and Arnold Street (just south of the Arrow). These developments have been thoughtfully designed to address Bozeman’s exigent housing crisis and further several of the Bozeman Growth Policy objectives, as presented below. Planning Goals Goal Description The Flats at Bozeman Impact Goal N-3: Promote a diverse supply of quality housing units Encourage distribution of affordable housing units throughout the city with priority given to location near commercial, recreational, and transit assets. (N-3.3) The Cottages at Bozeman—in conjunction with the Flats at Bozeman—will further this goal by allowing for multiple housing types within the SUD Ph3 subdivision. The dense, multi-unit housing of The Cottages at Bozeman offers different, more-private floor plans, with fewer shared walls. The Flats at Bozeman allows for increased diversity of floor plan and capacity in the neighborhood. Goal R-2: Pursue Community Decisions in a manner that supports resilience. Long-term and lasting impact: create long-term gains to the community with solutions that are replicable and sustainable, creating benefit for present and future generations. (R-2.9) The Flats at Bozeman will further this goal by creating student housing near the MSU campus— concentrating student population near the University and reducing traffic. Goal N-1: Support well- planned, walkable neighborhoods. Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. (N-1.10) The Flats at Bozeman conveys the Bozeman Trail system through its boundaries and connects to the adjacent 20-acre Southwood Park. Goal DCD-2: Encourage growth throughout the city, while enhancing the pattern of community development oriented on centers of activity. Support an increase in development intensity within developed areas. Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. (DCD-2.2) The Flats at Bozeman will further this goal by adding to the housing density (20.4 units per acre/ 55 bedrooms per acre) adjacent to S 11th Ave and Arnold Street. These high traffic corridors contain connections to schools, parks, shopping centers, the University and other adjacent neighborhoods. 6 General Site and Building Information The Flats at Bozeman will sit on an 11.89-acre walk-to-campus site adjacent to the campus of Montana State University in the South University District Phase 3 Major Subdivision. The Flats at Bozeman will consist of 243 units with 655 bedrooms on the “Restricted” Lot 1, Block 4 property. The SUD Phase 3 Subdivision consists of 4 large (over 8 acres), restricted lots between the bordering streets of S 19th Ave, S 11th Ave, Kagy Blvd, and (the future) Arnold St. Phases 1 and 2 of the South University developments consist of two student housing developments—Stadium View Apartments and The Arrow. All three phases of the South University District are zoned REMU (Residential Mixed Use). The Flats at Bozeman will be requesting concurrent construction as outlined in the “South University District Phase 3 Major Subdivision Phasing plan for Concomitant Construction,” which allows for construction of interior buildings while the Block 4 off-site subdivision improvements are being constructed— tying occupancy of buildings to completion of the Block’s specific subdivision improvements and the South University District Common Subdivision Improvements identified in the aforementioned phasing plan. Specific items of the phasing plan will be discussed later in this narrative. Additionally, parkland platted in the South University District Phase 3 Major Subdivision, will be improved by the developer per the proposed, updated park masterplan. The Flats at Bozeman will embody the best in Traditional Neighborhood Development design and will exemplify the principles of New Urbanism that so many communities are striving to achieve. The applicant, Capstone Communities, specializes in the development, construction, and management of high-quality off-campus student housing in close proximity to major colleges and universities across the country. The Flats at Bozeman represents a tested product type which provides a high-density development with a landscaped block frontage. The Flats at Bozeman will create not just more residential housing but a thriving neighborhood. The plan provides a compact outdoor plaza at the northeast corner of the site. Adjacent to the plaza will be the clubhouse with a fitness facility, study rooms, lounge areas, resort style pool and many other amenities. The plaza and clubhouse will be the hub of activity, allowing residents to live, play, and relax together. The Flats at Bozeman will provide a variety of unit types including one-, two-, four-, and five-bedroom flats, as well as four-bedroom townhouses. The townhouses will provide a unique sense of privacy and convenience. All units will appeal to a broad range of residents and will be designed to feel warm and inviting. There will be a mixture of faux wood floors in the living room and kitchen, vinyl tile in the bathrooms, and plush carpet flooring in the bedrooms. The primary living areas will incorporate design elements consisting of nine-foot ceilings and wiring for high-speed internet access. Residents will enjoy a gourmet kitchen equipped with decorator cabinetry and stainless appliances including a range, dishwasher, microwave hood, and refrigerator. Separate laundry areas will include a full-size washer and dryer. Residents will have the option to select a furniture package to have the unit fully furnished with modern furniture. The proposed mix of units and buildings is further detailed in Table 1 and Table 2 below. 