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HomeMy WebLinkAboutB - NWX PH 2 Project NarrativeORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO NORTHWESTCROSSING PHASE 2BOZEMAN, MT 2020316 | October 14, 2022 VICINITY MAP NARRATIVE / BIG IDEA ILLUSTRATIVE SITE PLAN PRODUCT ALLOCATION PHASING PLAN OPEN SPACE ANALYSIS PEDESTRIAN CIRCULATION VEHICULAR CIRCULATION PARKING ANALYSIS MAILBOX PLAN INSPIRATIONAL IMAGERY PRODUCT TYPOLOGIES SMALL LOT SFD ALLEY LOADED SFD 5-PACK AUTOCOURT CLUSTER ALLEY LOADED DUPLEX TOWNHOMES 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 3NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 NTS VICINITY MAP PROJECT SITE E BAXTER LN W OAK ST LOVE LNN 19TH AVES COTTONWOOD RDROSA WAYDAYSPRING AVEUS HIGHWAY 191 R O U T E 9 0 1 MILE RADIU S 2 MILE RADIUS TOUCHSTONE DR HARVEST PKWY ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 4NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 NARRATIVE / BIG IDEA 0 50 100 200 vcvv BAXTER LANE HARVEST PARKWAY COTTONWOOD ROADTOUCHSTONE DR DAYSPRING AVEWILDWOOD LANE DAYSPRING AVE ROSA WAYTWIN LAKES AVE BRIARWOOD LANE Auto-Court Cluster SPORTS PARK HOMESTEADCREEKTownhome Duplex DuplexAlley Load SFD Alley Load SFD Alley Load SFD Duplex Duplex Small Lot Detached Small Lot Detached Small Lot Detached Small Lot DetachedSmall Lot Detached The 42-acre Phase 2 site of the Northwest Crossing Master Plan is bound by Baxter Lane to the North, Harvest parkway to the south, Homestead Creek to the west, and Cottonwood Road to the East. The site itself is currently vacant of all buildings and the terrain gently slopes from southeast to northwest. The North/South collector road, Rosa Way, will continue through the site and connect Harvest parkway to Baxter Lane. Touchstone drive will also continue through the site from the west, connecting to Cottonwood Road. Situated at the corner of Rosa Way and Touchstone Drive is a proposed future Community Park which abuts the existing Homestead Creek and future wetland trails. East of the site is a proposed Sports Park, part of which has been constructed with current access from Baxter Lane. The project site is currently zoned Residential Emphasis Mixed-Use (REMU). In an effort to comply with the REMU zoning as well as the Bozeman Unified Development Code the following key design features are proposed: Framework: The proposed Master Plan Framework aims to break the site down into smaller residential neighborhoods with short block lengths, a mix of residential products, varied street scene with front door character, and an interconnected system of parks, trails, and open space. Mix of Residential Products: In response to the Bozeman Long-range planning and growth policy, the proposed Master Plan provides a mix of uses that include a range of building types, scales, densities, and configurations. The product types contain smaller lot sizes than traditional single family lots and provides the “missing middle” housing stock including conventional 2-Story single-family detached homes with full length driveways, Alley Loaded Single-Family detached and Duplex homes, Single Family Auto-Court Clusters, and 3-Story Townhomes. This higher density attainable housing responds to the demand of +/-12,700 new residences within the City of Bozeman by the year 2045. Front Door Character: The proposed Master Plan organizes the homes to maximize front door character onto residential streets, open space elements, linear parks and trails. Only the conventional SFD products have full length driveways which are loaded directly onto the internal residential roads. All other products have garages which are accessed off of an alley or access alley. Pedestrian Circulation: The goal of the master plan is to emphasize pedestrian circulation and provide a safe, comfortable walking environment for residents. An interconnected system of linear greenbelts forms a looping pedestrian circulation system with convenient access to each of the neighborhoods. This also links key community features such as the Community Park and wetland trails on the west, and the Sports Park on the east. A 30’-wide north/south linear green belt helps break the block length and provides additional pedestrian access opportunities. Vehicular Circulation: The proposed vehicular circulation system consists of grid-like road alignments which complement the existing road fabric that tie into adjacent collector and arterial roadways. This