HomeMy WebLinkAbout7th& Aspen Phase 1 & 2 Site Plan Narrative Boundary
7th & Aspen Mixed Use
SPEKT Phase 1 & 2 Site Plan Application
ARCHITECTURE & DESIGN REVISED JUL Y2024
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CONTENTS
APPLICATION NARRATIVE
Project Summary 1
Master Site Plan &Phasing 2
Affordable Housing 4
Site Design 5
Building Design 8
Requested Departures 10
ATTACHED DOCUMENTS
Development Review Application Form
N1 Noticing Form &Adjoining Owners
Conceptual Review Waiver
COB pre-application Meeting Notes
Existing Site Survey
Existing Plat
Water, Sewer, &Storm Design Report
Stormwater Maintenance Plan
Traffic Impact Study Memo
CILWR Determination Request
Affordable Housing Action Plan
PROTECT SUMMARY
This application includes Phase 1 and 2 of the 7th and Aspen Mixed-Use Master Plan. The Master Plan proposes
new mixed-use development of commercial &residential uses on three parcels located at the Southwest corner
of 7`h Avenue and Aspen Street in the Midtown District, and has been submitted as a separate Master Site Plan
Application. Phase 1 &2 occupy the southern two lots of the development and each contains a 4-story apartment
building which provides affordable housing units. 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".The Owner currently owns Lot 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.
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A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 1
PHASING
Phase 1 &2 are a portion of a larger development plan consisting of three phases each containing a single
building on each respective parcel. The 7th &Aspen Mixed-Use Master Plan has been submitted under a
separate application,which contains more information on speculative the phase 3 building and site, speculative
interim phase 3 and other master site plan details.
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7th&Aspen Mlxed--Use master site plan phasing plan(leftt)and phase diagrams(right)
A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 2
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. Phase 1 is anticipated to begin construction as soon
as entitlements are obtained in Q3 or Q4 of 2024.
-%. 46 DWELLING UNITS
4-- REFUSE ENCLOSURE
23 SURFACE PARKING SPACES
Q-- OPEN SPACE&SITE IMPROVEMENTS
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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. Phase
2 is anticipated to commence 2-8 weeks after phase 1, and both phase 1 and Phase 2 will be constructed in a
"staggered"fashion. Should Phase 2 be delayed further than anticipated, all the necessary site infrastructure and
open space required for Phase 1 will be completed in phase 1.
50 DWELLING UNITS
OPEN SPACE&SITE IMPROVEMENTS
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A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 3
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 of the Master Site Plan 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 ( FUTURE PHASE 3) 75 (EST.) 44% N/A
TOTAL 171 (EST.) 100%
Specifically,this application seeks to utilize the following incentives:
- Exemption from the following (38.380.020-1.3.f.(2-4):
-(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 reference.
A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 4
SITE DESIGN
Access, Vehicle Circulation, and Parking
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.
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PROPOSED BUILDING-PHASE 1
LEVEL 1 FOOTPRINT:9,102 SF
TOTAL SQUARE FOOTAGE:37,716 SF
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Phase 1&2 Site P/an
A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 5
SITE DESIGN
Access, Vehicle Circulation, and Parking
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.
Block Frontage
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, creating a "pedestrian-oriented space".This area is augmented by flanking plaza spaces which
are comprised of raised landscape features with integrated seating.These features serve as a soft threshold
delineating the plaza from the public pathway while also invigorating the pedestrian experience by contributing
interest and comfort along the sidewalk. he applicant proposes a 5' -foot setback instead of the required 10 feet
(see requested departures below),which allows for a 11'-foot-wide pedestrian oreinted space. .
Required weather protection is provided by a recessed entry area covered by the upper stories of the building,
which is 12' deep (more than the 3' required).
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Perspective of typical block frontage/streetscape(phase 9 shown)
ASP L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 6
SITE DESIGN
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.
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.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.
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.
Trash & Recycling
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. The applicant proposes to provide artwork on the West and East sides of the
enclosure in order to reduce the width of the landscape screening provided here. See the requested departure
below.
A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 7
BUILDING DESIGN
Building Composition and Use
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. No elevator service
is proposed as all accessible units and common spaces will be located on the ground floor.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 attached floor plans for spatial layout and details.
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Phase 9 Floor Plans:Above-Level 1 Plan;Below-Levels 2-4 Plan
A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 8
BUILDING DESIGN
Architectural Design
As this is an affordable project,the primary architectural goal for the buildings was to achieve an aesthetically
pleasing and dynamic composition with simple form and distilled material palate. The intent is to create a
distinctive, equitable, and dignified sense of place and home while controlling building costs and financially
prioritizing interior tenant spaces.As a result,the building massing is made up a single gable roof forms spanning
East to west in the long direction,which do not modulate in roofline (as allowed per deep incentives), but instead
use subtle material transitions,fenestration, and trim to break down the scale of the fagades and provide visual
interest.
