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HomeMy WebLinkAbout001.3 - Project Narrative and CONR ResponseProject Narrative for Site Plan Review 1 of 4 Project Narrative Sage Peak and Alder Ridge Apartments, Graf St. Apartments, LLC Date: 01/12/2026 Project Overview The proposed project, Sage Peak and Alder Ridge Apartments, will provide 341 affordable housing units to the City of Bozeman. These units will be a mix of one-, two-, three-, and four-bedroom units and will be rented to households making 60% Gallatin County Average Median Income. The project will provide a 55+ senior building called Sage Peak Apartments and multi-family housing called Alder Ridge Apartments. The Alder Ridge community will include family residential buildings and a clubhouse with leasing, lounge, gym, laundry, and barbeque area. Sage Peak, the 55+ senior residential building, will include a mix of one- and two- bedroom units, an elevator, and amenities so that residents within the 55+ senior community do not need to walk to the clubhouse to access gym, laundry, staff etc. Additional site amenities proposed include a picnic area, dog park, and a playground. The project is proposed to be constructed with infrastructure in the first phase with the clubhouse and then sequentially building by building in order to allow buildings to get to Occupancy as they are completed. Project Goals and Design Intent Currently the site is unimproved, the SRX II subdivision is in the process of creating the lots for this proposed project. No existing utilities are available to the site, nor are there any current public right-of- way improvements. Both utilities and public right-of-way improvements are planned as part of the SRX II subdivision development. Our approach has been to stay coordinated with the subdivision and to make submittals to ensure that any review comments are addressed by both projects. Our goal is a seamless and activated relationship between the two developments and the city. Once subdivided the two lots for this project will total 9.26 acres with REMU zoning. The subdivision FLUM and Rezone application were approved by the Community Development Board and the City Council. A copy of the Ordinance approving the rezone is included in the resubmittal under the documents folder. The design intent of the site plan is to provide vehicular and pedestrian connections to the existing neighborhood. The building facades fit with local design aesthetic and include a mix of materials. The plans attempt to provide appropriate transitions to the planned neighboring properties and streets. Three- and four-story buildings fit with code and enable delivery of much needed missing-middle housing units. Multiple pedestrian connections are proposed to the public right-of-way along the three street frontages. The design of the family apartments is similar to another Bozeman project, North 3rd Apartments, with changes to the design to make the buildings unique to this project. These changes include adding balconies, roof slope adjustments, window style and material color changes. The 55+ senior building has a similar design style to the family building design style. Broadly, we seek to visually compliment the character of the immediate planned neighborhood and greater City of Bozeman. Interior to the site, the project intends to balance open space, create connections for residents and neighbors, while providing interior facing parking. Street parking will be utilized along all three frontages in addition to onsite parking stalls. Parking and open space is designed to exceed the incentives allowed by the Affordable Housing Plan (38.080.030). Areas around the site have been identified for snow storage, trash enclosures will be screened as required by zoning. Project Narrative for Site Plan Review 2 of 4 Project Design Information: · Exterior Building Design: The proposed building is 4 story buildings. The family buildings are walk up and the 55+ Senior building has an elevator. The design of the buildings followed section 38.530 Building Design requirements although there are some incentives allowed by the Affordable Housing Plan (38.380.030) which exempt section 38.530.040.E, 38.530.040.F, 38.530.050 and 38.530.060. Although the project utilizes these exceptions, we feel that the building design still provides building mass and articulation and visual interest with the use of materials. · 55+/Senior Building & Amenities (Sage Peak Apartments): The senior building provides 101 units within one building. The building has amenities such as a fitness room, community room, mail room, common laundry, elevators, and other small common gathering spaces. There are also outdoor common areas directly adjacent to the senior building with walking connection to the family outdoor common areas. · Family Buildings & Amenities (Alder Ridge Apartments): The common amenities for the building include a clubhouse which provides a community room, fitness area and common laundry. Outdoor amenities include gazebo, dog park, outdoor gathering areas, and a playground. · Parking: The site will provide 420 parking spaces and a minimum of 64 bicycle parking spaces. See the cover page for the parking calculations. The Affordable Housing Plan, section 38.380.030.C.3.d allows for one stall per dwelling unit which would require a minimum of 341 parking spaces. The property exceeds the minimum and offers parking at an approximate ratio of 1.5 stalls for family units and a ratio of .70 stalls for senior. The bike parking provided will meet the requirements of 38.540.050. · Open Space: Open space has been designed to follow the zoning ordinance Section 38.520.060 without any departures. Open See drawings for details and calculations of the open space. · Cash in