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HomeMy WebLinkAbout001 - Wallace Works Narrative WALLACE WORKS PHASE 2 SITE PLAN APPLICATION RC 2 January 2025 TABLE OF CONTENTS 1. Commercial Certificate of Appropriateness Application, Site Plan Forms & Checklists 2. Project Team 3. Narrative a. General site information b. Site considerations c. Parkland d. Building design e. Landscaping f. Site Lighting g. Traffic h. Water rights i. Departures j. CCOA Checklist Items Appendices Appendix A – Vicinity Map Appendix B – Existing Zoning Appendix C – Block Frontage Diagram Appendix D – Recorded Subdivision Application Appendix E – Affordable Housing Plan Appendix F – Traffic Impact Study Appendix G – Water, Sewer and Stormwater Design Report Appendix H – Stormwater Maintenance Plan Appendix I – Geotech Report Appendix J – Recorded SID Waiver Appendix K – Access Easement Document 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 $3,069 $3,069 Dwelling Units $125 per unit 65 $8,125 Commercial Area $400 Per 1,000 SF 5,832 $2,332.8 Total $13,526.8 2. Project Team OWNER / APPLICANT Bangtail Partners, LLC Nest Partners (Attn: Erik Nelson) erik@nest-partners.com 113 East Oak Street, Suite 4B Bozeman, Montana 59715 PROJECT CONSULTANTS ARCHITECT Lake Flato (Attn: Adam Martin) amartin@lakeflato.com 311 Third Street San Antonio, Texas 78205 p. 210.227.3335 CIVIL ENGINEER TD&H Engineering (Attn: Ahren Hastings) Ahren.Hastings@tdhengineering.com 234 East Babcock Street, Suite 3 Bozeman, Montana 59715 p. 406.586.0277 LANDSCAPE Design 5 ARCHITECT (Attn: Troy Scherer) Troy@design5la.com 111 North Tracy Avenue Bozeman, Montana 59715 p. 406.587.4873 PLANNING Intrinsik Architecture (Attn: Tyler Steinway) tsteinway@intrinsikarchitecture.com 106 East Babcock Street Suite 1A Bozeman, Montana 59715 p. 406.582.8988 3. Site Plan Narrative A. General site information Wallace Works is a mixed-use development addressing "missing middle" housing in the industrial Northeast Historic district of Bozeman. Wallace Works seeks to address an urgent and growing need for attainable housing in Bozeman while embracing the mixed-use and diverse architectural character of the NEHMU district. As a whole the Wallace Works Project which previously got approval under applications 22-156(Site Plan) & 24-175(MOD Application) proposes to provide 65 dwelling units including 6 live-work units for entrepreneurs and artists, 11 rowhomes, and 48 apartments above street level. The MOD application was proposed as a way to allow the project to be phased. This allowed the south half of the project to start construction while the north building was altered. The changes that have occurred on the north building were greater than allowed under the MOD process and resulted in the need for a new Site Plan Application. Please note that the phase 1 buildings show up on a variety of drawings as the parking and open space bridges both phases but nothing in Phase 1 is proposed to be changed with this application. Phase 2 application be the north half of the larger site and features 2 buildings (original application had 3 building) and associated parking for the whole project. Wallace Works will also provide pedestrian-oriented commercial spaces along N. Wallace Avenue, with landscaped social gathering spaces serving the needs of the neighborhood and residents alike. In total, Wallace Works is projected to provide 72,647 gross square feet of new construction. 5,832 square feet of which are dedicated to commercial use and 66,815 square feet of which is dedicated to residential use. This project is also proposing to utilize the Shallow Affordable Housing Incentives by dedicating 10% of the units at 80% of AMI (for rent). The subject property is located on the at the southwest corner of Tamarack Street and North Wallace Avenue. The project site went through a subdivision exemption and was combined into 1 lot. The project site totals 62,726 SF (1.44 Acres). B. Site Considerations 1. Setbacks & Utilities Setbacks The Wallace Works project is located at the southwest corner of East Tamarack Street and North Wallce Avene on one parcel (recorded SE attached as Appendix D). The proposed buildings will front along both streets. Along North Wallace Avenue there is a 10’ utility easement and a 15’ powerline clearance area and as a result all the buildings are setback 15’ from the property line. Along East Tamarack there is also a 10’ utility easement, so the building are setback 10’ from the edge of the ROW. Along the west side of the property there is a 3’ required rear yard setback. Infrastructure New water and fire line services will be extended from existing 8-inch main in East Tamarack Street and existing 10-inch main in North Wallace Avenue. New 4-inch and 6-inch sewer services are proposed from each building, with sewer cleanouts at maximum 100-foot intervals and changes in horizontal alignment. Sewer services for the rowhouses and bodega/restaurant will connect to the proposed 8-inch sewer main running west-to-east in East Aspen, while the services for the parking building and northeast mixed-use building will connect to the existing 24-inch sewer main in East Tamarack Street. The new 4” sewer service lines will be SDR-26 PVC and will be installed per the City of Bozeman Design Standards. Stormwater mitigation will be provided on the west side of the site. The proposed stormwater retention system is provided to retain stormwater from the roof and hardscape areas. These retention areas take the shape of underground stormtech systems. A transformer will be located on the northwest side of the site to service the buildings. 