provides convenient pedestrian and vehicular access to each residential neighborhood as well as the adjacent Sports Park, Community Park, and wetland trails. Parks, Trails and Open Space: The proposed looping green belts act as a pedestrian highway which offers safe and convenient access to the adjacent Community Park, Wetland Trails, and Sports Park. A north/south recreational pathway connects the residential neighborhoods to the central park as well as breaks down the block lengths. Along Harvest Parkway there is also a proposed expanded green belt that ties into larger open spaces which can be programmed with tot lots, exercise equipment, seating and shade structures, and passive open space amenities. Water Quality Management: Open Space elements have been purposefully situated at key areas in the master plan to provide not only residential amenities, but the necessary on-site water quality management. Rather than one large basin, these areas have been broken down into several smaller basins which compliment the Master plan and open space framework. Waiver Requests: No Waivers are being requested Variances: No variances are being requested Auto-Court Cluster Auto-Court Cluster Small Lot Detached Small Lot Detached ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 5NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 ILLUSTRATIVE SITE PLAN 0 50 100 200 HARVEST PKWY ROSA WAYTWIN LAKES AVE BAXTER LANE COTTONWOOD ROADDAYSPRING AVETOUCHSTONE DR WILDWOOD LANE DAYSPRING AVE BRIARWOOD LANE Notes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information. 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. Linear Pedestrian PathLinear Pedestrian Path Central Open Space AmenityCentral Open Space Amenity Reserved for Water Quality TreatmentReserved for Water Quality Treatment 20’ Expanded ROW/ Linear Park along 20’ Expanded ROW/ Linear Park along Harvest ParkwayHarvest Parkway Twin Lakes Avenue connects to Baxter Ln.Twin Lakes Avenue connects to Baxter Ln. as a Residential Streetas a Residential Street Touchstone Drive continues through to Touchstone Drive continues through to Cottonwood RoadCottonwood Road Rosa Way to continue through as Collector StreetRosa Way to continue through as Collector Street 10’ Public Utility Easement10’ Public Utility Easement Front Door Character on Baxter LaneFront Door Character on Baxter Lane Front door character on streetsFront door character on streets Alley with 20’ right of wayAlley with 20’ right of way ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 6NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 50 100 200 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 PRODUCT ALLOCATION Product Type Stories BD | BA Sellable Area/Home (SQFT)Homes Total Sellable Area (SQFT) Small Lot Detached 82 181,070 Plan 1 2- Story 3 BD | 2.5 BA 2,054 39 80,106 Plan 2 2- Story 4 BD | 3 BA 2,348 43 100,964 Auto-Court Cluster 58 119,531 Plan 1 2- Story 3 BD | 2.5 BA 1,955 12 23,460 Plan 2 2- Story 4 BD | 3 BA 1,989 23 45,747 Plan 3 2- Story 4 BD | 3 BA 2,188 23 50,324 Alley Load SFD 45 91,275 Plan 1 2- Story 3 BD | 2.5 BA 1,879 17 31,943 Plan 2 2- Story 4 BD | 3 BA 1,976 15 29,640 Plan 3 2- Story 4 BD | 2.5 BA 2,284 13 29,692 Duplex 76 133,646 Plan 1 2- Story 3 BD | 2.5 BA 1,690 38 64,220 Plan 2 2- Story 3 BD | 2.5 BA 1,827 38 69,426 Townhome 97 161,124 Plan 1 3- Story 3 BD | 2.5 BA 1,646 63 103,698 Plan 2 3- Story 3 BD | 3.5 BA 1,689 34 57,426 Total 358 686,646 ROSA WAYTWIN LAKES AVE BAXTER LANE COTTONWOOD ROADHARVEST PKWY TOUCHSTONE DR WILDWOOD LANE DAYSPRING AVE DAYSPRING AVEBRIARWOOD LANE Notes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information. 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. F F F F F F F ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 7NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 50 100 200 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 PHASING PLAN LEGEND PHASE NUMBER 1 1 # 4 2 3 Phasing Plan: The proposed Master Plan is divided into 4 phases which take into consideration grading, drainage, infrastructure improvements, product segmentation and open space provisions. This also considers the timing of Baxter Lane and Cottonwood Road build out and future infrastructure improvements. Phase 1 takes access off of Harvest Parkway at Dayspring Avenue and will tie into Cottonwood Road upon completion. This phase includes the expanded parkland along Harvest Parkway as well as a portion