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HomeMy WebLinkAbout004 Site Plan NarrativeHidden Creek Residential Development Page 1 of 6 Site Plan Narrative 895 Technology Boulevard, Suite 203, Bozeman, MT 59718 | 406.586.0262 SITE PLAN NARRATIVE HIDDEN CREEK RESIDENTIAL DEVELOPMENT LOT 1 OF TRACT B OF C.O.S. 2439, S01, T02 S, R05 E Project Overview WWC Engineering is pleased to submit on behalf of our clients, United Housing Partners, LLC, the site plan for Hidden Creek, a residential development located north of the Gallatin County Rest Home in Bozeman. This project is being preceded by a Pre-Application, Preliminary Plat and Final Plat to facilitate its development. There are multiple stakeholders in this project that include United Housing Partners, Gallatin County, and HRDC (Community Land Trust). The proposed development will eventually consist of three lots; one for the county daycare, one for the Community Land Trust (CLT), and one for the five apartment buildings to be built and owned by United Housing Partners. This site plan is solely for the lot being developed by United Housing Partners, and the calculations and elements within this application just account for their lot. The development of the other two lots will require separate, subsequent site plan applications. This project is proposed to use the City’s Type A incentives for affordable housing as well as some of the departures for housing creation. The proposed development is located southwest of the intersection between Juniper Street and Oak Park Drive and north of the Gallatin County Rest Home located off Durston Road. The subject property is currently zoned R-4 (Residential High-Density District). The development will expand existing public infrastructure including a southern extension of a water main and Oak Park Drive. The development will abide by landscaped street frontage requirements along Juniper Street and the proposed extension of Oak Park Drive. Parking Drawing C0.0 – Cover in this submittal outlines the parking requirements for this project as well as the calculations of the parking required and provided. The layout provides adequate parking including ADA parking spaces, and bicycle parking spaces. The development implements the Type A incentive outlined in Sec. 38.380.040.C.3.d. of the City of Bozeman Unified Development Code (UDC) which establishes a minimum vehicle requirement of one stall per dwelling. As the developer acknowledges parking is a crucial element of residential developments, the proposed design provides 115% of the required parking. Ten parking spaces of the required parking are dedicated to the future county lot. Open Space Open space requirements and calculations for this project are outlined on drawing C1.2 – Open Space Plan. Departure for housing creation found in Sec. 38.320.070 of the UDC outlines a 20% reduction in open space if the property is within one-quarter mile pedestrian travel distance of an existing park. Located across Juniper Street, approximately 60 feet from the subject property is an accessible park. As Hidden Creek Residential Development Page 2 of 6 Site Plan Narrative part of the site plan application, a crosswalk is proposed to be installed across Juniper Street to facilitate this connection. Open space on the site is provided by shared outside open space and a fitness area in Building 3. Although the proposed balconies do not meet open space dimension requirements, each apartment will also have an individual balcony as private outdoor space. Area A: This open space area features indoor amenities including a community room and fitness room. Specifics of this area can be found on architectural sheets A405 and A406. The community room will feature seating areas, and a TV for use by the development’s residents. The fitness room will have a TV as well in addition to a fitness mirror and fitness equipment such as treadmills and a stationary bike. Area B: Open Space Area B is directly adjacent to the Leasing Office and Community Room and consists of a covered seating space with an outdoor fireplace. Flexible seating and seasonal plants will encourage residents to gather and socialize in this area. Area C: This open space area is located between Buildings 2 and 3and is within direct sight of the public park across Juniper Street. A permanent, large pergola with seating underneath will be installed in this space to create a distinct gathering place and encourage neighborhood connectivity. Area D: Open Space D is located between Buildings 1 and 4. This open space area will serve as a semi- private area for residents of Building 1 and 4 but will be open and accessible to all of the development’s residents. Seating and landscaping in this area will be designed to encourage a more intimate experience. This space is specifically sized to accommodate yard games such as cornhole and bocce ball. Area E: This open space area primarily features a pedestrian pathway that runs East-West through the site. This pathway creates pedestrian connectivity throughout the site and to the greater Bozeman community – encouraging active lifestyles of residents. Area F: Open Space F provides an open green space for residents to play lawn games such as soccer, frisbee, etc. This area will be relatively flat with easy visibility and few obstacles. Plantings will be strategically placed to create a buffer between the open space area and Building 5. Area G: Open