2. Block Frontage This project is adjacent to a Mixed Block Frontage and this project is looking to implement the Landscape portion of the Mixed Block Frontage. All buildings have been placed a minimum of 10’ setback from the property line. All buildings in this phase front onto a public street. Please note a departure was granted in the phase 1 site plan for building D. All buildings have entrances that face the street and have the required 40% transparency. All buildings have the required 3’ weather protection. The parking is located behind the building and is also screened via a fence in specific locations. There are ample sidewalks around each building with a minimum dimension of 5’. Site elements such as lighting, plant material, site furnishings, and signage will be consistent with the elements provided throughout this area. A diversity of plant materials and textures will be included to maintain visual interest from a pedestrian scale. Finally, the main entrances are recessed into the building to allow for adequate weather protection. 3. Accessible Provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 & ADA standards for accessible design. Specifically pertaining to this site plan, the site design provides two (2) accessible parking spaces across the whole site. All resident building entries, the refuse areas, and landscaped open space, are connected via an accessible pathway system which is in compliance with the requirements for an accessible route. 4. Parking Parking for this site is proposed in a surface parking lot located behind the buildings. All of the buildings in the Wallace Works projects will use this parking area to meet their parking requirements and as such the parking is outlined for each building. This project is providing a significant amount of parking with this project but is also proposing to take advantage of a few parking reductions. These include 4 car share cars (16 spaces), 8 on street parking spaces and then 5 spaces for landscaping-in-lieu. Finally, this project is proposing to take advantage of the shallow affordable housing incentives which reduce the minimum number of spaces down to 1 per unit (reducing the required total from 84 spaces to 65 spaces before other reductions). It is believed that four shared cars will adequately serve the 65 units in the project, providing a good mix for residents. When there are too few shared cars, they can often be unavailable, limiting the amenity's effectiveness. With four cars, there should be sufficient availability to ensure residents can always access a vehicle. The applicant is currently finalizing the management and operations details and is likely to utilize an app similar to Zipcar. Please see the parking calculation table below. Use/ Building Number of Units/ Square Footage Parking Ratio Number of Spaces Required Residential Building B – 4 Bedroom 1 1 Per DU 1 Building C & D Rowhouses - 2 Bedroom 7 1 Per DU 7 Building C Rowhouses - 1 Bedroom 4 1 Per DU 4 Building E – 2 Bedroom 5 1 Per DU 5 Building A - Studio 21 1 Per DU 21 Building A – 1 Bedroom 21 1 Per DU 21 Building A – 2 Bedroom 3 1 Per DU 3 Building A – 4 Bedroom 3 1 Per DU 3 Total 65 65 Commercial Bodega Indoor Seating 1,500 1 Space per 300 SF 5 Bodega Patio Seating 500 1 Space per 300 SF 2 Wallace Street Suites 3,416 1 Space per 300 SF 11 Total 18 Non-residential reductions – Bike Parking & Changing room (10% Reduction) 17 Total After Reductions 17 COMBINED TOTAL 82 Other Reductions Car Share Agreement (1 car =5 spaces) 4 Cars 16 On Street Spaces 8 Landscaping in-Lieu *5 spaces for 1,750 SF of added landscaping 5 TOTAL REQUIRED AFTER REDUCTIONS 53 TOTAL PROVIDED ON SITE 54 5. Bike Parking The required number of parking spaces, before any reductions, for the site is 65 spaces, which then requires 6 bike parking spaces (10% of total parking). There is bike parking spaces proposed adjacent to all buildings which total 36 spaces (18 racks). Please see the bike parking calculations below. Bike Parking Number of Spaces Total Number of Required Spaces (10% of total required parking spaces) 6.5 (3 Racks) Total Outside building 36 (18 Racks) Total Provided 36 (18 Racks) 6. Recycling & Garbage The minimize visual and other impacts, recycling and garbage facilities are located on the ground level in the parking areas behind a fence. Residents will deliver their trash to the to these dumpster locations. Please refer to Sheets G100.2 for location and access. 