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HomeMy WebLinkAbout001 NARRATIVE South University District Block 2 Site Plan/RC Application September 2022 Table of Contents 1. Site Plan Application Information, Forms & Checklists 2. Project team 3. Site plan narrative a. General site information b. Site considerations c. Parkland d. Building design e. Landscaping f. Site Lighting g. Traffic h. Water rights i. Departures 4. Response to CONR Comments 5. Response to REMU Supplemental Information Appendices Appendix A - Vicinity Map Appendix B - Existing zoning Appendix C – Sequencing Plan Appendix D - Green Plan Appendix E – Preliminary Traffic Study Appendix F - Concurrent Construction Request Letter Appendix G – SUD Phasing Plan Appendix H - Final Plat SUD Appendix I – Geotech report Appendix J - Water Report Appendix K - Sewer Report Appendix L - Stormwater Report Appendix M – Preliminary Water and Sewer Easements Appendix N - Zoning Verification Approval letter Appendix O – Working Schedule Appendix P – Parkland & Landscape Narrative 1. Site Plan Application Information, Forms & Checklists The Site Plan form has been included per City requirements, and the applicant will submit the required fee once the application has been deemed adequate for review. Please see the estimated site plan fee amount below: COMPONENT FEE QUANTITY TOTAL Base $2,669 $2,669.00 Dwelling Units (150 Max) $125 162 $18,750.00 Total $21,419.00 2. Project Team Applicant CV QOZP Stucky Bozeman, LLC Attn: Ray Brown 802 North 3rd Avenue Phoenix, AZ, 602.875.5069 Project Consultants Architecture & Planning Intrinsik Architecture Attn: Peter Andrews 106 East Babcock Street Suite 1A Bozeman, MT 59715 406.582.8988 Civil Engineering Stahly Engineering & Associates Attn: Zach Lowe 851 Bridger Drive, Suite 1 Bozeman, MT 59715 406.522.8594 Landscape Architect Design 5 Landscape Architecture Attn: Nate Beck 111 North Tracy Avenue Bozeman, Mt 59715 406.587.4873 MEP Engineer CDSi Engineering 7540 Churchill Road Manhattan, MT 59741 406.282.7082 Structural Engineer DCI Engineers, Inc 1060 Fowler Avenue, Suite 202 Bozeman, MT 59718 406.556.8600 3. Site Plan Narrative A. General site information This Site Plan Application proposes 162 units that contain between one and three bedrooms on the 8.6 acre, “Restricted” Lot 1, Block 2 in the South University District (SUD) Phase 3 Major Subdivision. The SUD Phase 3 Subdivision consists of 4 large (over 8 acres), restricted lots between the bordering streets of S 19th Ave, S 11th Ave, Kagy Blvd, and (the future) Arnold St. Phases 1 and 2 of the South University developments consist of two student housing developments—Stadium View Apartments and The Arrow. All three phases of the South University District are zoned REMU (Residential Mixed Use). This project consists of 4 different building types, two rowhouse variations, motor court rowhouses, and flat style apartments. The intent of this project is to create 162 residential units over a variety of building types to create a diverse neighborhood in a growing part of town adjacent to the university. The subject property is located on the northeast corner of the intersection of Stucky road and South 19th Avenue (currently under construction). The project site consists of three parcels which includes two (2) Common Open Space lots and one (1) Development Lot, totaling 8.6 acres. BUILDING TYPE NUMBER OF LEVELS USE 1 BEDROOM UNITS 2 BEDROOM UNITS 3 BEDROOM UNITS TOTAL NUMBER OF UNITS PER BUILDING TOTAL NUMBER OF UNITS Flat style Building 4 Residential 36 6 0 42 42 8-Unit Motor Court (x5) 3 Residential 0 6 2 8 40 5-Unit Rowhouse Building (x6) 3 Residential 0 2 3 5 30 5A-Unit Rowhouse Building (x10) 3 Residential 2 3 0 5 50 TOTAL 162 The project site is designated “Residential Mixed Use” in the growth policy and is zoned “Residential Emphasis Mixed Use - REMU”. The proposed project meets the intent of the REMU which envisions compact walkable neighborhoods where residential is the primary use but is in close proximity to neighborhood commercial and civic uses. The lots to the north and south of this project are in various stages of planning but will be complementary in nature due to sharing the same zoning designation. These adjacent land uses, along with its proximity to the 19th Avenue corridor, public transportation, shopping, banking, restaurants as well as Montana State University make this site an exceptional location for this infill project. The Block 2 development will be requesting concurrent construction as outlined in the “South University District Phase 3 Major Subdivision Phasing Plan for Concurrent Construction,” which allows for construction of interior buildings while the Blocks’ 1 & 2 off-site subdivision improvements are being constructed—tying occupancy of buildings to completion of the Block’s specific subdivision improvements and the South University District Common Subdivision Improvements identified in the aforementioned phasing plan. Specific items identified in the phasing plan will be discussed later in this narrative. Additionally, parkland platted in the South University District Phase 3 Major Subdivision, will be improved with a new Park Master Plan that is currently being developed in conjunction with the City of Bozeman Parks Department. There have been back and forth conversation with the parks departments to ensure the best design for the community. B. Site considerations 1. Setbacks & Utilities Setbacks All buildings fronting on State Street, South 17th Avenue, and Stucky Road will be setback from the property line a minimum of 10’ due to the public utility easement and the Mixed block frontage standards. Buildings fronting on South 19th will be setback aways from the property line due to a 28' irrigation easement and then a 20' gas and utility easement. Internal to the site each building is setback from the internal pathway. While this dimension varies for each building, this site plan maintains a minimum a minimum 5' setback off every pathway. On-site Infrastructure New water and sewer mains will be constructed around the perimeter of the site on South 17th Avenue and the future State Street and connecting to existing mains within South 19th Avenue and Stucky Road that border the site’s western and southern borders respectively. Additionally, water and sewer mains will