Space G is intended to act as an interactive landscaped space between Building 5 and the neighboring Gallatin County Resthome property. This area is located adjacent to Open Space F and will feature large trees – providing a shaded space for residents to enjoy the outdoors. Area H: Open Space H is adjacent to Open Space Areas A and B. This area will provide an outdoor extension to the indoor fitness area located in Open Space A. Parkland Parkland requirements are proposed to be met through Cash-in-lieu of parkland. Calculations can be found in the parkland calculations document. Water Rights This project proposes Cash-In-Lieu of Water Rights (CILWR). Calculations to be finalized by the City of Bozeman are included in this submittal. The developer is planning on installing high efficiency fixtures Hidden Creek Residential Development Page 3 of 6 Site Plan Narrative on the site in an effort to obtain the City’s High Efficiency CILWR Rebate. It is acknowledged that an official agreement between the developer and City of Bozeman will need to be established to solidify this effort. Infrastructure Road: Oak Park Drive will be extended south along the eastern boundary of the property to provide access to the development. Due to the existing conditions (building locations, grading, and drive accesses) on both the Gallatin County Rest Home site as well as the Legion Villa site, the City of Bozeman has indicated that Oak Park Drive should not be constructed as a through street at this time. While a Public Access Easement and emergency services access will connect to the Gallatin County Rest Home site, the construction of Oak Park Drive will terminate at the future location of Aspen Street. This design will help to facilitate a gridded network in the future. A pedestrian path is proposed to connect the project site, through the Rest Home Site to Durston Road. A full roadway infrastructure design will be submitted to the City following Site Plan approval. Water: A water main extension will connect to the existing water main in Juniper Street and run under the proposed Oak Park Drive extension until it connects with the water main located in the Gallatin County Rest Home lot. Water and fire service lines will extend off of the existing water main in Juniper Street for Buildings 2 and 3. Services and service stubs for Buildings 1, 4, 5 and for the County and CLT lots will extend from the new water main. The existing easement that runs along Oak Park Drive will be widened to include the proposed water main. Please refer to the included Water Design Report for further information about the proposed infrastructure. A full water infrastructure design will be submitted to the City following site plan approval. Sewer: There is an existing sewer main installed under the portion of land that will become the southern extension of Oak Park Drive. A second existing sewer main runs east-west across the northern portion of the site. Sewer services for Buildings 1, 3, 4, and 5, and service stubs for the CLT and County lots will extend from the existing sewer main that will be located under the Oak Park Drive extension. The sewer service for Building 2 will extend from the existing sewer main that runs east-west across the site. Please refer to the included Sewer Design Report for further information about the proposed infrastructure. Off-Site Improvements: A 5’ concrete sidewalk is proposed to be built running North-South along the existing Gallatin County Rest Home drive aisle, bordering the property’s eastern boundary line. This sidewalk will be contained within a public assessment easement that will run the from the southern edge of the Oak Park Drive extension, across the length of the Gallatin County Rest Home Site to Durston Road. Stop signs will be added at the following locations: 1) Southbound 14th Avenue at Juniper Street; 2) Southbound Oak Park Drive at Juniper Street; 3) Northbound Oak Park Drive at Juniper Street. Stormwater Stormwater generated on-site will be managed through sheet flow, curb and gutter, and curb chases, and directed to an on-site underground retention storage system. For a full summary of the proposed stormwater management design, please refer to the Stormwater Management Report. Stormwater Hidden Creek Residential Development Page 4 of 6 Site Plan Narrative management of the Gallatin County Rest Home lot (southern neighbor) was addressed in the Preliminary Plat previously submitted for this project. Departures The Hidden Creek Development is requesting the use of four departures as outlined below. Departures for Housing Creation Sec. 38.320.070 of the UDC • 10% reduction from minimum setback requirements • 20% reduction in open space due to being within one-quarter mile pedestrian travel distance of an existing park. The development meets the criteria to take the departures outlined in the Departures for Housing Creation, Section 38.320.070 of the UDC. The criteria within the UDC is as follows: C. Criteria. To approve departures the review authority must determine that criteria 1 and 2; and at least one of criteria 3—5 are met: 1. The departure will result in at least one more home than would otherwise be possible; and 2. The purpose of the standard can still be accomplished if the departure is granted; and 3. The departure will not impose negative impacts on surrounding property; or 4. The departure is applicable to missing middle housing; or 5. The