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HomeMy WebLinkAbout1.6_Project Narrative 2304 N. 7TH AVENUE | SUITE L | BOZEMAN, MT 59715 | (406) 587-2781 Professional Consulting Engineers and Land Surveyors Equal Opportunity Employer | www.hyaliteeng.com PROJECT NARRATIVE S&S Davis Apartments Site Development Bozeman Gallatin County, Montana December 4, 2024 Prepared By: Hyalite Engineers, PLLC 2304 N 7th Ave. Suite L Bozeman, MT 59715 S&S DAVIS APARTMENTS - SITE PLAN NARRATIVE L:\213601\_CoB Site Plan\Response #2\Davis Jr_Project Narrative.doc 2 | P a g e TABLE OF CONTENTS: Contents 1. General Information .............................................................................................................. 3 1.1. Project Owner ....................................................................................................................... 3 1.2. Project Location .................................................................................................................... 3 1.3. Project Schedule ................................................................................................................... 3 1.4. Zoning:.................................................................................................................................. 3 2. Project Team ........................................................................................................................ 3 2.1. Architect ................................................................................................................................ 3 2.2. Civil Engineer ........................................................................................................................ 3 2.3. Landscape Architect ............................................................................................................. 3 3. General Site Information ....................................................................................................... 4 3.1. Legal Description .................................................................................................................. 4 4. Site Access ........................................................................................................................... 4 5. Site Design ........................................................................................................................... 4 5.1. Floor Area Ratio (FAR) ......................................................................................................... 5 5.3. Project Matrix ........................................................................................................................ 5 5.4. Snow Storage ....................................................................................................................... 5 5.5 Parkland Dedication and Open Space .................................................................................. 5 6. Vehicle Circulation ................................................................................................................ 6 7. Parking Requirements .......................................................................................................... 6 8. Yard Setbacks ...................................................................................................................... 7 9. Site Utilities ........................................................................................................................... 7 9.1. Easements; ........................................................................................................................... 7 9.2. Sanitary Sewer/ Water/ Stormwater ...................................................................................... 7 10. Landscaping ......................................................................................................................... 7 11. Site Lighting .......................................................................................................................... 7 12. Trash Enclosure .................................................................................................................... 7 13. Building Design ..................................................................................................................... 7 14. Signage ................................................................................................................................ 8 15. Departures ............................................................................................................................ 8 S&S DAVIS APARTMENTS - SITE PLAN NARRATIVE L:\213601\_CoB Site Plan\Response #2\Davis Jr_Project Narrative.doc 3 | P a g e PROJECT NARRATIVE 1. General Information 1.1. Project Owner S&S DAVIS LLC 640 TAYLOR ST STE 2200 FORT WORTH, TX 76102 1.2. Project Location The project is located at the current 6590 Davis Lane address, near Galloway Street’s intersection with Davis Lane. The property has recently been annexed into the City of Bozeman. The existing property contains a single-family dwelling that is serviced with an on-site well and wastewater treatment system. The home, wastewater treatment system, and well will all be properly abandoned and removed from site. A vicinity map of the site is included within the plans. 1.3. Project Schedule Underground utility construction and site grading will take place spring of 2025, with vertical construction to start near the same time and run through fall of 2026. 1.4. Zoning The property has been recently annexed in the City as B-2M zoning with adjacent city- zoned parcels being zoned B-2. The proposed multi-household residential apartments and commercial spaces are included in the definition of the B-2M Zoning District as well as a primary use within B-2M zoning and a continuation of the nearby area. 2. Project Team 2.1. Architect Faure Halverson Architects 1425 SW Main St. Bozeman, MT 59715 2.2. Civil Engineer Hyalite Engineers, PLLC 2304 N 7th Ave, Suite L Bozeman, MT 59715 2.3. Landscape Architect Outdoor Design Studio 3084 Thorpe Road Belgrade, MT 59714 S&S DAVIS APARTMENTS - SITE PLAN NARRATIVE L:\213601\_CoB Site Plan\Response #2\Davis Jr_Project Narrative.doc 4 | P a g e 3. General Site Information 3.1. Legal Description A tract of land being in Section 35, Township 01 South, Range 05 East, C.O.S. 3053, Parcel 1, Acres 8.55. 