be extended into the interior of the site to service the proposed buildings that are not serviced off of mains within the exterior roads. Stormwater for Block 2 will be collected and retained on site. Franchise utilities will be run within utility easements along the perimeter of and interior of the site. As outlined in the SUD Phase 3 Phasing Plan, for any of the restricted lots to achieve occupancy, both the required on and off-site improvements must be completed and the Common Subdivision Improvements for the SUD Phase 3 Subdivision must be completed as well. Following is the list of the Common Subdivision Improvements identified in the phasing plan: Common Subdivision Improvements Certain elements critical to the subdivision’s utility and transportation network have been identified, with input from the City of Bozeman, that would be required to be installed by the property developers—herein these are referred to as "Common Subdivision Improvements” and shown in yellow on the enclosed “Infrastructure Improvements Phasing Exhibit”. These Common Subdivision Improvements generally include extending Stucky Road from South 19th Ave east to the round-about at South 14th Ave, and widening South 19th Ave along the entire western project boundary between Kagy Blvd and Arnold St. They also include installing storm drainage improvements within the Park 4 lot that receives runoff from Stucky and 19th Ave. A specific list of the Common Subdivision Improvements follows:  Widen S 19th Ave from Kagy Blvd to Arnold St  install 10-ft wide concrete sidewalk  Pipe existing irrigation ditch  Install irrigation, grass and trees within boulevard  Improve existing traffic signal at Stucky Rd and S 19th Ave  Install lighting along 19th Ave  Stucky Road from 19th Ave to 14th Ave- 48-ft width  Stucky Road sidewalks on both sides of City Park, and along north side of road between 17th Ave and 19th Ave  Install street lighting  Stucky Road 12” water main between 19th Ave and 14th Ave—approximately 1,510 LF  Stucky Road storm  Approximately 100 LF of 18” storm main  Approximately 340 LF of 24” storm main  Approximately 340 LF of 30” storm main  Approximately 190 LF of 36” storm main  8 catch basins  5 storm manholes  Stucky Road 8” sewer main—approximately 403 LF  S 17th Ave sewer main  Connect to existing sanitary sewer main at the intersection of Kagy Blvd and Willow Way  Install approx. 490 LF of 10” sewer main within Kagy Blvd  Install approx. 1,414 LF of 8” sewer main within 17th Ave to the intersection of Stucky Rd (with all- weather access road to manholes in 17th Ave ROW as needed) 2. Block Frontage The project site is framed by the four (4) external streets, South 19th Avenue to the west, State Street to the north, South 17th Avenue to the east and Stucky Road to the south. The vison is to create an active streetscape along these exterior streets by having a variety of building types fronting on these streets. In addition, an internal circulation hierarchy is formed by the various pathways throughout the site. All internal buildings will front along one of these internal pathways, which act similarly to a paseo. The design intent for this project is to create a unique dense village that priorities connectivity and amenities. The buildings fronting along an external street will utilize the Landscape portion of the Mixed Block frontage standards. The internal buildings will utilize the Special Residential Block Frontage standards for buildings fronting along internal pathways. These buildings will utilize option 1 to provide a 60 SF raised porch or deck at least 1’ above grade. A Block Frontage Diagram has been included as in the Architectural Plan Sheet SP002. 3. Pedestrian Circulation This lot is framed by south 19th and south 17th to the east and west, and by State Street and Stucky Road to the North and South, respectively. Each of these public streets has a sidewalk which will be utilized for some units as the primary access point to their home. For others, the entrance to their home will be accessed off a pedestrian pathway that connects to one of these public sidewalks. The internal pathway system creates a grid like pattern that allows the pedestrian to access the site and their home from any of the public streets. 4. Accessible provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 standards for accessible design. Specifically pertaining to this site plan, the site design provides five (5) accessible parking spaces across the whole site. All resident building entries, the refuse areas, and landscaped open space, are connected via an accessible pathway system which is in compliance with the requirements for an accessible route. 5. Parking Parking on this site will take many forms that range from personal rowhouse garages, to larger under building parking structure, to covered car ports and finally include surface parking. Each of the Rowhouse unit will feature garage for residents to park their car(s) in. These garages range from 1 -2 car garages based on the type of unit. The underbuilding parking garage will feature 21 parking spaces. Just north of the 42 unit building there are 20 covered car port spaces. Lastly there are 42 uncovered surface parking space for residents and their guests. Please see the Parking Calculations included below. PROGRAM REMU REQUIREMENTS PARKING SPACES FLAT STYLE BUILDING 1 BEDROOM (36 UNITS) 1.0 Spaces 36 2 BEDROOM (6 UNITS) 2.0 Spaces 12 ROWHOUSE/MOTOR COURT BUILDINGS 1 BEDROOM (10 UNITS) 1 Spaces 10 2 BEDROOM (88 UNITS) 2.0 Spaces 176 3 BEDROOM (22 UNITS) 2.0 Spaces 44 TOTAL REQUIRED 278 REDUCTIONS Surface Parking (On Street) 27 TOTAL REQUIRED AFTER REDUCTIONS 251 PROVIDED SPACES Garage Parking 220 APT. Building Parking 21 Surface Parking (On Site) 62 TOTAL PROVIDED 303 6. Trash Enclosure Refuse container and recycling containers will be located in various locations across the site. Residents will deliver their trash to one of these common containers for routine pick-up. The proposed trash enclosure will be covered and will have the required 5’ of landscaping buffer as required by the code. Please refer to Sheets SP001 & L000-L304 for location and access. 