7 Table 2: UNIT TOTALS Table 1: BUILDING TOTALS 8 Site Considerations Setbacks and Utilities All buildings fronting on Arnold Street, S 11th Avenue, S 14th Avenue, and Student Road will be set back from the property line a minimum of 10’ due to the public utility easement and the Landscaped Block frontage standards. Internal to the site, an access easement is proposed on the private drive aisles of S12th Avenue and S 13th Avenue. Each building is setback from the internal drive aisles access easement by a minimum of 5 feet. While this dimension varies for each building, this site plan maintains a minimum 3' setback off every pathway. Infrastructure Improvements New water and sewer mains will be constructed around the perimeter of the site on the proposed extensions of S 14th Avenue and Arnold Street and connecting to existing mains within S 11th Avenue and Student Drive that border the site’s eastern and northern borders respectively. Additionally, water and sewer mains will be extended into the interior of the site to service the proposed buildings that aren’t serviced off mains within the exterior roads. Stormwater Stormwater for Block 4 will be collected on site and piped to the existing stormwater detention basin within the ‘Park 1’ parcel north of Stucky Road. Block Frontage All frontages along Block 4 are designated as “Landscaped block frontage.” They will feature a 10’ landscaped setback, 5’ sidewalk, and boulevard planting strips with street trees. Site elements such as lighting, plant material, site furnishings, and signage will be consistent throughout the development to define the character of the district. Pedestrian Circulation This lot is framed by S 11th Ave and S 14th Ave to the east and west, and by Student Drive and Arnold Street to the north and south, respectively. The lot is further divided into 3 internal “blocks” separated by drive aisles (S 12th Ave and S 13th Ave), both with public access easements. Each of these public streets and internal public drive aisles have sidewalks which will be utilized for some units as the primary access point to their home. For others, the entrance to their home will be accessed off a pedestrian pathway that connects to one of these public sidewalks. The internal pathway system creates a grid-like pattern that allows pedestrians to access the site and their home from any of the public streets. Accessibility This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 standards for accessible design. Specifically pertaining to this site plan, the site design provides fourteen (14) accessible parking spaces across the whole site. All resident building entries, refuse areas, and landscaped open spaces, are connected via an accessible pathway system which complies with the requirements for an accessible route. 9 Parking The site’s proposed 655 bedrooms are required to provide a minimum of 655 parking spaces before any reductions. A breakdown of the parking spaces provided with the development are included in Table 3, below. The development is providing multiple types of parking spaces that include uncovered spaces, covered spaces, compact spaces, and in-unit garage spaces. A reduction for offsite street parking spaces has been applied to the site. As proposed, the site meets the City’s minimum required parking. The total number of parking spaces created with this development is 580, as detailed in Table 3 below. This includes year-round onsite parking, garage parking, covered parking, and the adjacent public streets of Arnold and S 14th Avenue. The 75 offsite parking spaces created with this development allow for a 75-space reduction from the required 655 spaces, which reduces the required total to 580 spaces. 580 year-round, on-site (garage, covered, open) spaces are proposed with this site plan application. The 54 required bike parking spaces will be distributed throughout the site and centralized in higher traffic common areas. The Parking summary table below breaks out the parking into the planned occupancy phases to demonstrate that at no time during the phased occupancy of the project will there be a shortage of parking spaces. Table 3: SUD BLOCK 4 PARKING SUMMARY Waste Management Refuse containers and recycling containers will be located in various locations across the site. Residents will deliver their trash to one of these common containers for routine pick-up. The proposed trash enclosure will be covered and will have a landscape buffer, as required by City code. Each trash enclosure is designed to have accessible sidewalks and doors and will have a minimum of 50 feet of backing for trash removal. Please refer to Sheets OSP and C1.0 for location and access. 