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HomeMy WebLinkAbout2.1 Project Narrative 2019.04.10 JENNIFER PLACE CONDOMINIUMS MASTER SITE PLAN APPLICATION April 10, 2019 #180820 1 PROJECT NARRATIVE PART 1 – DESIGN TEAM AND PROJECT OVERVIEW CONTACT INFORMATION Property Owner/Applicant Great Western Investments, LLC 15525 Horse Creek Road Bozeman, MT 59718 hinesleydevelopment@fusemail.com (406) 595-2526 Building Designer Morgan Hinesley 15525 Horse Creek Road Bozeman, MT 59718 hinesleydevelopment@fusemail.com (406) 595-2526 Landscape Architect Red Barn Montana 3084 Thorpe Road Belgrade, MT 59714 chad@redbarnmontana.com (406) 924-8038 Civil Engineer C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive Bozeman, MT 59718 ecote@chengineers.com (406) 587-1115 OVERVIEW The Jennifer Place Condominiums Master Site Plan is a proposed condominium development located on Lot 1, Block 9 of the Laurel Glen Subdivision Phase 1. The property is located within the City of Bozeman Limits and is zoned R-2The project includes construction of 10 2-Unit condominium units. Along with the buildings and access road, sewer main and water main extensions are proposed to service the units. Accompanying this master site plan application is a site plan application for the first phase of construction. PART 2 – EXISTING SITE CONDITIONS EXISTING SITE CONDITIONS The parcel is currently vacant field and was historically used as farmland. The parcel is generally flat with a gradual slope to the north. The parcel is located in the northwest portion of the City of Bozeman and is bordered by Loxley Drive, Laurel Parkway, and Annie Street on it’s east, west, and north sides respectively. All surrounding roads were installed to City of Bozeman standards during the Laurel Glen Phase 1 infrastructure installation. A large majority of the Laurel Glen Subdivision Phase 1 lots have already been developed, thus the subject property is surrounded by existing residential buildings. Utilities surrounding the subject parcel were installed with both Phase 1 of Laurel Glen. Water will be provided to the proposed project from tapping the existing main in Annie Street and looping through the project to a proposed connection in Laurel Parkway. Sanitary Sewer to the site will be provided by connection to the existing main with a manhole in Annie Street and running south through the project. Dry Utilities to serve the proposed project, including gas and electricity from Northwestern Energy and communications from various providers, will be extended in utility easements from existing connections installed with Phase 1 of Laurel Glen. PART 3 – PROJECT DESIGN JENNIFER PLACE CONDOMINIUMS MASTER SITE PLAN APPLICATION April 10, 2019 #180820 2 PROJECT NARRATIVE DESIGN INTENT AND GOALS The project is designed to blend with the surrounding residential lots. The mixture of visually appealing buildings and ample landscaping and open space through the property will blend well with the existing residential lots bordering the property. An access road through the property is proposed to create a separation from the surrounding local and collector streets. Sidewalk connections from the units and through the site are proposed to promote pedestrian connectivity. These pathways will connect with subdivision sidewalks and to the parks on east side of Laurel Parkway. Enclosed patios on the in the units will give residents sufficient space and privacy. PROPOSED USES The proposed use of the development is residential. PROJECT TIMEFRAME The project is proposed to be broken into 10 phases (see Part 5 for Phasing) and the developer currently intends to construct 5 phases in the first year. The number of phases to be constructed per year may vary depending on the size of the phase and demand for units, but the intent is to have the project fully constructed within 3-4 years of the start of construction. The developer currently plans to begin construction in the summer of 2019, pending approval of the project. AFFORDABLE HOUSING The project is proposed as a condominium site plan and is therefore exempt from affordable housing requirements per the City Affordable Housing Ordinance Administrative Manual. PART 4 – SITE IMPROVEMENTS, ACCESS, AND UTILITIES SITE ACCESS The proposed site design includes an access road that connects to Annie Street on the north side and Laurel Parkway on the east side. The private access road will have a 24’ wide drive aisle. Rollover curb is proposed on each side to allow for driveway construction off of the access road. A non-standard drive approach is proposed for the Annie Street connection to prevent clogging the Laurel Parkway/Annie Street roundabout. The drive access deviation request is included with this submittal. Street trees and sidewalks are proposed along the access road to meet the street frontage landscaping requirement. STORMWATER The majority of the runoff from the development will be directed to the surrounding public right of way. Where it will be captured in a series of curb inlets and conveyed to the existing detention pond on the north side of Annie Street. The site produces approximately 1,000 cf more than what was allocated for the lot in the Laurel Glen Phase 1 stormwater