7. Snow Storage Ample snow storage areas totaling approximately 2,400 SF are located throughout the site. The snow storage tends to be located at the end of the drive isles, so that snow can be pushed more efficiently. An additional “overflow” snow storage is available in the northeast corner of the site. The overflow snow storage area will be used on an as-needed basis in years of higher-than-average snowfall. This will also allow for the drive isles and pedestrian pathways to remain clear of snow. Please refer to sheets L300 & C1.0 – C1.1 for the proposed snow storage locations. 8. Open Space The diverse number of building types allow for us to provide open space for each unit in a variety of different ways. The Rowhouse/Motorcourt buildings are required to provide 10% of the living square footage for their open space, which is achieved by a combination of front porches, and upper story balconies. The flat style apartment building is required to provide 4,500 SF of open space, which is achieved through on site open space (dog run and adjacent open space) and lobby/amenity area. In total this project is required to provide 23,089 SF of open space onsite. Please see the tables below & open space graphic outlining how the open space requirements have been met for this project. Open Space Calculations – Flat Style Building Flat Style Building Program Number of Unit Open Space Factor Required Open Space 1 Bedroom 36 100 3,600 SF 2 Bedrooms 6 150 900 SF TOTAL REQUIRED 4,500 SF Provided Open Space On site Open space 3,815 SF Lobby/Amenity Space 2,055 SF TOTAL PROVIDED 5,870 SF Open Space Calculations –Rowhouse/Motorcourt Building 5A-Unit Rowhouses (10 Total Buildings) Program Number of Units Units Size Open Space Factor Required Open Space Per Unit Provided Open Space Per Unit Total Provided Total Required 1 Bedrooms 1 1,098 SF 10% of Unit 110 SF 197 SF 1,970 SF 1,098 SF 2 Bedrooms (A) 3 1,675 SF 10% of Unit 168 SF 190 SF 5,700 SF 5,025 SF 2 Bedrooms (B) 1 1,098 SF 10% of Unit 110 SF 197 SF 1,970 SF 1,098 SF TOTAL 9,640 SF 7,221 SF 5-Unit Rowhouses (6 Total Buildings) Program Number of Units Units Size Open Space Factor Required Open Space Per Unit Provided Open Space Per Unit Total Provided Total Required 2 Bedrooms 3 1,675 SF 10% of Unit 168 SF 185 SF 3,330 SF 3,015 SF 3 Bedrooms 2 2,115 SF 10% of Unit 212 SF 215 SF 2,580 SF 2,538 SF TOTAL 5,910 SF 5,553 SF 8 Unit Motorcourt (5 Total Buildings) Program Number of Units Units Size Open Space Factor Required Open Space Per Unit Provided Open Space Per Unit Total Provided Total Required 2 Bedrooms (A) 2 1,325 SF 10% of Unit 133 SF 350 SF 3,500 SF 1325 SF 2 Bedrooms (B) 4 2,325 SF 10% of Unit 133 SF 260 SF 5,200 SF 2,650 SF 3 Bedrooms 2 1,840 SF 10% of Unit 184 SF 245 SF 2,450 SF 1,840 SF TOTAL 11,150 SF 5,815 SF TOTALS 26,700 SF 23,089 SF 9. Construction management To provide a safe working environment for adjacent properties, the project will utilize temporary construction fencing around the project extents which generally follows the perimeter of the property. Multiple 40-cy dumpsters will be located throughout the site in easily accessible and clearly defined areas to provide easy disposal of construction waste. The dumpsters will typically be placed near entrances or along drive aisles to allow for easy pick up. Construction staging areas will be located within proposed parking areas. The center drive aisle will be used as a construction staging area. See C0.4 Construction Facilities Plan for more information. Once a contractor is selected, a detailed phased construction sequencing plan (required with COB/DEQ SWPPP review) and traffic control plan will be provided to the City Engineering Department for review as part of the infrastructure preconstruction meeting requirements. C. Parkland SUD Parks Master Planning is being developed in conjunction with the City of Bozeman and the lot owners of Block 1 and Block 3, It is understood that Block 2 of the SUD will be required to develop 19.8% of park 3 or 2.65 acres. The master concept plan for South Park aligns with the original goals for the Mandeville Creek parkland/open space complex. It aims to preserve and enhance the existing watercourses, provide a comprehensive multi-modal trail system, include a variety of recreational activities, and create a functional, inviting landscape. The internal pedestrian layout of the park provides a primary north/south trail connection along the creek, with a Class II gravel fines trail, as identified within the PROST Plan. The concept also provides an east/west trail that crosses the watercourse and will connect South University District Block 4 with Blocks 2 & 3. The stream corridor remains largely undisturbed with passive natural uses while the west side features more intensive recreational use. At the Northwest corner of the concept plan is the great lawn which will act as the community’s primary gathering space. Pathways for pedestrians and bikes will be provided to this location along with other amenities such as picnic areas, seating, a small performance stage, and vehicle access for events. Central to the park and the primary east/west watercourse crossing, is a programmed playground and pavilion area. At this location there will be bike racks, picnic tables, benches, and play equipment for multiple age groups. Between this great lawn and pavilion area is space reserved for a future ‘all wheels park’ area with ramps, skills features, and wavy trails for skateboards, bikes, and scooters of all ability levels. At the southwest corner of the park is a fenced dog park with areas designated for ball toss and an agility course. Landscaping within the park will be planned with water conservation and long-term carrying costs in mind. The goal is to create a new type of park that positively impacts the environment by creating habitat, using limited amounts of water, and reducing its overall carbon footprint. Apart from sod areas at the NW great lawn and central pavilion area, the park will be seeded with native vegetation, resulting in a huge reduction of maintenance and water demands. Shade trees will be provided throughout and the watercourse setback will be planted with appropriate native vegetation. The continuous native vegetation proposed along the creek will provide a corridor extending southward for pollinators and wildlife. D. Building design 1. 