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7th & Aspen Mixed-Use Master Site Plan Narrative
Boundary 7th & Aspen Mixed Use SPEKT Master Site Plan Application ARCHITECTURE & DESIGN REVISED JUL Y2024 CONTENTS APPLICATION NARRATIVE Project Summary 1 Master Site Plan 2 Phasing 3 Affordable Housing 6 Site Design 7 Building Design 11 ATTACHMENTS Development Review Application Form N1 Noticing Form &Adjoining Owners Conceptual Review Waiver COB pre-application Meeting Notes Existing Site Survey Existing Plat Traffic Impact Study Memo Affordable Housing Action Plan PROTECT SUMMARY This Master Plan proposes new mixed-use development of commercial & residential uses on three parcels located at the Southwest corner of 71h Avenue and Aspen Street in the Midtown District. Phase 1 &2 occupy the southern two lots of the development and each contains a 4-story apartment building which provides affordable housing units. Phase 3 is contained on the north parcel and specualtively includes a 7-story mixed-use building and possible durface parking lot in the interim. All three parcels are zoned B-2M and the underlying land use is designated "Community Commercial Mixed Use". The block frontage along 71h Avenue is designated as "mixed" and the Aspen Street frontage is designated as"storefront".The Owner currently owns Lots 1-3, and 4A, and is under contract for sale on lot 6A with a May 31, closing date.The current seller is aware of this application. A pre-application meeting was conducted for this project on January 16, 2024 and a conceptual waiver request was granted by the City of Bozeman Staff. A copy of the meeting notes and the signed waiver request are included at attachments. A separate Site Plan application for Phase 1 &2 has been submitted concurrently for review. I i 1 1 I k 1 1 1 I 1 I 1 I 1 R-5 PAM PII 1 1 .'P:N�T 1 1 RA t R-4PM PROJECT I --- 1 1 tX4 0-Cl, T LOCATION -----+-- -r�----f, WIV,*--- i--------A------ _ 1 1 1 1 I 1 PLI 1 I PLI E---------� I 1 1 I I 1 • , Fir 1. _ i R 4 A.— A Vicinity Map(NTS) A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 1 MASTER SITE PLAN The Master Site Plan consists of three existing parcels, all currently containing eixtsing commercial structures to be demolished.At full build-out the development is anticiapted to contain 3 separate buildings and site improvements.A 20' no-build easment is proposed along the South of Lots 1-3 in order to maintain light and air betwen Phase 1 and 3 development. The applicant is exploring the feasibility of an interim Phase 3 condition which would provide surface parking on the north parcel pror to Phase 3 building construction commencing. More detail about this interim condition is included below. I A I W. ASPEN ST W. ASPEN ST -0'RO.W. O'R.O.W. DESIGNATED BLOCK FRONTAGE:STOREFRONT DESIGNATED BLOCK FR—E'.STOREFRONT �NxEmo VEHICLE V cLJ!AO z t�l�luy�r Pyls xreo:e , plarW uawrro: snrvsuolrtm[ h CP G I I II I li � � _� I LOTS 1-3W�,E I LOTS 1-3 35,211 SF I�—� J I I 35,211 SF (0.808 ACRES) 1✓ (0.808 ACRES) 1 SURFACE PARKING-PHASE 3(TBD INTERIM) I FUTURE BUILDING(TBD)-PHASE 3 AFPROX.7040 SPACES I KKE'I (TSDTBTORYMW3JLSE,APPROX.TBD'NELUNGUNITS) APPAOX 19,OW 9F Oi COMMEACWL SPACE � I i- I 4PM20%.1M 100 PNWNG WAAC£BPACES I'12STRHT SPACES) I I I I I E I i I I I I I I I i I I I I __________ ___ I -1 SETBACK SETBACK 2, (0.515 ACRES) (0.515 ACRES) PROPOSED BUILDING-PHASE 1 @� AwN PROPOSED BUILDING-PHASE 1 LE 1 RCCMW'.9.102 SF l5 LEVEL 1 F0O7PRIM:9,1025F TOTAL SOVAREFOCTAGE':3T.Ti85F ENTRY TOTAL SCUPRE FOOTAGE:3T.T18aF (I SfCRY,O LLINOIMR \ - (18TORY,/[MI LLINO UNR. �� �RI ROOM EMRY 1I E \� W ROOM" sZ ` -I F M RILL I PICNI IE b) PH ES E BEM / — SURFACE PARKING °' — SURFACE PARKING (23 SPACES) SPACES e V➢9CLE / - -- rvcuom _ _ __ t _ I s Ge i� Is is �z le �s w •n zz x is ,� is ie it ie ,s m�en zz za / RIS.ROOM ENTR,-- -- - -_ /si4T F BKO ROW - / :F — I — / r— — I SETBAC 5' SETBAC \\ 2,6 itl-D' \ (0.515 ACRES) BETe � H (0.515 ACRES) ETBAC PROPOSED BUILDING-PHASE 2 1 I PROPOSED BUILDING-PHASE 2 'S LEVEL 1 FOOTPRIM:9,1025F L LEVEL 1 FOOTPRIM:9,102 W TOTAL SOVPREFOOTAGE:3T,T183F I > TOTALSOUAREFOOTAGE:37,7IBSF DWEWRIG ON113) (<STORY.W DYIELLINGWrM 30 AM BOCCE COGRT ---=------------------------ - -�-------- -------------------- 7th&Aspen Mlxed--Use Master Site Plan(right)&potential Phase 3 Interim plan(left) A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 2 PHASING The Master Site Plan development consists of three phases each containing a single building on each respective parcel. Phase 1 &2 have been submitted concurrently for Site Plan Review . The Applicant acknowledges that subsequent site plan applications shall be consistent with the approved Master Site Plan and subject to review criteria of section 38.230.100.A.The applicant also acknowledges that if subsequent application(s)are not consistent with the Master Site Plan then a modification to this application is required. W. ASPEN ST > �� <'\\/ 50'-IYRO.W. C\ DESIGNATED BLOCK FROMAGE:STOREFRONT y I— I I \ \ ' I \ I ��. uv6VNE65nEM�a➢1w5 ,SURFACE PARKING-PHASE 3(INT6§jl ® \ FUTURE BUILDING(TBD)-PHASE-3g ( sBF SEPN TB PP KATION I I I II ar . v II \ I v F PROPOSED BUILDING-PHASE TON STORARE—UNG nseo sF I NSTORY��0 D1Val1N0 UNITS) Lu I � LI 4 Di,f Qloo a s s s , I � 4 yi =a LL SURFACE PARKING \\ \ �Img (23 SPACES) m I \ zl o I \ I I I I I I I II �I PROPOSED BUILDING PHASE 2 ' \ I (4 STOW. WWWNG UNITS) TOL SQk FDDTGE 5F 1 \ n --------- -- M• - tt \b IIII I I �� P.A„ I 7th&Aspen M/xed--Use master site plan phasing plan and diagrams A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 3 PHASING Phase 1 of development consists of a single four-story apartment building containing 46 affordable rental dwellings on the center parcel (lot 4A), as well as site improvements including the shared surface parking, refuse enclosure, Phase 1 plaza area, and East open space area. 46 DWELLING UNITS 4-. REFUSE ENCLOSURE Q�Z 23 SURFACE PARKING SPACES P5 OPEN SPACE&SITE IMPROVEMENTS Phase >scope limit diagram Phase 2 consists of a single four-story apartment building containing 50 affordable rental dwellings on the South parcel (lot 6A), as well as site improvements including the Phase 2 plaza area and South open space area. 50 DWELLING UNITS OPEN SPACE&SITE IMPROVEMENTS � � III IIJ II ••� Phase 2 scope limit diagram A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 4 PHASING Phase 3 is a future phase and it's build-out is TBD at this time, however it is anticipated that phase 3 will consist of a single seven-story mixed-use building containing above and below ground structured parking, commercial space, residential dwelling units, and site improvements located on the Northern parcel (lots 1-3).The applicant is currently exploring the feasibility of an interim condition to provide surface parking on the North parcel (lots 1-3). Phase 3 interim scope diagram \ c� PHASE 3 TBD TBD 7-STORY MIXED-USE APPROX.75 DWELLING UNITS APPROX.15,000 SF OF COMMERCIAL SPACE 140A50 PARKING GARAGE SPACES / OPEN SPACE&SITE IMPROVEMENTS � II IIIIII' D \\ I o Phase 3 scope diagram \ \ A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 5 AFFORDABLE HOUSING Both Phase 1 and 2 will provide a total of 96 units for rent, 100% of which will be affordable dwellings meeting the criteria of BMC 38.380.020. Phase 1 will provide 29 units with rental rates at 60%of AMI thresholds and 17 units at 50%of AMI thresholds. Phase 2 provides 50 affordable dwelling units for rent at 80%of AMI thresholds. Phase 3 is anticipated to contain approximately 75 market-rate units:therefore, this development seeks to take advantage of the deep incentives set forth in BMC 38.380.030.C.3 as affordable units will make up approximately 56%of total dwellings in the entire development. TYPE OF HOUSING (OWNERSHIP)-PERCENTAGE OF AMI UNIT QTY. %OF HOMES DURATION Multi-Household Dwellings (Rental)-50%of AMI (PHASE 1) 17 10% 30 YEARS Multi-Household Dwellings (Rental)-60%of AMI (PHASE 1) 29 17% 30 YEARS Multi-Household Dwellings (Rental)-80%of AMI (PHASE 2) 50 29% 30 YEARS AFFORDABLE DWELLINGS TOTAL 56% Multi-Household Market Rate Dwellings (PHASE 3) 75 (EST.) 44% N/A TOTAL 171 (EST.) 100% Specifically,this application seeks to utilize the following incentives at this time: - Additional Stories of height(38.380.020-1.3.c) (TBD- Phase 3 Only) - Exemption from the following (38.380.020-1.3.f.