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HomeMy WebLinkAbout002 Project NarrativeRange 5 Site Plan Site Plan Application October 2023 (RC#1 February 2024) PROJECT DESCRIPTION The project includes developing a 20.518 acre property located at 4840 Fowler Lane with a legal description: Tract 2, C.O.S. 1996, located in the NW ¼ of Sec. 23, T. 02 S., R. 05 E., P.M.M., City of Bozeman, Gallatin County, Montana. The property is annexed into the City of Bozeman and is zoned R-4. The project is located one block south of the intersection of Stucky Road and Fowler Lane. Fowler lane defines the western edge of the property, while undeveloped R-4 zoned land lies to the east and underdeveloped farmland lies to the north and south of the property. Proposed Uses The proposed use is multi-family apartment style buildings, IBC residential group R-2 (apartment houses). The project includes a total of 312 living units with 2 bedrooms, 2 bathrooms, and decks. Proposed structures consist of the following: • (7) 3-story 36-plex buildings at 43,005 sf each (including decks) for a total area of 301,035 sf. Dwelling unit sizes are as follows: o Type 1: 969 sf o Type 2: 966 sf o Type 3: 969sf o Type 4: 1,050sf o Type 5: 965sf o Type 6: 1,049 sf o The 36-plex height is 45’-1” above the first floor. 36-plex building #12 is the highest above grade at 47.76’ from lowest grade 5’ from the building footprint. Please refer to SP000 for the overall building height summary • (5) 3-story 12-plex buildings at 13,157 sf each (including decks) for a total area of 65,785 sf Dwelling unit sizes are as follows: o Type 1: 1,014 sf o Type 2: 969 sf o Type 3: 970 sf o Type 4: 1,015 sf o The 12-plex height is 36’-1 5/8” above the first floor. 12-plex building #9 is the highest above grade at 37.97’ from lowest grade 5’ from the building footprint. Please refer to SP000 for the overall building height summary • 9 carports o The typical carport height is 10’-1 1/4” above the high asphalt elevation with low grade being 12” below the high asphalt point for a total height of 11’-1 1/4”. • 4 enclosed garages o The typical garage height is 15’-6 7/8” above the high slab elevation with low grade being 12” below the high slab elevation for a total height of 16’-6 7/8”. Project Phasing and Timeframe Development of the site and buildings will occur in 5 phases and each phase will have building sub-phases per the attached site phasing plan and concurrent construction plan. The anticipated construction start date for phase 1 is summer 2024. Permits for all phases will be pulled within a 2-year period. A summary of phasing is included below. • Phase 1: Includes dedication of the City Park east of Gabriel Ave. and a portion of the trail system. This phase also includes construction of Apex Drive, Gabriel Ave, and the eastern portion of Bennet Boulevard. The water main will extend in the future extension of Apex Drive east to provide an additional point of connection to the water system. An approved section of South 27th Ave will be installed from Bennett Blvd to Stucky Road. A portion of the internal parking and street parking are included in this phase. Buildings will include 2 – 12 plexes, 2 carports, and 2 dumpster enclosures. • Phase 2: Includes 2 – 36-plex, 1 garage, a retention pond, 2 dumpster enclosures, and internal parking. It also includes a portion of the trail system. • Phase 3: Includes the installation of Edgerton Ave and an extension of Bennet Boulevard to Edgerton Ave. It also includes 3 – 36-plexes, 1 garage, 5 carports, 3 dumpster enclosures, a portion of the trail system, and internal parking. • Phase 4: Includes the widening of Fowler Lane along the property frontage to match the approved section from the Buffalo Run project. Also includes 1 – 36-plex, 1 – 12-plex, 1 garage, 1 carport, 1 double dumpster enclosure, a retention pond, and internal parking. • Phase 5: Includes 1 – 36-plex, 2 – 12-plexes, 1 garage, 1 carport, 2 dumpster enclosures, and internal parking. It also includes the remainder of the trail system and extending Bennet Boulevard the remainder of the way to Fowler Lane. DESIGN INTENT Site Improvements • Streets/ Infrastructure o The development includes the extension of four local streets as well as the widening of Fowler Lane (minor arterial). The full easement for Fowler Lane along the property’s frontage was dedicated to the City during the annexation of the land. All city streets will be dedicated to the City within 60-ft public access and utility easements. Except for Fowler, the four city street extensions are proposed as 35- ft local city street sections (tbc to tbc).  