42 Unit Building The Flat Style Building is a four level, vertically oriented mixed-use building. Among the other 21 buildings on the site, the 42 Unit Building is easily the largest component of the development, yet it still takes its design cues from the other buildings on site. The building samples forms and roof strategies seen elsewhere on the site to break down its scale and relate to the greater development. The taller core of the building is set back from the street, while the massing at the street level responds to the pedestrian scale and rises only a single story. Further, this ground floor level is activated with residential amenity space, private storage, covered parking and mechanical space, while levels 2-4 consist of residential apartment units. Amenities such as the development leasing office, residential lobby, individual and group exercise areas, dog and bike wash, a golf simulator, and two hot tubs. Amenity space features 12-foot-high ceilings and copious amounts of storefront glazing along the street front. Building entry points are weather protected either by awnings or overhangs, and said awnings protect the majoring of the east façade as prescribed by Code. Also, the building shares its material palette with its contextual buildings—fiber cement lap siding, panel siding, corrugated metal siding, and shared other details create a cohesive design strategy across the site. The building contains 42 residential dwelling units consisting of a mix of one-, and two-bedroom apartments. All units have their own private balconies and ample windows to provide residents with a connection to the exterior. 2. Motor courts - Similar to the Rowhouses, the Motorcourt Apartments are residential buildings with their living space being organized vertically. Individual, private garages are attached to and make up the majority of the main level of each unit, with living space above on the upper two levels. The ‘court’ is short for courtyard and in this case the space is designed around the sense of community and allows the building to have multiple publicly facing exteriors. The Motorcourt configuration not only provides for a more polished/contained ‘back of house’ experience in terms of vehicle storage to larger development, yet it also creates a private, finished space for building residents to gather and socialize. Essentially the Motorcourt Apartments are rowhouse type structures, simply folded onto themselves. The design of the unit types addresses the Supplemental Use Standards of the Code by employing a variety of elevation types and roof forms to distinguish individual units and create visual interest along the multiple frontages. 3. Rowhouses – The Rowhouses are three level, vertically oriented residential buildings. The main level of each unit contains the residential entry accessed via the internal development pedestrian walkways and a private two-car garage, fronting the development-centric drive aisles, The middle level contains the open living, kitchen and dining spaces, while the upper most levels contain the sleeping and accessory spaces. Units contain exterior balconies which provide privacy and access to the exterior and contribute to the required open space for the project. Like the Motorcourts, the Rowhouses are also designed with the Supplemental Use Standards in mind. An A, B, A, B, A, strategy is used as device for varying the fronting elevations of both building types. While, again, individual elevation modifications and altering roof forms address the repetition with variety standard in the Code. E. Landscaping The project provides comprehensive site and landscape planning to lend visual interest to the streetscape and provide a comfortable urban pedestrian experience. Onsite there is a comprehensive landscaping plan that enhances and ties together all of the public spaces as well as distinguish the private deck areas. Please see L000 – L600 for all landscape details. Additionally, an irrigation plan has been designed to support the proposed landscape design. This includes irrigation of all proposed trees, landscape material & beds, and turf areas. Please see Sheet L600 for all irrigation specifics. F. Site lighting This project will provide comprehensive exterior building and site lighting in accordance with the standards specified in UDC 38.570. All building entries will be lit and residential units will be provided with a patio/balcony light where applicable. Drive aisles, pathways, parking areas, and trash enclosures will be lit to provide basic illuminance. Street lighting will be provided in accordance with the City of Bozeman Design Standards and Specifications Policy. Please refer to the following sheets for lighting locations, details, and photometric data. - ES1.1-ES1.4 – Site lighting locations - ES1.5 – Site lighting details - ES1.6 – Site lighting cut sheets - ES1.7-ES1.10 – Site photometric data - ES1.11-ES1.37 – Building elevations photometric data - ES2.1 – S. 19th Ave and Stucky Rd street lighting locations - ES2.2 – State St. and S 17th Ave street lighting locations - ES2.3-ES2.4 – Street lighting details and cut sheets - ES2.5 – Street lighting photometric data. G. Traffic A preliminary traffic study has been conducted and a trip generation calculation has been provided with this submittal for review. Please see Appendix E. A full traffic impact study is anticipated to be required for this development and is being completed—taking into account the three current development proposals in the South University District Ph 3 Major Subdivision. H. Water rights The City of Bozeman Engineering Department (Griffin Neilson) will be contacted to determine what cash-in-lieu of water rights are required for the site. The estimate for Cash-in-lieu of water rights is discussed in Section 1.1.5 in the Preliminary Water Main Extension report, which was found to be approximately 38.37 acre-feet per year or $230,232. Upon final acceptance by the City of Bozeman Engineering Department, the fee will be paid by the owner prior to site plan approval. I. Departures There are no departures included in this application. 3. Response to CONR Comments (22-093) Solid Waste 1. Need detailed plan for refuse enclosures Response: This is understood. A dumpster enclosure detail has been provided on Sheet SP004. 