of the single family detached homes, a portion of the duplex homes as well as a portion of the alley loaded single family detached homes. A temporary turnaround will be provided along Baxter Lane which will be expanded during Phase 2. Phase 2 will continue access of Twin Lakes Avenue through the site and terminate at Dayspring Avenue. This will form a looping road system connecting all of the products and infrastructure. This Phase also includes the central park and linear transportation corridor. Products in this phase include a portion of single family detached homes, the 5-pack auto court product as well as alley loaded duplex homes. Phase 3 expands the development to the north and ties into Baxter Road. The northern portion of Rosa Way will be completed up to Touchstone Drive. Touchstone drive will be completed and connect all the way through the site. This Phase includes additional Single family detached homes, alley loaded duplex homes, the remaining 5-pack auto court homes, and the multi-family townhomes. Phase 4 completes the master plan and extends Rosa Way southward to Harvest Parkway. This also includes the completion of Wildwood Lane as well as Baxter Lane. This Phase includes the remaining single family detached homes and alley loaded Single family detached homes. PHASING PLANROSA WAYTWIN LAKES AVE BAXTER LANE COTTONWOOD ROADHARVEST PKWY DAYSPRING AVETOUCHSTONE DR WILDWOOD LANE BRIARWOOD LANE DAYSPRING AVE Notes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information. 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 8NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 50 100 200 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 OPEN SPACE ANALYSISROSA WAYTWIN LAKES AVE BAXTER LANE COTTONWOOD ROADHARVEST PKWY TOUCHSTONE DR WILDWOOD LANE DAYSPRING AVE DAYSPRING AVEBRIARWOOD LANE Notes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information. 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. 0.18 AC0.18 AC 0.11 AC0.11 AC 0.27 AC0.27 AC0.09 AC0.09 AC 0.09 AC0.09 AC 0.08 AC0.08 AC 0.10 AC0.10 AC 0.84 AC0.84 AC 0.10 AC0.10 AC 0.10 AC0.10 AC 0.29 AC0.29 AC 0.07 AC0.07 AC 0.42 AC0.42 AC 0.38 AC0.38 AC 0.61 AC0.61 AC 0.08 AC0.08 AC0.08 AC0.08 AC 0.18 AC0.18 AC 0.12 AC0.12 AC 0.32 AC0.32 AC 0.81 AC0.81 AC LEGEND OPEN SPACE USES AREA COMMON OPEN SPACE 2.03 AC PARK DEDICATION 1.97 AC WATER QUALITY MANAGEMENT 1.32 AC TOTAL 5.32 AC In order to align with the goals of the design features for the site, the open space network throughout the Northwest Crossing Master Plan is all about connectivity and pedestrian circulation. With the framework aiming to breakdown the site into smaller residential neighborhoods, the objective is to provide each of the neighborhoods with adequate open space, drainage, snow removal and connectivity to adjacent trails and parks. A 25’ park dedication buffer has been provided between the project site and Harvest Parkway to the south. This open space element ties back into the central loop road in the site and provides multiple access points into the residential neighborhoods. A trail loops around the project and provides safe and convenient access to adjacent Community Parks, Wetland Trails, and Sports Parks. There is an additional 30’ wide recreational pathway that runs north-south through the site and ties into the pedestrian circulation system. Not only does this provide convenient access to each of the neighborhoods, but it also acts to break up the internal block lengths. As such, it is not counted towards the parkland dedication or water quality management. As the site gently slopes from the southeast to the northwest corner of the site, water quality management basins have been strategically located throughout the site to help with drainage. Although not counted towards parkland dedication, these basins are located at key arrival nodes which tie into the open space fabric of the site. Overall the open space framework contains a total of 5.32 acres of interconnected trails, parks and open space. This consists of 2.03 acres of common open space, 1.97 acres of parkland dedication, and 1.332 acres of water quality management. ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 9NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 50 100 200 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 PEDESTRIAN CIRCULATION & TRAILSROSA WAYTWIN LAKES AVE BAXTER LANE COTTONWOOD ROADHARVEST PKWY DAYSPRING AVETOUCHSTONE DR WILDWOOD LANE DAYSPRING AVE BRIARWOOD LANE Notes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information. 