Lieu of Parks – Requesting an adjustment to the ratio of Parkland per Sec. 38.420.060 and Resolution 4784 as part of the SRX II Subdivision (plat). These fees are due at SRX II final plat for the subdivision. Please see the calculations provided in the documents tab and on the coversheet of the drawings. · Cash in Lieu of Water Rights – A draft CILWR agreement is included with the Site Plan submittal materials. The proposed project is expected to have an outdoor water demand of 1.6AF. Surrounding Uses: Please see the location map on the coversheet of the drawings for the surrounding uses. The project site is part of a subdivision plat (block 2), the lots to the North and West are designated as REMU district. The lot to the west of the project site is designated R-1 zoning. · Block Frontage: The SRX II preliminary plat (project #24112), notes mixed use and landscaped frontage. Per Table 38.510.030 mixed use can use “landscaped” or “storefront” frontage standards. This project will proceed with Landscaped frontage design requirements at all streets. The SRX II preliminary plat is designed with the following frontage by street: o Canter -Mixed o Graf -Landscaped o 15th - Mixed o Staud- Mixed Project Narrative for Site Plan Review 3 of 4 · Wetland: Wetlands near the area of project development are being coordinated by the SRX II plat and that portion of the site will become a separate restricted lot outside of the preliminary plat and final plat. We have included the most recent communication we have regarding the process– see documents folder file “013.01 SRXII Environmental comment responses July 2025”. · Easements: A power easement is proposed to serve the clubhouse, please reference sheet C0.10. This is being reviewed by NWE real estate department and will be recorded with the city when finalized. · DEQ – A DEQ stormwater discharge permit will be applied for as part of this project. Water and sewer main extension permits will not be required as there are no onsite water and sewer mains proposed. Available Utilities: The following are utilities available on the site. Engineering documents will be submitted to the City Engineering via the Project Dox Portal. The designs are following the COB Design and Constructions Standards (October 2024): · Domestic Water/Irrigation/Fire Service: Existing 10" watermain in Graf Street. The proposed project is located within the proposed SRX II preliminary plat development which is proposing 8B" water mains in South 17th Avenue, Staudaher Street, and South 15th Avenue. o Onsite Domestic and Fire Water Pipes will be V-Bio Enhanced Polyethylene Encased pipes. This is proposed by the SRX II water corrosivity analysis to manage the high groundwater found onsite. This analysis has been provided for reference. o An administrative waiver has been provided for the length of the side sewer service to serve the clubhouse. Please reference the memo provided for more information. o An administrative waiver has been provided for the length of the water service to serve the clubhouse. Please reference the memo provided for more information. o Landscape and irrigation design follows the cities “Landscape and Irrigation Performance and Design Standards Manual”. · Sanitary Sewer: Existing 8" sanitary sewer main in Graf Street. The proposed SRX II preliminary plat development is proposing 8" sanitary sewer mains in South 17th Avenue and Staudaher Street. This proposed project will consist of two separate tax parcels and the Alder Ridge project parcel will provide a sewer easement for the Sage Peak senior building parcel. · Storm Drainage: The proposed SRX II preliminary plat development is proposing a storm drainage main in South 15th Avenue. The proposed project will consist of two separate tax parcels and the Alder Ridge project family parcel will provide a storm easement for the Sage Peak senior building parcel. Reciprocal Easements and a Shared Use Agreement will be recorded to determine cost sharing for maintenance costs and to allow access and parking for residents on either parcel. · Dry Utilities: Underground electricity exists along Graf Street but the point of connection has not yet been coordinated with Northwestern Energy completely as of this submission. Gas will be extended within the 10’ PUE of the Block 2 of the project site and then will be routed internally to each building. Project Narrative for Site Plan Review 4 of 4 Coordination for Concurrent construction: The SRX II Subdivision and the Graf St. Apartments projects have both submitted the same request letter for Concurrent Construction. The plan is for Providence/SRX II subdivision to begin civil construction when subdivision infrastructure plans are approved and to start construction to include clearing, grading, wet utilities, and road base construction and charged fire hydrants to meet life and safety requirements. At that time SRX II intends to apply for an Improvement Agreement and post a performance bond for the remaining civil infrastructure required for the final plat so that the final plat can be recorded creating the Graf St. Apartments lots for Alder Ridge and Sage Peak. The intention behind this is to allow the Graf St. Apartments project to be allowed to get to site plan adequacy, submit site civil plans, and building plans for review. When the Graf St. Apartments project has approvals and permits necessary to start construction the work to complete the SRX II Subdivision will begin again along with the Graf St. Apartments infrastructure and building construction. The Graf St. Apartments project will also apply for an Improvement Agreement in order to post performance bonds for landscaping and amenities onsite so that the buildings can get certificates of occupancy as they are completed.