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HomeMy WebLinkAbout004 Site Plan Narrative 895 Technology Boulevard, Suite 203, Bozeman, MT 59718 | 406.586.0262 SITE PLAN NARRATIVE BLACKMORE COTTAGE HOUSING DEVELOPMENT LOT 1A, BLOCK 2, ALLISON SUBDIVISION PH 4A, S24, T02 S, R05 E NORTHEAST CORNER OF BON TON AVE AND STUDENT DRIVE Project Overview WWC Engineering is pleased to submit, on behalf of their client, EG Construction, a Site Plan application for Blackmore Cottage, a residential cottage housing development located within Allison Subdivision Phase 4A. The cottages will be located on a property northeast of the intersection between Student Drive and Bon Ton Avenue. Blackmore Cottage will be located on a 2.61-acre parcel and will include 24 single-family cottages orientated towards common open space areas. The land is currently zoned R-2 (Moderate Residential Density) and designated Urban Neighborhood. The site is designed to preserve an existing trail access easement along the property eastern boundary and construct a Class II concrete trail to increase pedestrian connectivity for the community. Pedestrian access is planned to be provided throughout the site and block frontage will be landscaped. Adjacent land uses included residential and business park districts. The project complies with the City of Bozeman Municipal Code outlined in Section 38.360.120 Cottage Housing Subdivision and specifically follows the procedure outlined in Section 38.360.120.C.2.c. This cottage housing project is exempt from subdivision review as (1) the primary lot was previously reviewed as part of a subdivision; (2) All public street, water, sewer, and stormwater infrastructure (excluding individual services to proposed lots and internal main extensions) have been installed; and (3) All park requirements applicable to the proposed density of dwelling have been satisfied. As the project meets these requirements, the provisions set forth in Sec. 38.360.120.C.2.d will be met including (1) notice to the public will be equal to that required for a site plan; and (2) the subdivision application is subject to review for acceptability and adequacy pursuant to Sec. 38.230.090. which outlines the typical site plan application review process. An amended plat aligning with the dependent lot layout proposed in this site plan will be submitted to the City for review following approval of this site plan. Architectural Design Each cottage is proposed to have an area of 861 square feet and have a height of 20’-5”. The first floor will be approximately 647 square feet, and the second-floor loft will be approximately 214 square feet. The cottages are proposed to have a metal roof and sided with Hardie Shakes. The door and window trim colors of each cottage will alternate between black, blue, white, green, red, and yellow to create a diversity in the cottage designs and help establish a recognizable personality for each cottage as well as the development as a whole. To create additional variety, the cottage facades will also alternate between three siding types: Hardie Shakes, Board and Batten, and Clapboard. No site lighting is proposed, lighting will be limited to individual buildings. Open Space Please refer to drawing C1.3 – Open Space Plan and Landscape Plans for open space details. The development is required to have a minimum of 400 square feet of common open space and 200 square feet of private open space per cottage. The proposed design complies with these requirements. Parking and Access The development will have one access point via Bon Ton Avenue. This application proposes a temporary gravel firetruck turnaround to be constructed east of the development. A future second access will be created once the lot to the east is developed, at this time the temporary gravel firetruck turnaround will be removed as it will no longer be necessary. Bon Ton Avenue will lead to an internal parking lot and provide access to the proposed cottages. Per BMC Table 38.540.050-1, the number of required parking spaces for this development is 48 parking spaces. There are a total of 34 parking spaces provided on-site in addition to 18 street parking spaces for a total of 52 parking spaces. Street parking is located along Bon Ton Avenue and Student Drive. The required four on-site bicycle parking spaces are provided by two centrally located bicycle racks with a total of sixteen bicycles. A mutual access and parking agreement will be signed by the owner and maintained by the Property Owners Association to ensure access to the site and parking spaces for the residents of the development. A 30-foot public trail easement for the eastern trail along the property boundary is already in place and dedicated to the city (recorded Doc #2817575). Parkland The parkland dedication requirements were fulfilled with the approved Allison Subdivision Phase 4A submittal. With the Allison Subdivision Phase 4A, 0.33 acres of parkland was dedicated for this site. According to updated parkland calculations, using the known proposed density, an excess of 0.01 acres of land was dedicated to the City. Cash-in lieu of parkland dedication is proposed for the 4 DU density over the 6 DU density minimum dedication provided with the subdivision. Based on the 6 DU density, the project needs 0.32 acres of land dedication, it is proposed the excess 0.01 acres of land already dedicated be subtracted from the land equivalent value the cash-in-lieu value is calculated from. Parkland calculations can be found on sheet C1.3 – Open Space Plan. Utilities Proposed water and sewer main extension will connect to the existing public utilities located in Bon Ton Ave. The utilities will extend through the development’s access drive and terminate just past the eastern boundary line to facilitate future connection. The 359-ft 8-in ductile iron water main is proposed to connect to an existing 8-in ductile iron water main stub extending from the water main located in Bon Ton Avenue. The water main will dead-end in a 2” blow-off as the water main is projected to be extended in the future when the eastern lot is developed. The 396-ft 8-in PVC is proposed to connect to the existing 8-in PVC sewer main located in Bon Ton Ave. A manhole will be installed on the existing sewer main to facilitate this connection. The proposed sewer main will end in a manhole with a stub to allow for future connection to the east. Each cottage will be served individually by an ¾” type K copper water service and 4” PVC sewer service. Design reports for the Blackmore Cottage sewer and water main extensions are provided at the end of the included Allison Subdivision Phase 4A Design Reports. The Owner has initiated a construction application with Northwestern Energy to facilitate the design of private utilities including gas and electric. A construction plan outlining the proposed placement of these utilities is included in this application. Stormwater For a detailed stormwater design please refer to sheet C1.2 - Grading and Drainage Plan and the included Stormwater Design Report. Stormwater will connect to the existing stormwater collection system located along the site’s northern boundary. Stormwater will run as sheet flow, conveyed by curb and gutter from west to east. Generated run-off will be collected by a curb inlet and be conveyed north through a pipe to connect to the existing stormwater system. The existing stormwater system was found to have adequate capacity for the additional stormwater run-off. The proposed curb inlet and stormwater pipe are located in the adjacent property. The adjacent property has the same owner, and a stormwater access and maintenance easement agreement is included in this submittal to guarantee compliance between the lots if owners are to differ in the future. A Stormwater Design Report for Blackmore Cottage is provided at the end of the Allison subdivision Phase 4A Stormwater Design Report included in this submittal. Traffic Impact The City granted a traffic impact study waiver for this development based on provided expected trip generation totals. Please refer to the included correspondence regarding this waiver. Cash in-lieu of Water Rights Preliminary cash-in-lieu of water rights (CILWR) calculations are included in this submittal. A portion of the CILWR was provided with the subdivision. The City is to verify CILWR calculations and notify the applicant if the calculations differ. Concurrent Construction Concurrent Construction is requested for this project. A concurrent construction request letter is included in this submittal outlining specifics of the request. Additional items regarding concurrent construction including the Irrevocable Offer of Dedication and Fire Marshall approval to be obtained if City finds initial request for concurrent construction acceptable. Landscape and Irrigation Landscape and irrigation plans are included in the ‘Drawings’ portion of this submittal. Designs abide by performance standards established by the City.