7. Open Space The on-site open space for this project is proposed to be provided through a combination of areas in shared-open spaces, outside of the building, and in private balconies. Each of these spaces will be in centralized areas visible from units and comply with listed design standards. Open space is one of the areas of the site plan that bridges the phase line and as such open space has been calculated for the entire Wallace Works project. A significant portion of the required open space is provided in ground level courtyard space. This space is located near the entrance of building A, Building B and in between Buildings C &D. These areas have been designed to create welcoming gathering areas for the residents of the Wallace Works project. The rowhouse buildings C & D feature expansive private ground level porches for their required open space. Then finally, in Building A, at the building’s second level, private residential balconies are included. This project proposes two distinct housing typologies rowhouses and multi-family apartments as such the calculations have been broken out by type. Additionally, due to the overall project size the commercial area is also required to provide open space. Please see the table below for the open space calculations and the plan set sheet L001 & G001.2 for the proposed open space locations. PROGRAM NUMBER OF UNITS OPEN SPACE FACTOR REQUIRED OPEN SPACE Multi-Family Apartments Studio 21 100 SF 2,100 SF 1 Bedrooms 21 100 SF 2,100 SF 2 Bedrooms 8 150 SF 1,200 SF 3 Bedrooms 0 150 SF 0 SF 4 Bedrooms 4 150 SF 600 SF TOTAL REQUIRED 54 6,000 SF PROVIDED OPEN SPACE TOTAL ON SITE Ground-level Exterior Open Space (100%) 4,544 SF Private Balconies (50% Cap) 1,728 SF TOTAL PROVIDED 6,272 SF PROGRAM SQUARE FOOTAGE OPEN SPACE FACTOR REQUIRED OPEN SPACE TOTAL PROVIDED OPEN SPACE (FRONT PORCH) Rowhouses Building C – Unit 1 632 SF 10% 63.2 SF 75 SF Building C – Unit 2 632 SF 10% 63.2 SF 75 SF Building C – Unit 3 1,098 SF 10% 109.8 SF 110 SF Building C – Unit 4 1,098 SF 10% 109.8 SF 110 SF Building C – Unit 5 632 SF 10% 63.2 SF 75 SF Building C – Unit 6 632 SF 10% 63.2 SF 75 SF Building D – Unit 7 1,098 SF 10% 109.8 SF 110 SF Building D – Unit 8 1,098 SF 10% 109.8 SF 110 SF Building D – Unit 9 1,098 SF 10% 109.8 SF 110 SF Building D – Unit 10 1,098 SF 10% 109.8 SF 110 SF Building D – Unit 11 1,098 SF 10% 109.8 SF 110 SF TOTAL 1,021 SF 1,070 SF PROGRAM SITE AREA 2% OF SITE AREA REQUIRED OPEN SPACE PROVIDED OPEN SPACE (ADJACENT TO BUILDING B) Commercial Area Building B Commercial Area 1.44 AC (62,762.4 SF) 2% 1,255 SF 1,814 SF TOTAL 1,255 SF 1,814 SF Total Required Open Space 8,276 SF Total Provided Open Space 9,219 SF 8. Snow Storage The proposed building will cover the majority of the site including the majority of the parking lot and as a result only a small amount of the parking lot will see snow. The snow storage area is located near the building transformers on the north side of the site. Snow storage for sidewalks, and entrances will be located adjacent to those facilities. 9. Construction Management To provide a safe working environment for adjacent properties, the project will utilize temporary construction fencing around the project extents which generally follows the perimeter of the property. A 30-CY dumpster will be located near the site in an easily accessible and clearly defined area to provide easy disposal of construction waste. The dumpsters will typically be placed near the alley to allow for easy pick up. See C2.1 Project Overview & Construction Management Plan for more information. C. Parkland The larger Wallace Works project paid CIL for its park requirements with application 22-156. Below is an outline of the required CIL amount and the amount that was paid with the original application. While the number of units increased with this updated phase the original dedication was at the maximum dedication required and therefore this added density doesn’t result in the need to pay any additional CIL. Because the CIL dollar amount was increased after this project was entitled the applicant is willing to pay the difference. Wallace Works Original Application Park and Recreation Requirements Total site area (ac) 1.44 (s) school or park sites (ac) 0.0 Total excluded (ac) 0.0 (D) Net residential density 40 (c) commercial lot area (ac) 0.0 (a) ROW & easements (ac) 0.0 (N) Net residential lot area (ac) 1.44 Zoning District Other (i) industrial lot area (ac) 0.0 (d) Open space/Park (ac) 0.0 (du) Number of units 58 (M) Max density by zone 12 Required land dedication. Required cash-in-lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 