2. Refuse enclosures will need to be covered. Response: This is understood. A dumpster enclosure detail has been provided on Sheet SP004. Northwestern Energy 1. Assuming electric meters will be screened: Screening must meet the clear zone requirement of NWE Electric Service Requirements which is 48" from the face of the electric meter. Response: All electric meters will be screened using landscaping or painted to match proposed siding to make them disappear into the facade. Please see the exterior elevation sheets for proposed material screening method. Water & Sewer Department 1. There are a lot of water mains that tie in east and west through green space. We won't allow structures or large trees in the easement we have to maintain our water main. There are already some shown on this site plan. Response: This is understood. A 30-foot water and sewer easements will be dedicated to the city over all water and sewer mains throughout the site. Site development will conform to the requirements of those easements as outlined in the Engineering “Design Standards and Specifications Policy”. Parks 1. Provide a parkland phasing plan that makes sense from a design and construction standpoint. Response: SUD Parks Master Planning is being developed in conjunction with the City of Bozeman and the lot owners of Block 1 and Block 3, It is understood that Block 2 of the SUD will be required to develop 19.8% of park 3 or 2.65 acres. At this time the park is proposed to be built in one phase. Fire 1. As proposed fire supports this concept review. Main comment is ensure fire lane designations on interior access roads not adjacent with parking. Response: Fire lanes will be designated on interior access roads as shown on Civil Plan Sheet “C6.0 - Signage and Striping Plan” Fire lanes are marked accordingly with red curb paint and signage. Planning 1. Apartment Building - No architectural elevations or floor plans were provided for the 42 unit apartment building. The floor plan on this drawing appears to portray ground level parking and ground level commercial spaces. The standards for mixed-storefront block frontage for South 17th will most likely apply, as well based on the drawings. See 38.510.030.D and B Also see the structured parking facility development standards in 38.510.030.M and provide a response in the narrative and drawings. Response: Architectural plans have been included for this apartment building. This building will feature ground level residential amenities including a workout facility, golf simulator, two yoga/flex workout areas, a dog wash, bike storage and lockers, and two hot tubs. Behind these amenities, will be ground level parking. This street is designated as mixed block frontage, so for this specific building it is proposed to utilize the landscape option, street trees and enhanced landscaping are planned. Please see the narrative section above describing this building in more detail, as well as the architectural plan sheets. 2. Solid Waste Enclosures - The sides and rear of service enclosures must be screened with landscaping at least 5-feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest. This applies to all dumpster enclosure service areas. The enclosures will also need to be covered. BMC 38.520.070 Response: This is understood. Please see the landscape Sheets L300 - L304 for more details on dumpster enclosure screening. 3. Addressing Question - Contact Jenny Connelley jconnelley@BOZEMAN.NET, regarding addressing questions. Response: This is understood. 4. Parking Calc - On-street parking is a residential reduction. Restructure this calculation to show this as a reduction. Also annotate the dimensions of on-street parking spaces to show the required 24- feet. BMC 38.540.050 Response: This is understood. The parking calculations have been updated to reflect this reduction. Please see the narrative section above as well as the Architectural Cover Sheet. 5. Bicycle Parking - Bicycle parking is required at a rate of at least 10% of the number of automobile spaces required. Bicycle parking must be provided within 50-feet to an entrance to the building it is serving. There are also requirements for the dimensions for each bike parking space, the dimensions of the required maneuvering area, and the type of bike rack selected. Provide these details in the formal submittal. See BMC 38.540.050.A.4 Response: Bike parking calculations have been included in the narrative section above as well as on the Architectural Cover Sheet. 6. Non-motorized circulation - Continue the pathway from the west all the way to state street. Staff does not support buildings built at the curb line, or pathways abruptly ending forcing pedestrians into the drive lane. A 5-foot sidewalk and 3-feet of landscaping (excluding the garage access area) are required. There are departures available from the 3-feet of landscaping if the appropriate criteria are met. BMC 38.520.040 Response: The 42-unit building has been shifted south and the access north to create an 8’ buffer between the building and the drive isle. This pulls the building out of the 30’ easement and allows for the required 5’ sidewalk and 3’ landscaping. Please see Sheet SP001. 7. Phasing - Provide a detailed phasing plan for occupancy of structures. Include all off-site improvements in the first phase including infrastructure and parks. Landscaping may be financially guaranteed for one year to accommodate construction and seasonality. Each phase, for the phased occupancy will need to stand on it's own via parking, circulation, utilities, open space, and other site improvements. Staff recommends separate calculations for parking and open space for each phase. Response: All off site infrastructure will be completed this summer. Landscaping and park development will likely be installed or financially guaranteed. Building permits will be obtained individually to allow for sequenced occupancy. All utilities will be installed and inspected prior to the occupancy of any building. Each building outside the 42-unit building has its open space accounted for within the structure. The 42-unit building has is required open space located on the ground floor and then directly adjacent to the building on the west side. Any outstanding improvements such as landscaping will be financially guaranteed through an improvements agreement and installed towards the end of the project to ensure no landscaping is damaged during construction. A concurrent construction request is included with this application. A sequencing plan has been included as Appendix C. This plan is a draft and is subject to further refinement with the selected contractor and owner. 