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Exterior Perspective of both Phase 9&2bui/dings fom 7thAve.Looking Northeast
Primary metal exterior materials have been selected based on their compatibility with other buildings in the district
(both new and old),the historical regional use of metal materials, and for lasting durability and low maintenance
requirements. The Primary Bonderized material exposes it's integral metallurgical makeup instead of a painted
coating which provides a natural, slightly varied finish that is dynamically(not highly) reflective in different lighting
conditions. The wood siding provides the warmth and softness to contrast the darker primary materials, and will
be finished and maintained to avoid a weathered appearance.The cementitious accent siding,trim pattern, and
thoughtful downspout placement add a final subtle layer of fenestration to break up larger expanses of material
and give a unique and distinguished look.
A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 9
DEPARTURES & DEEP INCENTIVES REQUESTED
1. BMC Table 38.510.030.c—Landscape blockfrontage standards.
-The applicant requests a departure from the building placement standard. Due to the atypical location
of the property line in relation to the sidewalk, a 5'front setback is proposed instead of the required 10'
setback.The applicant proposes new sidewalk(pedestrian oriented space) in the entire width of the
setback,which in conjunction with the existing sidewalk(in the R.O.W.) creates a storefront-like condition
with a 10-wide sidewalk extending to the street edge. The applicant feels this is an appropriate condition
given the 7th Avenue streetscape and the proximity to the Aspen festival street frontage.
2. BMC 38.510.030.J—S,oeclal reslo'entlal bloc/('frontage standards along interna/pathways:
-The applicant requests an exemption from the listed transition elements as allowed per the affordable
housing deep incentives (38.380.020-1.3.f.(2))and instead proposes an alternative method along the
south side of the building where ground-floor residential units are adjacent to the internal pathway.
The applicant proposes a 6'-8"wide landscaped buffer with wood privacy screens and enhanced
landscaping including tree plantings additional screening.
3. BMC 38.520.030.0—Lightandairaccess andprivacyalongslo'e side property/fines:
-The applicant requests a departure from the 15'setback requirement and proposes the standard
5'setback along the northern property line of lot 4A(Phase 3). The applicant does not intend to limit
the light and air provisions for the units along this frontage, rather to provide the necessary space
between buildings in Phase 3, effectively shifting the setback requirement onto the parcel to the north.
Accordingly, a 20' no-build setback is proposed along this property line for Phase 3, assuming the
Phase 2 dwelling units facing this setback will also have access to the East and West light&air. If
future revisions result in a condition with only south facing units,the setback will be increased to 25
feet to provide a total of 30 feet per the intent of the code.This provision is depicted and outlined in
the separate Master Site Plan application to ensure the development of Phase 3 does not create a
compatibility problem in the long term.
4. B M C 38.530.040.C,F—Fa(ade Articulation—Residentia/bui/dings:
- Due to the affordable nature of the project and added cost attributed to meeting these standards,
the applicant requests an exemption from the listed roofline modulation as allowed per the affordable
housing deep incentives (38.380.020-13.3.f.(4)).The applicant proposes the use of windows at intervals
of not more than of 30' and horizontally varied siding treatment, however no roofline modulation is
proposed as this is a direct driver of cost.
A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 10
5. BMC 38.530.040.C,F—Form&/ntens/ty—Bui/ding Height:
- Due to the affordable nature of the project and added cost attributed to meeting these standards,the
applicant requests an increase to the maximum building height as allowed per the affordable housing
deep incentives (38.380.020-B.3.c). The applicant proposes a total buidng height of 53 feet,which is 3
feet over the allowed 50-foot maximum for residential buildings.
6. BMC 38.520.070.B.3—Screeningofgroundre/atedsen�iceareas.
This project seeks departure relief from this section regarding landscape screening around service
enclosures. Due to the tight site dimensions, the location required to service the enclosure, and the
desire to provide as much parking as possible,the applicant proposes a departure to the screening
requirements on the West and East side of the enclosure, both facing the parking lot. The applicant
proposes the use of a painted art or graphic of a mountain peak applied to the cladding on this elevation
in lieu of the five-foot landscape buffer in order to provide visual interest while maximizing space
for parking. See plans, elevations, and landscape sheets for more detail and location of proposed
enhancements.
7. BMC 38.360.060— Useable open space:
This project requests a departure to reduce the usable open space by 20% as afforded by the
"Departures for housing creation" ordinance (38.320.070). Due to the site constaints of the tight infill lot,
a reduction of usable open space will result in several more dwellings in this development than would be
possible if adhering to the normal standard. Futhermore, The applicant feels reduced private open space
on this site is appropriate given the close proximity to Westlake Park&community gardens,the Aspen
festival street, (both of which are within 1/4 mile of this development); as well as nearby North Grand
Fields, Centennial Park, and the Bozeman Senior Center.
A P L K I . Boundary 7TH&ASPEN Phase 1 &2 Site Plan Application 11