(2-4): (Phase 1 &2) -(2) Special residential block frontage standards along internal pathways(38.510.030.J) -(3) Maximum fagade width standards (38.530.040.E) -(4) Roofline Modulation ((38.530.040.F) The 7th &Aspen Mixed-Use Affordable Housing Action plan contains more information on affordable units and details and has been included at as attachment to this application for referenc A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 6 SITE DESIGN Access, Vehicle Circulation, and Parking Phase >&2 Phase 1 &2 development is accessed by a single existing drive access off North 7`h Avenue which provides vehicular access to all surfaces parking spaces and both Phase 1 and 2 buildings. This drive measures 150 feet at its deepest point to alleviate the need for additional turn-around provisions for fire apparatus.The primary building entrances for both buildings are located on the west side of the buildings along 7`h Avenue frontage.A wide sidewalk spanning the front setback is proposed along this frontage and the buildings are recessed at this primary entry: creating a large plaza at the Southwest corner of the building. Secondary entrances are located off of the shared parking area on the South and North sides of the buildings respectively.All entrances, parking, open space areas, and street frontages are interconnected by ADA accessible pedestrian pathways. I IN L PROPOSED BUILDING-PHASE 1 LEVEL i FOOTPRINT:9,102 SF . Loeer TOTAL SQUARE FOOTAGE:37,716 SF / ��� (4 STORY,46 DWELLING UNITS) ARCH 100'= EQ a mmn ;alp . IFFF 2 LU SURFACE PARKING as r � '� °i (235PACE5) ,. < o .. r ---- ------ - -- ---------- -- -- -- ---� ' e ��y q w I i fl 7j.o, o P?r Ci O yy 51 EWPLK I I q'�' I KE RSETBFCK PROPOSED BUILDING-PHASE 2 LEVEL 1 FOOTPRINT:9,102 SF y g Q 5^ TOTAL SQUARE FOOTAGE:37,716 SF w (4 STORY,50 DWELLING UNITS) / ARCH 100'= ei l Mill I • i���� L� sze © —r �n I �'� cowJeoLe eonaos i x Phase 1&2 Site Plan ASP L K I . Boundary 7TH&ASPEN Master Site Plan Application 7 SITE DESIGN A single surface parking lot containing 23 spaces is provided between, and shared by, Phase 1 and 2 buildings, and there are 6 on-street parking spaces for a total of 29 total spaces provided. It is anticipated tenants of Phase 1 &2 will also have access to additional parking provided by a surface parking lot located on the Phase 3 parcel in an interim condition (which the applicant is currently exploring), and then in future structured parking provided in Phase 3. See the Master Site Plan for more information and details on speculative phase 3 development. A total of 108 bicycle parking spaces are provided in both indoor(covered); 12 more than required. 100 Indoor bicycle racks are provided in two bike storage and repair rooms: one located in each respective building.An additional 8 outdoor bicycle parking spaces are provided near the main entrances of each building. Phase 3 Phase 3 development is anticipated to be accessed by two vehicular access points off Aspen Street and 7"Avenue located at the existing drive accesses. Both accesses are anticipated to provide direct access to structured parking within the future building. No surface parking or additional on-site vehicular access is anticipated at this time. While Phase 3 building design is TBD, parking is anticipated to be provided entirely with structured, in-building parking on the basement,first, and second levels and will contain approximately 140-150 parking spaces. Addiitonally, it is anticpated there will be a total of 12 on-street parking spaces available on the 7th &Aspen frontages As an interim Phase 3,the applicant is investigating the feasibilty of providing a gravel surface parking lot on the phase 3 parcel for use by tenants of Phase 1 &2 as well as the public to the extent possible.The applicant is also actively investigating other parking solutions in the Midtown District, and continues discussions with economic development about the possibility of additional public structured parking (potentially sub-surface)at this location or other(s). The applicant is committed to providing long-term parking viability for tenants of this development and the greater Midtown neighborhood. Both covered and uncovered