8. Garage Parking- Annotate the interior dimensions of all garages proposed to count towards required off-street parking spaces. A 2-car garage is 20x22 interior wall to interior wall. BMC 38.540.020 Response: This is understood. All garages have been updated to meet this minimum 20’ x 22’ standard. Please see all of the architectural sheets for more information. 9. Crosswalks - Crosswalks must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. Provide a crosswalk detail with formal submittal showing compliance with this section. BMC 38.520.040 Response: This is understood. Please see the Civil Sheet C5.0 Paving Plan for more information about this contrasting material. 10. Townhouse/Rowhouse Open Space Motorcourt - While the motorcourt apartments are in counts of 8, the vertical integration of each unit (do not share ceilings or floors with other units) means they are defined as rowhouses. The rowhouse open space requirements, and other applicable requirements will apply. Revise this section. BMC 38.360.250 Response: Understood. All Motorcourt references have been updated. Additionally, these structures have been designed to meet all rowhouse standards including open space. Please see Sheet SP003 and the associated floor plans for all open space calculations. 11. For all TH/RH structures, excluding the apartment, building provide details in the narrative and drawings demonstrating that those structures are meeting the townhouse and rowhouse supplemental use criteria in BMC 38.360.250. Response: This is understood. Please see the narrative section above describing these buildings in more detail, demonstrating how they meet the rowhouse supplemental use standards. 12. A site plan application is required for entitlement. A master site plan is not required but is recommended if construction is expected to exceed the maximum 2 years timeline that is possible with a site plan approval. BMC 38.230.020.B Response: Acknowledged. It is not anticipated that this project will be phased. 13. The REMU zoning district has special standards that are detailed in BMC 38.330.020. Provide a narrative response to these standards with formal submittal. Response: Please see the narrative section below describing how these special standards have been met. 14. No landscaping plans were provided with this concept review. Provide landscaping plans compliant with BMC 38.550 including mandatory landscaping provisions for setbacks, parking lots, and public spaces. BMC 38.550 Response: Acknowledged. Please see Landscape Plan set for more details. 15. No lighting or photometric details were provided with this concept review. Provide a photometric plan, and lighting details demonstrating compliance with 38.570 Response: Acknowledged. Please see Electrical Plan set for more details. 16. Building Design Apartments - Provide a response in the narrative and drawings to the requirements in 38.530 for the apartment building, including building massing and articulation, details, materials, and mitigation of any blank walls. Response: Please see the narrative section above describing the Apartment building in more detail. Additionally, please see the Architectural Plan Set Sheets SP123 – SP130. 17. Open Space - Staff recommends a standalone open space diagram, showing the locations, dimensions, and any applicable screening/separation required per both the TH/RH requirements in 38.360.250 and BMC 38.520.060 for the apartments. Response: This is understood, Please see Sheet SP003 and the associated floor plans for all open space calculations. 18. Coversheet - Staff recommends reading through the site plan checklist criteria for required statistics and information required to be provided on the coversheet for formal submittal. Response: Acknowledged. A Cover Sheet has been included as Sheet SP000. Engineering 1. Applicant Question - The applicant can reach out to Jenny Connelley in the Engineering Division for ideas on addressing the buildings. Response: This is understood. 2. DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department (engsubmittals@bozeman.net) for infrastructure review. (water and sewer, street lighting on the 17th Avenue and State Street) Response: This is understood. 3. Concurrent construction has been an identified purpose of the initial project review. The applicant must complete the following concurrent construction form (https://www.bozeman.net/home/showpublisheddocument/11704/637769761956630000) to receive concurrent construction approval for on site or adjacent improvements associated with site development. Response: Acknowledged. A formal request as well as the required forms have been included in this application. 4. BMC 38.410.130 - Water Rights - The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid prior to site plan approval. Response: The City of Bozeman Engineering Department (Griffin Neilson, PE) will be contacted to determine what cash-in-lieu of water rights are required for the site. The preliminary estimate for Cash- in-lieu of water rights is approximately 38.37 acre-feet per year or $230,232. Upon final calculation, the fee will be paid prior to site plan approval. 5. BMC 38.410.060 - Easements: All required easements must be provided on city standard easements templates. Drafts must be prepared for review and approval by the city with site plan submittal. Signed hard copies of the easements must be submitted to the city prior to site plan approval. The applicant may contact the review engineer to receive standard templates. The following easements must be provided: water and sewer, ten-foot utility easement. Response: A Preliminary draft easement has been included with this submittal as Appendix M. Final easements will be executed after site and infrastructure plan review and approval and will be provided to the City Engineering department as part of the Engineering preconstruction requirements. 