Apex Drive will be extended from Fowler Lane along the northern property boundary to the eastern property boundary for future connection to the portion of Apex Drive that was installed in Gran Cielo Subdivision. The entire 60-ft section of Apex Drive will be located on the subject property.  Similarly, Bennett Boulevard will be extended from Fowler Lane east along the southern property boundary to connect to the existing portion of the street that was installed with Gran Cielo Subdivision. Bennett Boulevard will be centered on the southern property boundary. The Applicant is coordinating with the adjacent landowner to procure an easement for the 30-ft portion of the street section that is south of the property boundary.  Two 35-ft local streets are proposed to be installed to bisect the site running from Bennett Boulevard north to Apex Drive. These streets will intersect Bennett Boulevard at generally the same locations that the two internal streets in the Buffalo Run project to the south would if they were extended north to Bennett. The proposed street connections to Bennett are slightly west of where the projected Buffalo Run alignments would intersect, which is intended to allow the project to provide a larger park area on the east side of the site. The Buffalo Run project is 0.50 miles to the south of Bennett Boulevard, and there are two separate landowners between Bennett Boulevard and Buffalo Run providing sufficient distance for the street alignments to be adjusted to meet the alignments between Bennett Boulevard and Buffalo Run.  Fowler Lane is planned to be a future minor arterial street. Fowler is currently a gravel road within a 60-ft county road easement. A 50-ft easement along the property’s frontage was dedicated during the annexation process. Our understanding is that Fowler will be paved across the project frontage to the Stucky intersection with a 24-ft county road section as part of the Buffalo Run project. The improvements to Fowler that are proposed with this project will include the widening of the road to a 38- ft (tbc to tbc) minor arterial street section that will match the street section that was approved with the Buffalo Run project. A 10-ft asphalt trail is proposed along the east side of Fowler. The Buffalo Run project is also realigning the irrigation ditches such that only one ditch will be active along the west side of Fowler Lane. The applicant is coordinating with the ditch company and the Buffalo Run development. o The city street sections will be improved with stormwater facilities, 8-inch water main extensions, and 8-inch sanitary sewer main extensions, where necessary. 10-ft utility easements are proposed along the edges of the street easements for gas, electric, and communications extensions.  A 15-inch sanitary sewer main is being installed in Fowler Lane as part of the Buffalo Run project. The 8-inch mains proposed with this project will connect to this existing main at the Apex Drive intersection.  Water to serve the proposed project will be extended from existing stubs in Apex Drive and Bennett Boulevard to the east. A 16-inch main will be installed in Fowler Lane across the project frontage for future extension down Fowler Lane.  Stormwater for the street improvements is currently planned to be captured via a series of curb inlets and conveyed to stormwater ponds and retention chambers for storage. • Parking Summary Buildings Existing Buildings There is an existing house, barn, and shed on site, all of which were constructed in 1971 and will be removed during phase 3 of construction. Photographs of all existing buildings were included with the concept submittal. New Buildings Intent 12-Plex (5 total): The 12-plex buildings are 3-stories with 4 units per story, accessed by 2 outdoor stairs. The design approach for the 12-plex is to define a repetition of forms within the overall structure with traditional gable and shed roofs, stepping in the façade, and decks from each unit. These elements, combined with a variety of siding colors and types, offer interest to the façade and an opportunity for reducing the overall scale of the buildings. The proposed siding is a combination of cementitious horizontal lap and board and batten at each building. The trim is cementitious board. As represented in the included color variation elevations, the gable form colors will remain consistent within each structure but will vary from one structure to the next, selected from the 3 proposed color options. Decks will be constructed of ‘Trex’ decking while deck guardrails will have painted metal rib siding. Roof slopes are 3.5:12 at the primary gable roofs and shed roofs and 8:12 at the secondary gable roofs. Roofing will be asphalt shingles with a consistent color from one building to the next. Fascia will be cementitious board. Attics will be vented through use of vented cementitious board soffit and ridge vents. Windows will be white vinyl in a combination of sliding and fixed. Deck doors will be white vinyl as well. No door or window trim is proposed. 