departure is applicable to an infill site. 10% reduction from minimum setback requirements For this departure, criteria 1, 2, and 3 are met: 1. An additional 12 affordable housing LIHTC apartments were created through this departure. The buildings built along Juniper Street, Buildings 2 and 3, are possible due to the reduced adjacent front and rear setbacks. If the original setbacks were in place, 2 bar-shaped buildings would have been proposed, one with 24 units and the other with 36 units. By reducing the setbacks by 10%, there became enough space to fit 2 L-shaped buildings with 36 units each. 2. Setback standards can still be accomplished if the departure is granted by the site’s compliance to landscape block frontage standards and by providing landscaping between neighboring properties where the proposed setback reduction occurs. The setback along Building 2 is technically a rear setback but functions as a sideyard setback, R-4 zoned lots require a 20’ rear setback and a 5’ sideyard setback. As the rear setback along the western boundary of the site functionally acts as a sideyard setback, the 18’ provided for the setback creates adequate separation between this development neighboring properties that allows for landscaping and privacy. 3. By adhering to other zoning ordinances and providing landscape buffering between neighboring properties, utilizing the departure is not thought to impose any negative impacts to the surrounding properties. 20% reduction in open space due to being within one-quarter mile pedestrian travel distance of an existing park. An existing park is located directly north of the development, across Juniper Street. Hidden Creek Residential Development Page 5 of 6 Site Plan Narrative For this departure, criteria 1, 2, and 3 are met: 1. An additional 16 affordable housing LIHTC apartments were created through this departure. Building 5 is being built next to the largest proposed open space area (Area F are noted on the Site Plan). Open Space Area F is located in an ideal location for open space as it has direct connectivity to pedestrian pathways, public right-of-way, and neighboring properties. Typically this type of open space area would grow to accommodate open space area requirements as it would expand the site’s highest quality open space area. However, by slightly reducing this open space area, Building 5 was able to provide an additional 4 units per floor, resulting in an additional 16 units. Before the 20% reduction, 22,900 SF of open space was required, after the reduction, 18,320 SF was required. This reduction in 4,580 SF will allow for two 4-bedroom units, one 1-bedroom unit and one 2-bedroom unit to be built on each floor of Building 5. 2. The purpose of open space can still be accomplished if this departure is granted through strategic open space designs and locations. At a minimum, there is one open space area adjacent to each building. Having multiple open space areas placed throughout the site allows residents to have multiple, differing experiences of open space. Additionally, there are other areas throughout the site, including the landscaped block frontage and 9’ landscaped buffer along the west side of the site that provide maintained green spaces for the complementary use of open space. Each apartment also has a private balcony. While the areas do not meet open space dimension requirements, they will add to the overall outdoor experience of the site and provide places for residents to meet, gather and participate in their living community. 3. Through thoughtful landscape design and construction of the open space, pedestrian pathways, and general green spaces, this departure is not though to impose any negative impacts on the surrounding properties. These departures will allow for the proposed number of units to be developed. If the departures are not allowed, the number of dwellings will have to be reduced. With these departures, the purpose of the setback requirements and open space requirements can still be accomplished. The departures are not predicted to impose negative impacts on surrounding properties. Departure Sec. 38.320.030.A.3 – Maximum Lot Size of the UDC • The maximum residential lot area in R-4 zoning is 2.5 acres. The proposed site is 5.2 acres. A departure to this maximum is allowed if the planned development fits into the context of the neighborhood and proposed pedestrian and vehicular circulation measures meet community objectives. This project creates much needed affordable housing which is further benefited by the lot being a centrally located.. Affordable Housing Please refer to the Affordable Housing Plan included in this submittal which outlines the required information in Sec. 38.380.040 of the UDC. Listed below are a summary of the incentives taken that apply to civil site elements. All incentives taken including those applicable to building design are outlined in the Affordable Housing Plan. Affordable Housing Type A Incentives Table 38.380.020-1 of the UDC Hidden Creek Residential Development Page 6 of 6 Site Plan Narrative • Minimum motor vehicle parking requirement of one space per dwelling for all districts other than B-3; however, the bicycle parking standards and requirements of Sec. 38.540.050 of the UDC remain applicable. • For affordable housing developments in R-3, R-4, R-5, R-O and RMH, the minimum area per dwelling standards in Table 38.320.030.A of the UDC do not apply.