1.44 Net residential land area (ac) 1.44 Parkland dedication required (ac) 0.35 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $17,031.96 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in-lieu ($) $35,065.80 Land dedication (ac) 0.35 Equivalent land area (ac) 0.18 Land equivalent required (ac) 0.35 Total CILP/IILP $52,097.76 land appraisal value ($/sf) $2.30 Land appraisal value ($/sf) 2.30 Cash-in-lieu ($) $17,031.96 In-lieu fee equivalent ($) $35,065.80 Wallace Works phase 2 Application Park and Recreation Requirements Total site area (ac) 1.44 (s) school or park sites (ac) 0.0 Total excluded (ac) 0.0 (D) Net residential density 40 (c) commercial lot area (ac) 0.0 (a) ROW & easements (ac) 0.0 (N) Net residential lot area (ac) 1.44 Zoning District Other (i) industrial lot area (ac) 0.0 (d) Open space/Park (ac) 0.0 (du) Number of units 65 (M) Max density by zone 12 Required land dedication. Required cash-in-lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 1.44 Net residential land area (ac) 1.44 Parkland dedication required (ac) 0.35 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $20,778.12 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in-lieu ($) $40,401.90 Land dedication (ac) 0.35 Equivalent land area (ac) 0.18 Land equivalent required (ac) 0.35 Total CILP/IILP $61,180.02 land appraisal value ($/sf) $2.65 Land appraisal value ($/sf) 2.65 Cash-in-lieu ($) $20,778.12 In-lieu fee equivalent ($) $40,401.90 Wallace Works Phase 1 Paid Amount $52,100.00 Wallace Works Phase 2 Park Requirements $61,180.02 Difference to be Paid with Phase 2 $9,080.02 D. Building Design The Wallace Works Phase 2 buildings, located in the Northeast Neighborhood, feature a harmonious blend of residential and commercial spaces. Designed to engage the street, the structures showcase expansive windows and landscaped areas that invite pedestrians through multiple entrances. The buildings thoughtfully wrap around and above the parking areas, minimizing their visual impact. Expanded sidewalks and designated courtyard spaces emphasize a pedestrian-focused design approach. All buildings on the property adhere to established design standards, incorporating a variety of architectural elements that embody the principle of “repetition by variety.” This includes building articulation, diverse materials, weather protection features, and varying window sizes and placements. While the buildings share a cohesive aesthetic that reflects the site’s context, each structure maintains unique characteristics suited to its specific use, seamlessly harmonizing with the overall neighborhood. E. Landscaping The Wallace Works 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 together all the public spaces. Additionally, there is a comprehensive landscaping approach separating the public and private spaces that front along a street. 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, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened, as necessary. Additionally, the landscape plan calls out irrigation types and calculations on. This includes irrigation of all proposed trees, landscape material & beds. F. Site Lighting Wallace works was approved with a comprehensive exterior building in accordance with the standards specified in UDC 38.570. The building entrance as well as the outdoor area will have exterior lighting. This lighting will help accent the building and enhance the overall exterior space. Please refer to the following sheets for lighting locations, details, and photometric data. The phase two portion of Wallace Works did not change any of the proposed exterior lighting. The approved lighting has been included for reference. - E1.1 – Site Lighting Photometric Plan - E1.2 – Site Lighting Plan North - E1.3 – Site Lighting Plan South - E1.0 – Power Site Plan - E3.0 – Exterior Lighting Cutsheets - E3.1 – Exterior Lighting Cutsheets G. Traffic A Traffic Impact Study (TIS) conducted by Sanderson Stewart is included in this submittal. A trip distribution is an estimate of site-generated trip routing, which can be determined by several methods such as computerized travel demand models, calculation of travel time for various available routes and/or simple inspection of existing traffic patterns within the project area. Please see Appendix F for more information relating to traffic impacts. H. Water Rights Griffin Neilson has been contacted to request a determination on what cash-in-lieu of water rights are required for the Site Plan Application. The original application paid CILWR in the amount of $52,494. It is our understanding that this application will only be responsible for the additional water used with the added residential units. Upon final calculation, the fee will be paid prior to final site plan approval. I. Affordable Housing The Wallace Works project is proposing to deed restrict 10% of the total number of units to 80% of AMI (for rent) for