36-Plex (7 total): The 36-plex buildings are 3-stories with 12 units per story, accessed by 2 outdoor stairs and an open-air central corridor. The design approach for the 36-plex is to define a repetition of forms within the overall structure with traditional gable and shed roofs, and decks from each unit. These elements, combined with a variety of siding colors and types, offer interest to the façade and an opportunity for reducing the overall scale of the buildings. The proposed siding is a combination of cementitious horizontal lap and board and batten at each building. The trim is cementitious board. As represented in the included color variation elevations, the gable form colors will remain consistent within each structure but will vary from one structure to the next, selected from the 3 proposed color options. Decks will be constructed of ‘Trex’ decking while deck guardrails will have painted metal rib siding. Roof slopes are 3.5:12 at the primary gable roofs and shed roofs and 8:12 at the secondary gable roofs. Roofing will be asphalt shingles with a consistent color from one building to the next. Fascia will be cementitious board. Attics will be vented through use of vented cementitious board soffit and ridge vents. Windows will be white vinyl in a combination of sliding and fixed. Deck doors will be white vinyl as well. No door or window trim is proposed. Garages (4 total) Each garage is double-loaded and has 11 total stalls, 1 of which will be an ADA stall. The garages will consist of a single 3.5:12 pitch gable roof and horizontal lap siding to match the 12-plex and 36-plex siding. The garages will have 3 different siding color schemes, drawing from the same colors as the 12-plex and 36-plex buildings. Carports (9 total) The carports are double-loaded and will be open on all sides with exposed painted steel columns and roof structure. The roofing will be corrugated metal, consisting of a 1:12 pitch gable. There are 3 lengths of carports proposed as follows: • Carport A: (6) total – (5) with 18 stalls and (1) with 17 stalls, including an ADA stall • Carport B: (1) with 19 stalls, including an ADA stall • Carport C: (2) total – (1) with 12 stalls and (1) with 11 stalls, including an ADA stall Dumpster Enclosures (11 total) There are 10 single-dumpster enclosures and 1 double-dumpster enclosure. The dumpster enclosure walls will be split-face CMU and the roof structure is exposed painted steel columns and beams. The roofing is corrugated metal to match the carport roofing. The gates are comprised of a painted steel frame and painted cedar siding to match the color of the adjacent building. Departures Departure Request One departure is requested from Section 38.320.030, footnote 3 (maximum lot area for R-4 is 2.5 acres). The proposed development is not a subdivision application – the property will remain as one parcel with dedicated public right-of-way easements. As such, the parcel will exceed 2.5 acres but will maintain the established street network in the local vicinity with dedicated right-of- way easements. Parcels exceeding 2.5 acres in medium to higher density residential developments are common in order to provide adequate lot area for a functional site. Lot areas are quickly consumed by the structures, parking/drive aisles, setbacks, on-site open space, trash enclosures, snow storage and all applicable site elements necessary for a connected and functional development. The proposed site plan provides enough area for these necessary site plan features while also maintaining the established street network and satisfying block length/width requirements to provide a site that is functional and connected internally and to the surrounding neighborhoods (both current and future). This pattern is consistent with similar recent residential developments in Bozeman including the 2131 Graf Street SP/Subdivision (R-4 zoning), Homestead at Buffalo Run SP (R-4), and the South University District Subdivision (REMU) and Blackwood Groves Subdivision (REMU).