3.2. Site Acreage and Characteristics: The site is 8.55 acres, approximately 372,438 square feet. This project will utilize the Mixed-Use block frontage designation, with all the buildings having a Landscaped block frontage. This designation is appropriate because the plan provides adequate setbacks and entrances face the direct street the building is facing. Appropriate wetland information has been supplied. There are jurisdictional wetlands located along the Section Line Ditch and the northern property boundary, which are being coordinated with the ACOE on next steps related to the impacts/mitigation associated with the development. The wetland delineation and information can be found in the included Wetland Delineation Report by Sundog Ecological Inc. Due to the improvements to the Davis Lane corridor (both future and proposed), the Section Line Ditch is proposed to be piped where it crosses the subject property. The proposed ditch piping has been coordinated with the watercourse representatives (Dan Triemstra and Bill Tatarka) and they are in favor of the ditch piping. The written determination from Dan Triemstra is included in the application documents. 4. Site Access Two drive accesses will be provided off of Davis Lane. An access will be provided at the intersection of Galloway Street, which will continue the street to the property’s eastern boundary. A secondary right in / right out access is proposed on the north end of the parcel. Please refer to the site plan for specific location information. A block length of 580’ is proposed with the Galloway Street continuation. This block length is necessary due to the proximity of the Windward Avenue right of way dedication to Davis Lane. The proportionate share of additional right-of-way will be provided for the potential future Windward Avenue extension. As there are no current plans for development north of this property, Windward Avenue construction is not proposed in this area to limit unwanted long-term parking on a newly constructed dead-end street in close proximity to the newly developed apartments. The proposed northern pedestrian pathway will connect the proposed parkland to Davis Lane and will loop south to the Galloway Street extension. As outlined in the Transportation Master Plan and Park, Recreation, Open Space and Trails Plan, a 10-foot wide shared use path is intended along Davis Lane. A 10-foot wide shared use path has been provided on both sides of Davis Lane along the subject property’s frontage, as well as along the property’s eastern boundary. A concrete sidewalk is proposed along the northern edge of the proposed parking lot, that will provide connection of the eastern shared use path to the shared use path along Davis Lane. 5. Site Design The proposed project is for a mixed-use development with commercial units facing Davis Lane and residential apartments within the interior of the lot. The centrally located parking area will have drive accesses located throughout to connect each unit to the Galloway S&S DAVIS APARTMENTS - SITE PLAN NARRATIVE L:\213601\_CoB Site Plan\Response #2\Davis Jr_Project Narrative.doc 5 | P a g e Street extension as well as the proposed right in / right out approach onto Davis Lane. A total of 300 residential units are proposed, with studio, one- and two-bedroom units. The provided commercial space will be 7,315 square feet across 8 separate units fronting onto Davis Lane. The City of Bozeman water and sewer mains will both be extended to meet the demands of the proposed development. All sewage will gravity flow to a single connection to the Davis Lane trunk sewer main, near the northern end of the property. The water main will be extended from the current dead end at Galloway Street, across Davis Lane, and through the southern portion of the site. A water main cross & stubs will be provided within the Davis Lane right-of-way for future connection, as well as a future connection provided south of the proposed Galloway Street turnaround at the southern property boundary. Stormwater runoff will be captured and detained on-site utilizing underground storage and permeable pavers, with the adjacent Section Line Ditch being the outfall location. For all ground floor living spaces appropriate screening and separation have been designed. The raised deck or porch option will be utilized for the transitions elements. The appropriate transparency has been designed and noted on the elevations. The associated site plan, landscaping plans and architectural renderings should be referenced for confirmation of design criteria. 5.1. Floor Area Ratio (FAR) The estimated ratio of floor area to lot size is 1.3. 5.2. Lot Coverage The percent of building coverage on the lot is 33%. 5.3. Project Matrix Proposed buildings consist of new apartment buildings (see key plan on the architectural cover sheet) as well as new commercial units that face onto Davis Lane. A public park is anticipated in the far NE corner of the lot in order to serve the on-site apartments. The parkland will be publicly dedicated but maintained by the property owner. 5.4. Snow Storage Snow storage areas will be within all boulevards, parking islands, stormwater management areas, as well as the northern perimeter of the site. Snow storage areas are shown on Sheet C1.0 – Overall Site Plan. 5.5 Parkland Dedication and Open Space The Density of this development requires a total of 1.92 acres of required park land. Due to the need for Dwelling units within city limits, we have designed this site to have a 470% increase in density. The maximum required dedication per acre is 12 units per acre. The total site is 5.386 acres, allowing for a parkland dedication of 64 units. 