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. LEGEND PEDESTRIAN NETWORK OPEN SPACE TRAIL SYSTEM PEDESTRIAN PATHWAY COMMUNITY PARKS Water Quality basins located throughout the Water Quality basins located throughout the project siteproject site Central Open Space AmenityCentral Open Space Amenity Pedestrian connection Pedestrian connection to sports parkto sports park Open space trail system connects throughout Open space trail system connects throughout the site and ties back into the Sports Parkthe site and ties back into the Sports Park Large community park with connections to Large community park with connections to Homestead Creek and ties back to the Sports Homestead Creek and ties back to the Sports Park with the trail systemPark with the trail system Sidewalks along all road public ROW’s Sidewalks along all road public ROW’s connect neighborhoods to parks, trails, and connect neighborhoods to parks, trails, and open space amenitiesopen space amenities Recreational Pathway Recreational Pathway connecting looping trail to the connecting looping trail to the central community parkcentral community park SPORTS PARK ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 10NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 50 100 200 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 VEHICULAR CIRCULATION TOUCHSTONE DR WILDWOOD LANE DAYSPRING AVE BRIARWOOD LANE TWIN LAKES AVE BAXTER LANE HARVEST PKWY DAYSPRING AVEROSA WAYCOTTONWOOD ROADNotes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information. 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. LEGEND PRINCIPAL ARTERIAL MINOR ARTERIAL LOCAL STREET ALLEYS ACCESS ALLEYS The proposed vehicular circulation system consists of grid-like road alignments which complement the existing road fabric that tie into adjacent collector and arterial roadways. This provides convenient pedestrian and vehicular access to each residential neighborhood as well as the adjacent Sports Park, Community Park, and wetland trails. All road intersections have been design to conform with the City of Bozeman intersection spacing standards of not less than 150’ from an arterial roadway. The internal roads have been position to ensure alignment with adjacent roadways. There are 2 intersections in the northwest corner of the plan which are slightly off center by +/-7’. This is between the access alley and duplex alley. Note: Access alleys are only serve the 5-pack clusters and have very low traffic volumes. Internal roadways within the project site boundary consist of Residential streets, alleys, and access alleys. Access alleys will have a 30’ dedicated City easement There is also a 10’ PUE along all residential frontages. ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 11NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 0 50 100 200 PARKING ANALYSIS TOUCHSTONE DR WILDWOOD LANE DAYSPRING AVE BRIARWOOD LANE ROSA WAYTWIN LAKES AVE BAXTER LANE COTTONWOOD ROADHARVEST PKWY DAYSPRING AVENotes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information. 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. PARKING SUMMARY PARKING REQUIRED UNITS PARKING REQUIRED PARKING PROVIDED 1-Bed (1.5 Spaces/ Unit)0 0 2-Bed (2.0 Spaces/ Unit)0 0 3-Bed (3.0 Spaces/ Unit)241 723 3+ Bed (4.0 Spaces/ Unit)117 468 Total Required 358 1,191 PARKING PROVIDED GARAGE 716 DRIVE WAY 280 OFF-STREET 55 ON-STREET 358 SUB-TOTAL 1,191 1,409 PARKING RATIO 3.33 3.94 OMITTED 71 OVERALL TOTAL 358 1,191 1,480 OVERALL PARKING RATIO 3.33 4.13 Notes: Omitted Spaces are on-street parking spaces that are adjacent to dedicated open space and are not counted toward the residential parking provided All homes will have an enclosed 2 car garage (716 spaces). Conventional SFD, alley loaded SFD, Duplex, and Auto-Court Clusters homes will have a mix of full length driveway and short driveway aprons with 2 guest spaces (280 spaces). The remainder of the guest spaces will be in the form of on-street parallel parking (358 spaces) and off-street spaces (55 spaces). Parking which fronts onto open space is not counted toward the parking requirement, but it does account for an additional 71 parking spaces. A total of 1,409 parking spaces are provided (3.33 spaces per home). ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 12NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 50 100 200 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 MAILBOX PLANROSA WAYTWIN LAKES AVE BAXTER LANE COTTONWOOD ROADHARVEST PKWY DAYSPRING AVETOUCHSTONE DR WILDWOOD LANE DAYSPRING AVE BRIARWOOD LANE Notes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information. 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. LEGEND 12 - 16 units per mailbox ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 13NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 INSPIRATIONAL IMAGERY NTS 6 6 4 4 1 78 15 5 5 3 2 2 2 1 KEY MAP 2 3 4 5 6 7 8 ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 14NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 8 16 32 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 PRODUCT TYPOLOGY - SMALL LOT SFD PLAN 2 47’X65.5’ LOT (3,079 SF LOT) 5’ SIDEWALK 10’ P.U.E 9’ LANDSCAPING 20’APRON20’APRON10.5’TO PORCH14.5’TO PORCH10’TO BLDG10’TO BLDG5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD PLAN 1 47’X65.5’ LOT (3,079 SF LOT) 2-CAR GARAGE 2-CAR GARAGE ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 15NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 8 16 32 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 PRODUCT TYPOLOGY - ALLEY-LOADED SFD9’ LANDSCAPING5’ SIDEWALK5’ SIDEWALK10’ P.U.E.30’ WET UTILITY EASEMENT 20’ ROW 16’ DRIVE 13’ TO BLDG 13’ TO BLDG 11’ TO PORCH 11’ TO PORCH 11’ TO PORCH 11’ TO PORCH 11’ TO PORCH 11’ TO PORCH 13’ TO BLDG 13’ TO BLDG 11’ TO BLDG 5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD 30’ RECREATIONAL PATHWAY5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD5’x 25’6” SIDE YARD (128 SF) 5 ’x 25.6’ SIDE YARD (128 SF) 6’x 19’6” SIDE YARD (117 SF) 10’x 23’ SIDE YARD (230 SF) 10’x 19’6”’ SIDE YARD (195 SF) 6’x 23’ SIDE YARD (138 SF) 10’ APRON 20’ APRON PRIVATE COURTYARD 16’ x 19.5’ (357 SF) PRIVATE COURTYARD 16’ x 19’ (281 SF) PLAN 1 38’x88’ Lot (3,344 SF Lot) PLAN 1 38’x98’ Lot (3,724 SF Lot) PLAN 2 38’x88’ Lot 3,344 SF Lot) PLAN 2 38’x98’ Lot (3,724 SF Lot) PLAN 3 38’x88’ Lot 3,344 SF Lot PLAN 3 38’x98’ Lot (3,724 SF Lot) PRIVATE COURTYARD 16 x 18’2”’ (240 SF) PRIVATE COURTYARD 16 6” x 23’2”’ (359 SF) PRIVATE COURTYARD 15’ x 28’2”’ (390 SF) PRIVATE COURTYARD 15’ x 28’4””’ (390 SF) REAR YARD 13.4’ x 10’ (134 SF) REAR YARD 13.4’ x 20’ (268 SF) REAR YARD 13.4’ x 20’ (268 SF) REAR YARD 13.4’ x 10’’ (134 SF) REAR YARD 14.3’ x 10’ (143 SF) NOTE: Based on review of plans and site conditions by City Staff, it was “determined that the “private courtyard” and “rear yard” areas shown on the alley home open space proposal (NWX_Alleys_OS Exhibit_Alt1.pdf, dated 8/17/2022) are contiguous, as required by Sec 38.360.330.E, Minimum useable open space for alley-loaded lots. The two areas are connected and will allow usable space for residents. REAR YARD 14.3’ x 20’ (286 SF) 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 16NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 0 10 20 40 PRODUCT TYPOLOGY - 5 PACK CLUSTER 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE PLAN 1 50’X55.5’ LOT (2,775 SF LOT) PLAN 3 78.5’X41’ LOT (3,794 SF LOT) PLAN 3 78.5’X41’ LOT (3,794 SF LOT)10’TO BLDG10’TO BLDG10’TO BLDG11.5’TO BLDG10’TO BLDG30’ P.U.E. EASEMENT 13.5’ TO BLDG 12.5’ TO BLDG 13.5’ TO BLDG 8.5’ TO P.U.E. 7.5’ TO P.U.E. 8.5’ TO P.U.E. 5’ SIDE YARDS 5’ SIDE YARDS PLAN 2 66’X53.5’ LOT (3,531 SF LOT) PLAN 2 66’X53.5’ LOT (3,531 SF LOT) 5’ SIDEWALK 10’ P.U.E 10’ P.U.E 9’ LANDSCAPING 5’SIDE YARDS5’SIDE YARDS ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 17NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 8 16 32 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 PRODUCT TYPOLOGY - DUPLEX9’ LANDSCAPING5’ SIDEWALK10’ P.U.E.10’ TO PATIO 10’ TO PATIO 12.5’ TO P.U.E. 14’ TO BLDG. 30’ WET UTILITY EASEMENT 20’ ROW 16’ DRIVE 10’ APRON 20’ APRON 5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD 5’ SIDE YARD PLAN 1 31’X80’ LOT (2,480 SF LOT) PLAN 2 31’X80’ LOT (2,480 SF LOT) PRIVATE COURTYARD 15.5’ x 15”’ (233 SF) PRIVATE COURTYARD 15.5’ x 15”’ (233 SF) 2-CAR GARAGE 2-CAR GARAGE ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO 18NORTHWEST CROSSING - PHASE 2 BOZEMAN, MT 0 8 16 32 CONCEPTUAL SITE PLAN SUBMITTAL © 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2020316 | 10-14-22 PRODUCT TYPOLOGY - TOWNHOMES 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE 9’ LANDSCAPING 5’ SIDEWALK 10’ P.U.E.12’ TO PATIO8’ TO PARKING 3’ APRON19’ TO BLDG26’ PEDESTRIAN PATH