10 Snow Storage Ample snow storage is provided throughout the site in landscaping beds, boulevard strips, parking lot islands, and designated snow storage locations. The dedicated snow storage tends to be located at the end of the drive isles or centralized locations, so snow can be pushed more efficiently; this will also allow for the drive isles and pedestrian pathways to remain clear of snow. In in event the planned snow storage locations reach maximum capacity, snow piles will removed and trucked offsite. Please refer to sheets C1.0A – C1.0D for the proposed snow storage locations. Open Space Required residential open space areas will be provided through a variety of approaches including public common areas, a community pool, a conveniently located clubhouse with indoor recreation areas, private balconies, lawn space, and outdoor pocket plazas and small gathering areas. The goal is to provide residents and neighbors with many different opportunities to gather and enjoy the landscape. The shared common areas are in centralized or higher traffic areas that are visible from units within the development, located away from service areas, and screened from ground level residential windows. The open space summary table below breaks out the designed open space into the planned occupancy phases to demonstrate that at no time during the phased occupancy of the project will there be a shortage of open space. Table 4: SUD BLOCK 4 OPEN SPACE SUMMARY Construction Management Concurrent construction is being requested with this application, in conformance with the “South University District Phase 3 Major Subdivision Phasing Plan for Concomitant Construction,” dated May 18, 2021 and made a part of the Subdivision’s Improvements Agreement. This document is included in the appendix of this application (Document 010) The Common Subdivision Improvements (CSIs), as outlined in the aforementioned Phasing Plan, are required to be installed before any of the four South University District Phase 3 lots can be constructed. Construction on the CSIs commenced in September 2021, and continues at the time of this submittal. Currently, the CSIs are nearly complete, and it is anticipated that all CSI improvements (less landscaping) will be installed by the end of the 2022 construction season. The developer anticipates a phased approach to construction and occupancy that will generally correlate with the 3 internal “blocks” that are proposed. The developer would like to start 11 construction on the internal buildings while off-site improvements are being installed—typically after water and sewer utilities have been installed and tested, and there is perimeter access to the road network. CCON and CCOFF applications are included with this submittal, as required (see files 004, 005, 028). Park improvements will also be constructed concurrently in conjunction with development of the other adjacent South University District Phase 3 lots. On-site improvements include private roads South 12th Ave, and South 13th Ave, with associated water, sewer, and stormwater. Water and sewer mains will be extended into each of the three blocks to service the buildings. Other on-site improvements include landscaping, irrigation, and sight lighting. Off-Site Improvements The following is an excerpt from the South University District Phase 3 Major Subdivision Phasing Plan for Concomitant Construction” that lists the specific improvements that Block 4 will construct as Off-Site Improvements. It should be noted that additional off-site improvements can be added to this list during the City’s Site Plan review. Block 4 Off-Site Improvements Block 4 off-site Improvements proposed in this phasing plan and shown in green on the enclosed ‘Infrastructure Improvements Phasing Exhibit ’generally include extending Arnold Street between South 14th Avenue and South 11th Avenue and constructing South 14th Avenue from Student Drive to Arnold Street. A specific list of the Block 4 Improvements follows: • S 14th Ave from Student Drive to Arnold St- 47-ft width • Arnold St from S 14th Ave to S 11th Ave- 35-ft width • 8” Water mains in Arnold St and S 14th Ave • 8” Sanitary Sewer mains in Arnold St and S 14th Ave • Stormwater catch basins and associated mains • 6’-wide, 6” thick concrete sidewalk along park frontage on west side of S 14th Ave, west side of S 11th Ave, and south side of Student Drive. Parkland Improvements Parkland requirements will be determined by the nature of the development(s) proposed within each of the Blocks at the Site Plan level, but the South University District Property Owners Association (POA) will require each block to develop a proportionate share of the remaining undeveloped 13.36 -acre ‘City Park 3’ lot. Block 4 will be required to develop 24.7% of ‘City Park 3,’ or 3.30 acres. 