bicycle parking will be provided at 1 space per dwelling unit per municipal code requirements, however locations and details are to-be-determined at this time. Block Frontage Phase >&2 The applicant proposes to utilize the Landscape block frontage standards along the 71h Avenue frontage as the street is designated "mixed".A wide sidewalk spanning the width of the setback, and further into the covered entry area, creates a pedestrian-oriented space. This area is augmented by flanking plaza spaces which are comprised of raised landscape features with integrated seating. A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 8 SITE DESIGN Phase 3 The applicant anticipates utilizing the storefront block frontage standards along both 71h and Aspen Street as non- residential use is anticipated at the ground floor of both frontages.While the building design is TBD at this time, It is anticipated that both frontages, especially the Aspen frontage,will contain additional setbacks for pedestrian, plazas, and other outdoor active functions which address the festival street. access to the common amenity spaces once complete. Usable commercial open space will likely be required per BMC section 38.520.060, however location and details are to-be-determined at this time. Landscaping & Open Space All site area not covered by building footprint or hardscape will be landscaped.A variety of landscaping and landscape features are provided in different areas of the site providing areas for open space, recreation, and generally to soften the urban environment and add visual interest. In accordance with city criteria, an emphasis has been placed on drought tolerance and water conscious design with planting selection and utilization of permeable pavers in the boulevard portion of the public sidewalk. Landscape features unique to this project include the entry plaza landscaped planters, bocce ball court, and enhanced landscape screening at ground floor dwelling units.All of which meet or exceed requirements. Phase >&2 On site residential open space will be provided with a combination of plaza spaces, private grade level park and recreation spaces, and common indoor recreation areas. No private dwelling unit balconies are proposed. The plaza spaces are located on either side of the drive access along the 71h Avenue frontage at the Southwest and Northwest corners of each respective building. These spaces provide an active gathering space with seating and tree cover for tenants. The ground level park space in between the buildings on the East side of the site will provide a more private and intimate gathering space for tenants and includes seating and barbeque grills in addition to open turf area for a variety of leisure and recreation uses.Additionally,the recreation area to the South of Phase 2 building contains a bocce ball court and turf area for many lawn games. Seating is also provided in this area within a landscape planter consistent with the design language of the entry plaza areas with cohesive design throughout the site. The common indoor rec room and entry lounge will provide indoor spaces for tenant lounging, engagement, and activities outside of individual dwelling units, and are identical in each building.The rec room will contain games tables, a ski and snowboard waxing station, and coffee bar for some fun and unwinding.The entry lounge will provide a slightly more intimate gathering space,with soft seating and a large coffee table for conversation and games. A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 9 SITE DESIGN As mentioned above,the open space required for phase 1 alone is included entirely within the extents of the phase, proving tenants access to open space should Phase 2 be delayed. Phase 3 While the building design of Phase 3 is TBD, it is anticipated the required on-site residential open space will be provided with a combination of to-be-determined common indoor amenity area(s), a 3rd level rooftop deck, and likely private balconies for dwelling units. It is also anticipated both Phase 1 and Phase 2 residents will have access to the common amenity spaces once complete. Usable commercial open space will likely be required