HomeMy WebLinkAboutNarrativeSeptember 21, 2022
City of Bozeman Community Development
20 East Olive Street
Bozeman, MT 59715
Phase 2 & 3 West Side Flats
5161, 5163, 5167, 5171, 5173, and 5177 Fallon Street
We are proposing a new apartment project between Fallon Street and West Babcock Street west of the ,
JC Billion campus. The 8.77 acre project site is zoned as R-O. As proposed the project would include (4)
12-plex apartment buildings, (5) 18-plex apartment buildings.
It is our intention to create a high quality, attractive, and efficient apartment project. Another goal is to
offer affordable rental rates while ensuring the project is financially viable for the developer. The design
includes three story apartment buildings designed for maximum privacy, views, ease of construction and
quality living space. The building exteriors include low maintenance materials including cement board
siding, metal corrugated siding and fascia, and asphalt and metal roofing. The apartments project includes
ample outdoor space in common areas, patios, or decks.
When all phases are complete the project would include 138 two-bedroom apartments. The required
parking for the project is 276 spaces. As proposed the site plan includes 280 parking spaces.
For the special residential block frontage, we choose option #2a of 38.510.030.J. Reference the A1.0 Site
Plan for dimensions between buildings and sidewalks. Reference the landscape drawings for landscaping
between the building and sidewalks.
We would like for construction to begin in Spring 2022 for all three phases. The Phase 1 building plans
have been conditionally approved. The Phase 2 and 3 site will conform to the approved master site plan
#20224. The infrastructure has been approved for all phases. The Master Site and Phase 1 applications
have been approved, and the approved design reports have been uploaded to the Documents folder.
Thanks for everyone’s time in the review of the West Side Flats project.
Jesse Sobrepena, AIA
JDS Architects, Inc.
Conceptual Review Responses:
Planning Division, Sarah Rosenberg, srosenberg@bozeman.net, 406-582-2297
1. The formal submittal will require review by the Design Review Board.
2. The infrastructure (roads, trails, utilities) must be completed in Phase I. A phasing plan is
required with the formal submittal.
Response: The water and sewer infrastructure will be installed with Phase 1. The gravel trail
running north-south will be installed with Phase 1.
3. Sec. 38.350.050.A. Uncovered decks/stoops may encroach 5 feet into the rear setback. Ensure
that the deck encroaching into the rear setback on the 18-unit building along Dragonfly meets
these standards.
Response: The decks/stoops encroach at 4’-6” into the rear setback.
4. Sec. 38.410.040. The pedestrian trails that connect east-west must have a 30 foot access easement
throughout the entirety of the trail. Setbacks to this easement must not be less than 5 feet.
Response: A 30-foot trail easement and document has been provided for the pedestrian
connection running east-west.
5. Sec. 38.410.100.A.2.d. Due to being in the watercourse setback, the proposed trail must be
permeable pavers. The existing east-west trail on Lot 2A must be improved with permeable
pavers.
Response: Discussion with the Parks department indicated that the 6’ Class II gravel trail would
be sufficient, and less intrusive to the wetland setback that permeable pavers.
6. The subject property contains three different block frontages: Landscaped, Trail/Park, and Special
Residential. The order of precedence for these is as follows:
a. Sec. 38.510.030.C. Landscape Block Frontage. Fallon Street and Babcock Street must follow
this block frontage standard. Ensure that the common building along Fallon meets these
standards.
Response: Please see sheet A3 for façade transparency table. A1 has the correct block
frontage standards.
b. Sec. 38.510.030.I. Trail/Park Frontage. This frontage must comply with mixed block frontage
standards. Ensure the buildings meet façade transparency for residential provided in this
section.
Response: See sheet A3 for façade transparency table. See landscaping plan.
c. Sec. 38.510.030.J. Special Residential. Ensure that every building feature at least one of the
public/private space transitions described in this standard. The internal road needs to be
separated by raised deck, 10’ setback, or raised ground floor.
Response: There is a 10’ setback from the internal road.