12 Parkland The Flats at Bozeman will develop the Block 4 portion of the adjacent 13.36-acre ‘City Park 3’ parcel. Current calculations show that this development will be required to provide 3.30 acres of parkland. The density of the Flats at Bozeman is 13.5 du/ac. Current City of Bozeman code requires 575 sf of parkland per dwelling unit, up to a density of 18 Persons, and a cash-in-lieu-of parkland (CILP) for the density above 18 —capped at 27 Persons. The required land dedication (575 sf/person x 18 Persons x 11.89 acres = 2.83 acres, and the remaining 9 persons would require cash-in-lieu of parkland (CILP) for 1.41 acres of land at the current estimated market rate of $2.30/sf, totaling $141,520. Capstone Communities, the developer of Block 4, is also developing the SUD Phase 3 Lot 1, Block 3 tract, which is west of Block 4, and the associated parkland developments required with that development. Capstone has employed a local landscape architect firm, Design 5, to help develop an updated Master Plan with the City of Bozeman Parks Department. By having two—and possibly three (“SUD PH3 BLOCK 2”)—developments taking place with the same, general timeframe allows the park to be developed with a holistic design approach and constructed in larger phases. Concept plans of proposed park improvements were previously included with the Block 3 Concept Submittal and are included with this submittal again for reference. The master concept plan for South Park aligns with the original goals for the Mandeville Creek parkland/open space complex. It aims to preserve and enhance the existing watercourses, provide a comprehensive multi-modal trail system, include a variety of recreational activities, and create a functional, inviting landscape. The internal pedestrian layout of the park provides a primary north/south trail connection along the creek, with a Class II gravel fines trail, as identified within the PROST Plan. The concept also provides an east/west trail that crosses the watercourse and will connect the lots within the South University District Phase 3 subdivision with previously-developed phases. The stream corridor remains largely undisturbed with passive natural uses while the west side features more intensive recreational use. A more detailed description of the park Master Plan update is included in Appendix B ( File #019) as well. Landscaping within the park will be planned with water conservation and long-term carrying costs in mind. The goal is to create a new type of park that positively impacts the environment by creating habitat, using limited amounts of water, and reducing its overall carbon footprint. Apart from sod areas at the NW great lawn, central pavilion area, and dog park, the park will be seeded with native vegetation, resulting in a huge reduction of maintenance and water demands. Shade trees will be provided throughout and the watercourse setback will be planted with appropriate native vegetation. The continuous native vegetation proposed along the creek will provide a corridor extending southward for pollinators and wildlife. 13 Landscaping All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants, use of appropriately-sized landscape plant material, street frontage landscaping, use of trees with residential adjacency, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. The landscape plan will also aim to conserve water by using native or adapted plant species with the goal of creating an inviting environment. Site elements such as lighting, plant material, site furnishings, and signage will be consistent throughout the development to define the character of the district. Street treatments at the intersections of Student Drive/S 13th Ave, Student Drive/S 12th Ave, Arnold Street/S 13th Ave, and Arnold Street/S 12th Ave will feature expanded curb bulbs, to calm traffic moving through the development. All portions of Lot 1, Block 4 are designated as mixed block frontage and will be designated as landscaped block frontage. The streetscapes of South 14th Ave, South 13th Ave, South 12th Ave, South 11th Ave, Student Drive, and Arnold Street will feature a 10’ landscaped setback, 5’ sidewalk, and boulevard planting strips with street trees for every 50 linear feet. Where ground floor residential units are proposed they will follow the special residential block frontage standards in UDC 38.510.030.J. All buildings will provide a raised deck or porch at least 60 square feet in size and at least one foot above grade. A perennial planting bed in front of these porches will be provided with a diversity of plant materials and textures to maintain visual interest from a pedestrian scale. At areas with sidewalk adjacency to buildings with windows, landscape screening will be provided to create privacy for the residential units. 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 lit, and residential units will be provided with a patio/balcony light where applicable. Drive aisles, pathways, parking areas, and trash enclosures will be lit to provide basic illuminance. Street lighting will be provided in accordance with the City of Bozeman Design Standards and Specifications Policy. Traffic A traffic impact study has been conducted and is provided with this submittal for review. Please see Appendix B. Water Rights The City of Bozeman Engineering Department (Griffin Neilson) has been contacted to determine what cash-in-lieu of water rights are required for the site. Upon final acceptance by the City of Bozeman Engineering Department, the fee will be paid by the owner prior to site plan approval.