per BMC section 38.520.060, however location and details are to-be-determined at this time. Parkland requirements for all phases will be astified with cash-in-lieu of parkland equivalent. Trash & Recycling Phase >&2 The applicant proposes a single 8-yard trash dumpster and recycling totes in a centralized covered, enclosed refuse enclosure situated in the south row of the surface parking area in between buildings to be completed in Phase 1. The enclosure is accessed by the shared drive aisle for collection and will be flanked by landscaping on the West, South, and North sides. Phase 3 Refuse locations and details are not resolved at this time, however it is anticipated this will be internal to the Phase 3 building. A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 10 BUIDLING DESIGN Building Composition and Use Phase 1&2 Phase 1 &2 propose two 37,700 SF four-story apartment buildings approximately 53 feet in height. The buildings are designed to be nearly identical mirrored copies, but with varied fagade and exterior elements to create an aesthetically cohesive development, yet with added interest and distinction between buildings. Both buildings are entirely residential: containing dwelling units, community space, laundry facilities, and other service spaces. The Phase 1 building contains 46 total dwelling units comprised of:4 studio units; 24 one- bedroom units; 11 two-bedroom units; and 7 three-bedroom units.The Phase 2 building contains 50 total dwelling units comprised of: 36 one-bedroom units; 11 two-bedroom units; and 3 three-bedroom units.Aside from laundry rooms on each floor, communal common areas including the entry lounge, rec room, bike storage&repair, and mail facilities are placed on the ground level on West side of the building along 7`h to promote active use along the street frontage and maintain privacy for dwelling units. See the phase 1 &2 application for more info and details. __ _ _ ___ I _____ - - __ _I --_ --_ r STBIkE OE � L � REC ROOM MECH./ TT UNIT 1p4 UNITS UNIT110 UNIT112 RAGE ROOM 0 � _ 7En JO MAIL A ] —I __ ____________-J.C. _ 0 II CORROIDOR LAUNDRY I I _ i ENTRY LOUNGE Y - - ENTRY/ -- --- r STAIR 1 UNIT 111 0 �PEa 05 _____ UNIT UNRE --- I UNIT 1�09 UNIT r FLOOR FIRE RISER ABV. ROOM I JJJ 7 U I I FUNIT p up L UNIT (J ^1 u R2io U 02 I I' — i -------- ----- ----------- --- - ---- —---------- ----- r CORRIODOR2 LAUNDRY2 STAIR 2 o gTO UMT3AT� UHR�fl5 U INTZOT UNITO209 -- -- � --- _ U IT 11 _IJNT2O1F-1 L I 1,ex Phase 9 Floor Plans:Above-Level 1 Plan;Below-Levels 2-4 Plan A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 11 BUIDLING DESIGN Building Composition and Use Phase 3 Again,while the building design of Phase 3 is TBD, it is anticipated that phase 3 will contain a single—135,000 SF 7-story mixed-use building containing structured parking, commercial spaces, and dwelling units. The affordable housing deep incentives allow up to 9 stories of height in 13-2M zones. Structured parking is anticipated on the basement and first two levels above ground,with commercial space wrapping the parking on the West and North facades on levels 1 and 2 in order to promote and maintain the active festival street and 7th Ave frontages. It is anticipated that commerical spaces will be active in use:targeting restaurant, gathering, and retail uses on the first and possibly seond level to activate the street frontage along 7th and especially along the Aspen festival street. It is anticipated Levels 3-7 will contain approximately 75 market rate dwelling units consisting of a to-be- determined mix of multiple unit types varying in size and bedroom count. 5 upper stories over 2 in-building parking/commercial "5 over 2 podium"(type III construction) Required 10'stepback on front faces of building(all stories 5 and above) i f 3 PHASE 3(SPECULATIVE/TBD) TBD 7-story mixed-use RESIDENTIAL Approx.75 dwelling units @ 15 units per floor COMMERCIAL:—15,000 SF I PARKING yEf PARKING-140-150 spaces ■RESIDENTIAL w/1 below grade level of parking COMMERCIAL t' 0 OPEN SPACE �t POTENTIAL OPEN SPACE:—9,750 SF Speculative Phase 3 Building Massing&Composition Diagram A P L K I . Boundary 7TH&ASPEN Master Site Plan Application 12