0.03 acres per unit (64 units) gives us 1.92 acres of total parkland required. Sundance Park is 0.2 miles from this proposed development, and the Gallatin County regional park is 0.6 miles from the proposed development. The existing sidewalk and trail system provides great access to the existing park. As part of our site plan design, we are providing multiple PRAT shared use trails that run North/ south, and multiple sidewalk connections running East/ West, S&S DAVIS APARTMENTS - SITE PLAN NARRATIVE L:\213601\_CoB Site Plan\Response #2\Davis Jr_Project Narrative.doc 6 | P a g e there will be adequate connectivity from our site, and through our site to gain access to the nearby park. To meet the required parkland for the proposed project, cash-in-lieu of land is proposed. One goal of the park plan is the collect cash in lieu of parkland to allow the funds to be amassed to fund park acquisition and development. Another goal is to create bigger parks. Not creating a small pocket park when a large regional park nearby seemed to align with the goals of the park plan. The great of connectivity to the Gallatin County Regional Park and Sundance Park and existing trail system around the park also aligns with the park plan. The required residential open space on the property is 100 sf per one bedroom and 150 sf per two-bedroom units; 0.831 acres required. Each balcony accounts for 45 SF of our total open space per 38.520.060.B.1.C; 0.248 acres. Thus 0.583 acres of residential open space will be provided on the site. For commercial open space, 2% of the site area is required, resulting in 0.108 acres. 0.112 acres are provided for commercial open space. See calculation on Sheet A1.1 for further clarification. 6. Vehicle Circulation Site access is from the existing Davis Lane driveway location, which will become the new full intersection of Galloway/Davis, as described under Site Access above. An additional right in / right out entrance is planned for the north end of the development, also accessing Davis Lane. Please reference the site plan for specific location information. Vehicle circulation within the site has been sized to accommodate fire department equipment. All drive aisles and access points to the main parking areas have sufficient width to aid in efficient emergency vehicle mobility. A fire turnaround is proposed at the dead-end of Galloway Street. 7. Parking Requirements All parking requirements were calculated using BMC 38.540.050. The site will include 357 parking spots which meets the requirement of the code. There will be 315 bike parking spots with half of the bike parking spots covered per BMC 38.540.050-6. The parking spots will include angled back in parking within the Galloway Street public access and utility easement, pull in parking on interior accesses and parking lots, and bike parking throughout the development. The spots along Galloway Street will be 60° back in parking spots to compensate for the density of the development, and the owner recognizes the responsibility of maintaining the angled parking areas. The required spots were calculated as follows. The BMC requires 1 spot per dwelling unit requiring 300 parking spots per BMC Table 38.540.050-6 for the B-2M District. This is a mixed-use development with 7,315 sq. ft. of commercial space. The code requires one parking spot per 500 sq. ft. of commercial space which translates to 15 additional parking space per BMC Table 38.540.050-3. The Americans with Disabilities Act requires 8 accessible parking spots with 2 spots being van accessible, these parking spots have been included. Please see the Parking Matrix on Sheet C1.0 for a S&S DAVIS APARTMENTS - SITE PLAN NARRATIVE L:\213601\_CoB Site Plan\Response #2\Davis Jr_Project Narrative.doc 7 | P a g e 8. Yard Setbacks All yard setbacks are currently met and will continue to be met. Please reference the plan sheet that shows all structures are properly placed regarding the setbacks as defined by the Bozeman Municipal Code. 9. Site Utilities 9.1. Easements; Galloway Street will include a 90’ public access and utility easement. Directly adjacent to each side of the Galloway Street easement will be a 10’ dry utility easement. The respective portion (50 feet) of the Davis Lane right of way will be provided as a public street and utility easement. The proposed water main extension will be located within the 90-foot public access easement along Galloway Lane. The sewer main extension will be located within a 20-foot sewer easement. All stormwater infrastructure will be privately maintained. 9.2. Sanitary Sewer/ Water/ Stormwater Please reference the included engineering report provided in the application by Hyalite Engineers. 10. Landscaping Landscape areas are shown in the Graphic Site Plan, illustrating the overall layout being in conformance with Section 38.550.050.C & 38.550.050.E of the City of Bozeman Unified Development Code. Permanent irrigation systems will be provided to all landscaped areas. Final landscape design will be prepared by Outdoor Design Studio. 11. Site Lighting Site lighting will be provided by a mixture of building mounted lights, as well as some pole mounted parking lot lights located throughout the site. Please see the lighting sheets provided in the plan set. 12. Trash Enclosure The trash enclosures are located out of the general public’s view, in close proximity to each of the respective buildings that will be using the containers. Each trash enclosure is screened to match a similar façade as the proposed buildings, with enough surrounding space to open the gates. The trash location provides adequate entry space for the City’s garbage trucks to enter. The enclosure design has not yet been reviewed by the City Solid Waste division, but will be as we get closer to approval. 13. Building Design The proposed buildings are designed with a combination of metal siding, residential cement board siding, and concrete panel siding along with glazing and steel to accent the overall building form. The building design uses an angular parapet concept to add interest to the façade and to provide screening for mechanical equipment proposed to be located on the roof. We feel the concept helps break down the scale of the buildings and gives the building forms a sense of movement and rhythm. S&S DAVIS APARTMENTS - SITE PLAN NARRATIVE L:\213601\_CoB Site Plan\Response #2\Davis Jr_Project Narrative.doc 8 | P a g e We intend to use color as a building identifier and have selected 5 different metal panel colors to accent each one of the individual buildings. This will assist with wayfinding for residents and quests, and it gives each area on the site its own unique identity. We have designed the site to meet all park land and open space requirements as outlined in the Bozeman Unified Development Code. 14. Signage Currently, there is no signage proposed for the site, however, calculations will be provided with future permits. The maximum square footage for signage in the B2M district is 400 square feet per lot. 15. Departures There are no requested departures from the Bozeman Municipal Code.