a period of 30 years. The incentive that this project is aiming to take advantage of is the reduced parking requirement. This application does not propose to take advantage of any of the allowable height increases. An affordable housing plan documenting compliance with 38.380.040. is included as Appendix E. J. Subdivision Exemption A Subdivision Exemption was recorded for this property with Application 22-156. The Document number is 2830541. This was also included as Appendix D. L. CCOA Checklist Items If demolition is proposed, provide a complete submittal with checklist items in form DEM. Applicant Response: This site is currently vacant. No demolition is proposed with this application. Date of construction of structure if known. Applicant Response: This site is currently vacant. No demolition is proposed with this application. Property record form, both original and updated. Applicant Response: This site is currently vacant. This project site is the former brewery wall site but that structure was demolished years ago. No property record form was submitted with this application. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. Applicant Response: Please see Architectural Plan Set and the narrative above outlining the proposed building. Historical information such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the proposed changes to the property. Applicant Response: This site is currently vacant. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extend of the changes planned. All pictures should include elevation direction and relevant information on the proposed changes. Applicant Response: This site is currently vacant. Please see the Architectural Drawings for more information on the proposed building. Include a separate site plan displaying existing conditions such as lot boundaries, dimensions, setbacks, existing easements, access points, vehicular and pedestrian circulation, buildings, natural features, and topography. Applicant Response: Please see sheet G100.2 for this information as well as the Civil Site Plan Set. Site plan depending on project complexity with north narrow, property dimensions, location of buildings, parking, driveways, fencing, landscaping, setbacks, utilities, access, pedestrian facilities, and location of changes proposed. Applicant Response: Please see the attached drawing set for more information on this. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show existing and proposed changes. Applicant Response: We have included proposed elevations in the drawing set, please see sheets A400-402. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations. Applicant Response: Please see sheets A400-402 for the building elevations and proposed materials. Additionally, please see the Architectural Plan Set. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. Applicant Response: This site is currently vacant. No demolition is proposed with this application. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected nonconforming status per Section 38.280.040.B BMC has been met or surpassed. Applicant Response: This site is currently vacant. There are no known non- conformities. For minor screen, storefront or window/door changes or replacements, and other minor changes: pictures, specifications and other information that will clearly express the proposed changes or alterations to the property. Applicant Response: This application is for a new building, not minor modifications. This item is not applicable. Cutsheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurately. Applicant Response: Please see the elevations sheets A400-402. Additionally, lighting information was approved under project 22-156 and has been included in this application for reference. Floor plans showing floor layout including square footage and proposed use for each room and area within the building clearly showing areas to be changed or added to. Suggested scale of 1/4” = 1’-0”. Applicant Response: Floor plans have been included in the architectural plan set. Please see sheets AA200-AE202. Detailed plans will follow for Building Permit Applications. Parking plan and calculation for all uses, if proposed changes to the property require review of parking requirements. Applicant Response: Please see the Parking Calculations included above. Parking for this site is proposed to be provided both on-street, and on-site. Please see the site plan listed as Sheet G100.2 A schedule for the proposed changes to the property if to be phased or if applicable. Applicant Response: The Applicant is not going to phase the improvements proposed in this application. This Application is phase 2 of the larger Wallace Works project. The goal is to start construction as soon as approvals are granted. Any additional modifications will be submitted and approved through a MOD Application, and subsequent Building Permit Applications where required.