6. DSSP Section II A. 4. - The applicant must include a storm drainage plan with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. Response: Understood. This has been included in the Stormwater Design Report as Appendix L. 7. DSSP Section II C. - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. Response: Understood. This has been included in the Stormwater Design Report as Appendix L. 8. Montana Post Construction Storm Water BMP Design Manual - The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide local seasonal high groundwater elevations to support the proposed design. Response: Understood. This has been included in the Stormwater Design Report as Appendix L. 9. BMC 38.220.080 A. 2.g. - The applicant must submit a peak hour trip generation value to the City to determine whether a traffic impact study is required. Response: Understood. The peak hour trip generation value has been included as Appendix E. It is anticipated that this development will require a traffic impact study. The traffic impact study is currently underway and anticipated to be completed by the middle or end of July. The traffic impact study is assessing the impacts of all three of the currently-proposed developments within the South University District Phase 3, and the final report will be provided to the City once complete. 10. BMC 38.400.070 - Street Lighting: The required public street light(s) must be included in a Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting and Electrical Specifications, prior to occupancy. Response: This is understood. The street lighting for this project is planned to be incorporated into the existing South University District SILD. This will be completed prior to occupancy. 11. DSSP Section V.A. - A water design report must be prepared by a professional engineer for the proposed project. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. Response: Understood. The Preliminary Water Engineers Report, included as Appendix J, includes the estimated maximum day demand plus fire flow and peak hour demand. The final water engineers report will be provided with the infrastructure. 12. DSSP Section V. B. - Sanitary Sewer System Design Criteria: The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project prior to site plan approval. Response: Understood. The Preliminary Sewer Engineers Report, included as Appendix K, includes the estimated peak-hour sanitary sewer demand. The final sewer engineers report will be provided with the infrastructure. 13. The applicant is advised that due to the known high groundwater and soil conditions within the proposed area of development an increased rate of corrosion has been observed with ductile iron water mains, thus decreasing the longevity of publicly owned and maintained infrastructure. The applicant must provide corrosion protection for all future water mains within the development and identify how the mains will be protected with future infrastructure submittal. Acceptable protection methods include zinc coated ductile iron or v-bio enhanced polyethylene encasement of the main. Corrosion protection can be waived, if the applicant can demonstrate that corrosion protection is not applicable for the proposed development. Typically, in order for a waiver to be granted, the applicant must consult the latest American Water Works Association and Ductile Iron Pipe Research Association (DIRPA) documentation for testing\evaluation procedures and provide an analysis demonstrating that corrosion protection is not needed throughout the entire development. Response: This is understood. Corrosion testing was conducted by the Geotechnical Engineer a part of the preliminary investigation of the site. The full DIPRA Decision Model results and summary are included as an appendix of the Water Engineers Report. 14. All work completed on irrigation ditch and irrigation easement must be approved by the ditch company prior to the work being performed. Response: Understood. 15. Fire Apparatus Turnaround - The alley is considered a dead-end and must comply with City design specifications and standards, and any city-adopted International Fire Code. The applicant must provide an approved fire apparatus turnaround. Response: This is understood. A 120’ Hammerhead turnaround has been placed towards the ends of the dead-end alleys that comply with City design specifications and standards, and City-adopted International Fire Code. See Civil Plan Sheet C6.0 - Signage and Striping Plan for hammerhead turnaround locations and dimensions. Furthermore, both onsite fire hydrants have been placed along South 18th Ave. to reduce the frequency of trips fire trucks need to make down the dead-end alleys. 16. Private Stormwater in Public Utility Easement - Elements of the private stormwater system are within the public utility easement. The private storm water infrastructure must be moved outside of the public utility easement. Response: Understood, this condition has been adjusted accordingly. The private stormwater mains have been relocated outside of the proposed public utility easement. 17. Separation from Utilities - No permanent structures shall be placed within a utility easement. Multiple structures are shown within the required area of the public utility easement. Response: Understood, this condition has been adjusted accordingly. All structures have been moved outside of the proposed public utility easement. 18. Stormwater System - As presented, the stormwater system would be private not public. Response: Understood. Ownership and maintenance of the stormwater system will fall solely on the Property Owner / Owners Association. 4. Response to REMU Supplemental Standards A. The special standards set forth in this section are minimum standards for a development review application. Standards not specifically addressed by this section are subject to the standards set forth in this chapter. Response: Understood. B. Street and circulation standards. 1. The policies and standards of the city's long-range transportation plan apply to REMU districts. New streets within REMU districts must be complete streets that accommodate pedestrians, bicycles, buses, automobiles and wintertime snow storage, and work in concert with internal property accesses and adjacent development to create a connected and vibrant public realm. REMU street standards also include the following stipulations: 2. Natural storm drainage systems are allowed within street rights-of-way. 3. Boulevard strips and medians may incorporate natural drainage technologies. 