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HomeMy WebLinkAboutNarrativeSeptember 29th, 2022 City of Bozeman Community Development 20 East Olive Street Bozeman, MT 59715 Narrative - Pines Apartments Phase II Project Narrative: We are proposing a second phase building to an existing 15-unit apartment project that was completed in 2012. “The Pines” apartments are located between South 20th and South 19th streets near College Ave. When designing the project in 2011 we laid out the site for an adjacent building that would allow for an additional 12 units. If approved as proposed the project would provide for a total of 6 new 2- bedroom apartments and 6 new 1-bedroom apartments. The .439-acre site is zoned R-4. It is our intention to create an additional 12 unit building that offers the same high quality, attractive, and desirable living as the first phase. The existing Pines apartments are located among large existing fir trees that screen the project from 20th and 19th streets. The proposed addition will maintain the numerous mature fir trees existing on site. The design includes living units designed for maximum privacy, views, and quality living spaces. The project provides large patios and decks to offer usable private outdoor areas for each unit. We request a departure for the east block frontage for the entrance/weather protection. South 19th is a busy arterial street which allows flexibility around building entrances. We would like to start construction in the fall of 2022. No further phasing is being proposed for this project. Responses to Conceptual Review comments are listed below. Planning Division, Jacob Miller, jamiller@bozeman.net, 406-582-2261 1. BMC 38.220.080 - Site plan submittal requirements. The application must meet the SP1 and PLS form requirements. Plans must include all property boundaries, setbacks, and easements annotated with dimensions shown correctly. Block frontages must be shown and annotated with dimensions and shown correctly. Include all existing public utilities, street and alley frontages with names and right-of-way dimensions, sidewalks, and parking facilities, annotated with correct dimensions. Provide annotated open space and snow storage areas. Response: The application will meet SP1 and PLS form requirements. 2. BMC 38.320.030 – Form and intensity standards. Minimum lot area. This project does not meet the minimum lot size for a 15 unit apartment complex. See table 38.320.030.A. Because this project was submitted after the City of Bozeman adopted new municipal code, this project will not be able to achieve the same intensity as the existing complex and will be subject to several other provisions that will require a redesign and the removal of at least one unit. Response: The building has been revised to a 12 unit apartment complex. The Phase 2 building is now a separate building and not an addition on the existing Phase 1 building. 3. BMC 38.320.030 – Form and intensity standards. Setbacks. There is no setback shown for the rear of the building. In order to adjoin the buildings as proposed, a Subdivision Exemption 2 application to aggregate the lots must be approved prior to Site Plan approval. Response: After a meeting with planning, the rear setback has been revised to 5’-0”. The function of the rear setback area has been changed to allow for a 5’-0” setback. There are patio paving connections to South 18th Street. 4. BMC 38.320.030 – Form and intensity standards. Building height. The maximum allowable height in R-4 with the proposed roof slope is 42’. Annotate the elevations to illustrate this is being met. Response: The building height has been added to exterior elevations and noted on the cover. 5. BMC 38.350.050.A.3. – Setback encroachments. The patios in the rear of the building are allowed to encroach 5’ into the rear setback. Provide dimensions illustrating this requirement is being met. Response: The dimensions have been added to the site plan. The rear setback was revised to 5’- 0” and has shifted back. 6. BMC 38.420.030 – Cash in-lieu of land dedication. This project will be required to provide cash in-lieu for parkland. Response: Cash in-lieu for parkland will be calculated. 7. BMC 38.510.030.J – Special residential block frontage. This project does not meet the Special Residential block frontage standards. Please incorporate one of the listed design elements described in this provision, and annotate the block frontage in the site plan. Response: The building is raised 3’-0” from the sidewalk, meeting option #1 of section 38.510.030.J. The block frontage is annotated on the site plan. 8. BMC 38.520.040.D.2. – Pathway design. All pathways adjacent to perpendicular or angled parking must provide an extra 2 feet beyond the 5 foot minimum to account for the vehicle overhang. Please revise. Response: The sidewalk has been increased to 7’-0” wide. 9. BMC 38.520.060.B – Usable residential open space. This project is required to provide residential open space as described in this provision. Include annotated open space areas with appropriate amenities described in this provision. Provide calculations illustrating the minimum square footage requirements for open space are being met. Response: The open space is annotated and calculated on the site plan. 10. BMC 38.540.020.M – Snow storage. Provide snow storage area(s) in an acceptable location. As proposed, this project negates the efficacy of the snow storage easement being used by the existing apartment complex which will require a Modification application be submitted for the existing complex in order to reconfigure the snow storage area. Response: Snow storage is annotated on the site plan. A Modification application was submitted for the existing Phase 1 site to locate additional snow storage. Building Division, Bob Risk, brisk@bozeman.net, 406-582-2377 1. The project will require fire alarms and sprinklers Response: The project will provide fire alarms and sprinklers. 2. Provide accessibility according to IBC Chapter 11 Response: The project will provide accessibility according to IBC Chapter 11. Solid Waste Division, Russ Ward, rward@bozeman.net, 406-582-3235 1. Need 50 feet of straight approach to front of refuse enclosure (parking stalls cannot be used to obtain to required 50 feet) Response: See “Trash Enclosure Location_Russ Ward.pdf” correspondence in the document folder. Russ Ward approved the current trash enclosure. 2. Need detailed plan for refuse enclosure Response: The trash enclosure is detailed on sheet A1.1. 3. Refuse enclosure will need to be covered Response: The trash enclosure is covered. Engineering Division, Lance Lehigh, llehigh@bozeman.net, 406-582-2281 See attached memo Response: See engineering response letter. These divisions did not provide comment. Contact reviewers directly with individual questions. 1. Parks and Recreation, Addi Jadin, ajadin@bozeman.net, 406-582-2908 2. Sustainability Division, Natalie Meyer, nmeyer@bozeman.net, 406-582-2317 3. Water Conservation, Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265 4. Stormwater Division, Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270 5. Water and Sewer Division, John Alston, jalston@bozeman.net, 406-582-3200 6. Forestry Division, Alex Nordquest, anordquest@bozeman.net, 406-582-3205 Thanks for everyone’s time in the conceptual review of the Pines Phase II project. Jesse Sobrepena, AIA JDS Architects, Inc.