7. Sec. 38.520.040.C.3 Ensure that the crosswalks that are crossing the on-site paved areas are
contrasting materials and/or patterns. There needs to be crosswalks anywhere the sidewalk
crosses onto the street/drive aisle.
Response: Stamped Concrete crosswalks are provided at all necessary.
8. Sec. 38.520.040.C.5. The sidewalk on the south side of Dragon Fly Street and May Fly Street
need to connect to the adjacent subdivision to the west.
Response: The sidewalks connect to the 5’ sidewalks in the adjacent subdivision.
9. Sec. 38.520.040.D. The pathways in front of a parking area are required to be 7 feet. Ensure that
the pathways are separated from the structures by at least 3 feet of landscaping.
Response: The pathway in front of the parking area is now 7 feet. See the landscaping plan for the
3’ landscaping from the structures.
10. Sec. 38.520.050.D. Ensure that the landscaping meets internal roadway design standards and that
they include street trees.
Response: Street trees have been added to meet landscaping standards. See landscaping plan.
11. Sec. 38.540.050. 284 parking spaces are provided when 288 spaces are required. There are some
allowable reductions to parking requirements for residential uses.
Response: With the updated site plan 276 spaces are required, there are 280 proposed.
a. Parking is not permitted in required front or side setbacks.
Response: There is no parking in front and rear setbacks.
b. The number of bicycle parking spaces must be at least ten percent of the number of car
parking.
Response: The number of bicycle parking is 28. There are 56 bicycles provided.
Engineering Division, Anna Russell, arussell@bozeman.net, 406-582-2281
1. See attached memo
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235
1. Need to identify location of refuse enclosures.
Response: See site plan for location of the refuse enclosures.
2. Need details plan for refuse enclosure.
Response: See site plan details for detailed refuse enclosure.
3. Refuse enclosure will need to be covered.
Response: See site detail sheet for detail drawing of refuse enclosure.
Parks and Recreation; Addi Jadin, ajadin@bozeman.net, 406-582-2908
1. BMC Section 38.420.020.A.1. This subdivision has not already provided parkland for the subject
parcel in the R-O zoning district. The parkland and cash-in-lieu of parkland (CILP) requirement
for the estimated net area of 6.57 acres and 144 residential units is 1.58 acres of land and
equivalent CILP value for 0.79 acres. Parkland requirement is based on net lot size as defined in
Sec. 38.700.130. - N definitions and does not include street rights-of-way, common open spaces,
park easements or dedications, etc.).
2. BMC Section 38.420.030. The parkland proposal must address the CILP criteria of Resolution
4784 with the Site Plan application. Current appraisal value for Cash-in-lieu is $1.60 per square
foot but will be determined at the time of Site Plan completeness. New appraisal value is
expected in March 2020. CILP amount must be printed on the final Site Plan. Applicants may
contact the Park Planner prior to formal application with proposed number of units and net lot
area to get an estimated CILP amount.
3. All cash-in-lieu requests are reviewed by the Recreation and Parks Advisory Board Subdivision
Review Committee. A meeting will be scheduled upon submittal of a formal application to
planning. Applicants may contact the park planner for a preliminary discussion with the
committee if it is desired.
4. BMC Section 38.420.020.G. Parks supports the creation of a linear park easement along Baxter
Creek; however, per BMC 38.420.070.A.1.a., where the trail is within required watercourse
setbacks, the pathway corridor cannot count toward the parkland dedication requirements. Parks
and other departments would like to discuss with the applicants the exemptions from watercourse
setback requirements in 38.410.100.A.2.e. to allow the trail to run to the east of Baxter Creek
north of the bridge crossing to align with the existing trail across W. Babcock. Please contact the
Park and Planning Department review staff to schedule a meeting.
5. BMC Section 38.420.110. – The trail is determined to be a recreation pathway.
6. The following additional conditions of approval are suggested:
a. Crosswalk and pedestrian ramps where trail crosses West Babcock Street.
7. Submit a sign plan in accordance with the PROST Plan Appendix G. To meet the requirements of
BMC 38.420.080.B. it is suggested that the signs demarcate the “Trail Easement Boundary”
within the private lot.