4. Buildings must be oriented with front facades facing the street as specified in the block frontage standards of division 38.510 of this chapter. 5. Shared drive accesses must be used to reduce the need for additional curb cuts, when feasible. 6. On-street parking should be maximized wherever feasible. 7. Front-loaded local streets. To ensure that front-loaded streets are community-oriented and pedestrian-friendly, adjacent buildings, garages and drive aisles must comply with the following specific standards of this chapter. a. Section 38.350.070, parking and garages (for single to four-household dwellings). b. Section 38.400.090.C.2.a, drive access requirements—Residential. c. Division 38.510, block frontage standards (for all development except single to four- household dwellings) d. Section 38.540.010.A.4, stacking of off-street parking spaces. e. Section 38.540.010.A.5, no parking permitted in required front or side setbacks. f. Section 38.540.010.A.6, parking permitted in rear setbacks. 8. Woonerfs. Woonerfs, or streets where pedestrians and cyclists have priority over motorists, are encouraged on private drive accesses or properties in the REMU district. Woonerfs may be permitted on public local streets or alleys through the subdivision variance or PUD process. 9. Alleys. Alleys are encouraged, but not required, in the REMU district. a. Apply standards of section 38.400.060.B (street improvement standards—alleys) where applicable. Response: The overall flow and circulation of this site has been carefully studied to help promote the overall goals of this project. Buildings have been strategically placed on all exterior street frontages to create an overall active and inviting streetscape. With this design, comes the challenge of how to then balance the more alley focused back of house functions with creating a walkable pedestrian friendly environment. This development proposes to utilize a system of shared internal drive isles to minimum the number of accesses onto public streets, while still providing great connectivity. These internal drive aisles act similarly to an alley or woonerf in that they will contain the majority of the "back of house" functions. This will allow for each unit to live better on a street or internal pathway. The result of this idea will create a unique courtyard experience, which will foster a great community space. Another key component of this project is the pedestrian experience. The pedestrian will have a great network of pathways to get to anywhere on site. Pedestrian safety was also taken into account by minimizing the number of crossings on these internal drives. C. Site planning and design element standards. See division 38.520 for applicable standards for all development types, except single to four-household dwellings. See section 38.360.220 for applicable standards for single to four-household dwellings. Response: This is understood. All of the proposed buildings have been designed with these standards in mind. Please refer to the narrative section above describing these buildings in greater detail. D. Open space standards. The REMU district is urban in nature. Public parks and recreational areas and publicly accessible private open spaces are likewise expected to be urban in nature. This may include elements such as plazas or other hardscaping, or landscaping with planters and furniture. Such areas may be more concentrated in size and development than anticipated in a less urban setting. Public spaces must be designed to facilitate distinct types of activities to encourage consistent human presence and activity. 1. Public parks and recreational areas. The requirements of this section must give direction in the development of park plans and the application of the standards of division 38.420 of this chapter. 2. Publicly accessible private open space in commercial developments. See section 38.520.060 of this chapter for the minimum amount and design of pedestrian-oriented open space. 3. Private residential open space. See section 38.520.060 of this chapter for the minimum amount and design of usable residential open space. Response: Open space is proposed to be provided in a variety of way, both public and privately. Please see the narrative section above describing the open space areas in greater detail. Additionally, please see plan sheet SP003 Site Diagram for more information. E. Building standards. 1. See division 38.520 for applicable standards for all development types, except single to four- household dwellings. 2. Parking structures must not have more than one two-way vehicle entrance or two one-way vehicle entrances facing any public way. Fifty percent of a parking structure's ground floor linear frontage along the primary street must be retail, commercial, office, civic, residential, or live/work. 3. Building encroachments are permitted in accordance with section 38.350.050, subject to any and all applicable International Building Codes. 4. All projects in the REMU district are exempt from the rear setback lot coverage requirements of section 38.360.030.I. Response: Understood. Each building has been carefully designed to meet these building standards. For example, the 42-unit apartment building only has one (1) two-way entrance and the ground floor is lined entirely with an amenity space. Building encroachments at this time are not envisioned to be need but they will be designed to meet the applicable IBC if needed. Finally, there are no detached accessory structures for this project and the rear lot coverage requirement does not apply. F. Landscape and planting standards. Developments are subject to the landscaping standards in division 38.550 of this chapter and the provisions herein. Table 38.330.020-1 lists the minimum number of points needed for landscape plan approval for development types within REMU districts. Response: This is understood. All of the landscape plans have been designed with these requirements in mind. G. Lighting standards. See division 38.580 for applicable standards. Response: This project has been designed to meet all of the applicable street lighting standard for each street. Additionally, each building will feature exterior lighting to compliment the overall architecture of the building. These features will adequately balance the need for light on the pathways and circulation corridors, and the desire to not create light pollution.