design. In order to accommodate this additional flow, a retention pond is proposed in the northeast corner of the lot. This pond will retain and infiltrate the excess runoff. Refer to Stormwater Management Design Report for a complete analysis of the proposed stormwater management. WATER JENNIFER PLACE CONDOMINIUMS MASTER SITE PLAN APPLICATION April 10, 2019 #180820 3 PROJECT NARRATIVE 8” water mains are currently located in Annie Street and Laurel Parkway. The project proposes to tap each main and loop an 8” line through the site to provide water to each unit. The main is proposed under the access road and will be installed to City of Bozeman design standards. Domestic water services will be installed to each unit. Two of the units will be served by tapping an 8” stub located on the east side of the site, and installing domestic water service. SANITARY SEWER 8” sanitary sewer main will be installed in the access road and will run the length of the north/south portion of the street. This will provide 4” sewer services to each of the proposed units. At the northern end the proposed 8” main will connect to the sewer main in Annie Street through a cut-in manhole. The sewer main extension will be installed to City of Bozeman design standards. BUILDINGS The townhouse style units will be accessed by vehicle off the internal roadway. Each unit will be a 2- bedroom unit with a 1 or 2 car garage. There are 6 building designs proposed for the 10 buildings. The phase 1, 3, & 4 buildings will have the same design, these units will have the only two car garages. The proposed building height is 21’-9”. The phase 2 building will have a one car garage units and a building height of 20’-11”. The phase 5 building will have a one car garage units and a building height of 20’-11”. The phase 6 building will have one car garage units and a height of 20’-11”. Phase 7 & 8 buildings will have the same design, these units will have a 1 car garage, and a building height of 20’-11”. Phase 9 & 10 buildings will have the same design, these units will have a 1 car garage, and a building height of 23’-8”. Refer to the building plans enclosed with this submittal for full detail on the unit and building type. Color palettes for the building designs area also included in this submittal. PARKING Parking for the project will be provided by perpendicular parking on Loxley Drive, garage parking (1 or 2 spaces per unit), and driveway spaces (1 per unit). The total number of required and proposed parking spaces provided is as follows: PART 5 – PHASING The proposed development is divided into ten phases working north to south and west to east. Each building is proposed as its own phase, with the exception of phase 1. Phase 1 includes the building and the access JENNIFER PLACE CONDOMINIUMS MASTER SITE PLAN APPLICATION April 10, 2019 #180820 4 PROJECT NARRATIVE road and infrastructure improvements. This phasing is intended to allow the developer to construct and receive occupancy on a realistic number of buildings and units at a time without needing to wait for the entire development to be constructed before receiving occupancy. The intent is to construct approximately 5 phases per year, which may vary slightly depending on the size of the phase. As mentioned previously, this would result in all seven phases being complete within 3-4 years of the start of construction. Sheet C1.1 of the enclosed civil plan set depicts the proposed Phasing Plan for the project. PHASES 1-5 Phases 1-5 are included with the concurrent site plan application and will include the construction of the all of the utility and street infrastructure. This will also include the construction of the Phase 1-5 buildings on the eastern side of the lot. Installing the street and utility infrastructure with Phase 1 will provide full site circulation throughout the project for both residents and emergency access. It will also allow stormwater to be treated as the full design intended without needing to install temporary treatment measures. All proposed 8” water main, 8” sanitary sewer main, storm sewer infrastructure, and water and sewer service stubs will be installed with Phase 1 of the project. The onsite retention pond will be installed and permanently vegetated during this phase as well in order to treat stormwater runoff. Northwestern Energy and the communications providers will install the main stem of dry utilities along the access road with Phase 1. Utility services to each unit will then be installed with the respective phase. Phases 2-5 will consist of building construction only. These units are anticipated to be built within the first year of site plan review. They are included in the concurrent site plan application to allow for the developer to construct and sell these units within the warranty period of site plan approval. PHASES 6-10 Phases 6-10 will include construction of the buildings in each phase as depicted on the Phasing Plan (Sheet C1.1) and will include the construction of the adjacent walkways and driveways connecting to each building. The timeline of these will depend on the demand of the units but it is anticipated that the remaining buildings will be completed within 3-4 years of master site plan approval. .