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HomeMy WebLinkAbout001.2 Project Narrative and CONR ResponseProject Narrative for Site Plan Review 1 of 8 Project Narrative for Site Plan Review North Third Apartments Project Overview: The proposed project, North Third Apartments, will provide approximately 216 affordable housing units to the City of Bozeman. These units will be a mix of one-, two-, three- and four-bedroom units and held at 60% AMI affordable levels. The community will include seven residential buildings and a clubhouse with leasing, lounge, gym, laundry, and barbeque area. Site amenities include a picnic area, dog park, playground and bike parking. The project will be constructed in one phase with the goal of starting construction in Spring 2023. Project Goals and Design Intent The design intent of the site plan is to provide vehicular and pedestrian connections to the existing neighborhood. The building facades fit with local design aesthetic and include a mix of materials. Exterior unit balconies are not included, promoting cleaner, more elegant exterior elevations. The plans attempt to provide appropriate transitions to neighboring properties and streets. Four story buildings fit with code and enable delivery of much needed missing-middle housing units. Multi- modal pedestrian and bike pathway will connect Aspen Street east to west. An additional pedestrian connection from east to west and one more north to south invite access from the neighborhood to North Grand Park. The private roadway connecting W Cottonwood St and N 4th Ave follows the City block grid and frontage plan. At the perimeter of the site, the goal was to provide the required landscaped mixed frontage along N 3rd Ave and park-trail(sidewalk) frontage facing Westlake Park. Broadly, we seek to visually compliment the character of the immediate neighborhood and the greater City of Bozeman. Interior to the site, the project intends to balance open space, create connections for residents and neighbors, while providing interior-facing parking. Open space is designed to provide multiple amenity spaces throughout the site. North 3rd will be improved to meet current street section code and water, sewer mains will be extended, and drainage infrastructure will be provided to collect public stormwater runoff in North 3rd along the project’s frontage. Multiple options for snow storage are planned in parking areas and unused turf areas. Fire lane width and turning radius are per Fire Marshall requirements. Dumpsters will be screened with enclosures as required in the zoning ordinance, section 38.520.070.C. Existing public stormwater infrastructure at the north terminus of North Fourth Avenue will be rerouted around a proposed building, and a new public easement will be provided. A 12’ minimum width paved vacuum truck access is provided along the new alignment of the stormwater conveyance system. Additionally, a gravel maintenance lot is provided on Westlake park property. Additional information regarding the existing and proposed utilities is shown below: Available Utilities  Domestic Water/Irrigation/Fire Service o The project will provide a looped watermain through the site to provide domestic and fire sprinkler supply to each building as well as irrigation service for the site. This watermain will connect to existing 6-inch water main at three locations: Ivan Drive Project Narrative for Site Plan Review 2 of 8 and North 3rd Ave on the north side, and through North 4th Ave into West Peach Street. The existing watermains in the vicinity are shown below. o o  Sanitary sewer o A new sewer main will be extend through the proposed development and connect to the existing manhole and 8-inch sewer at the southern end of Ivan Drive. o o A new sanitary sewer main in North 3rd is also proposed and will be connected to each of our (3) eastern buildings.  Storm drainage o The project proposes to reroute existing public storm drainage at the north end of North 4th Ave around a proposed building. The project will convey large storm event Project Narrative for Site Plan Review 3 of 8 overflows to this system and will provide required retention onsite through an underground infiltration facility at the north end of the site. o  Dry utilities o Power, natural gas and telecommunications are all available in North 3rd Ave and will be routed underground as needed throughout the project to service the proposed buildings. Surrounding Uses The project is surrounded to the east and north by single family attached and detached residences. Immediately to the west lies Westlake Park, and to the south are two multifamily residential developments. Responses to Concept Site Plan Review Comments: The following provides the initial comment provided by the city with responses from Hooker DeJong (HDJ) or Kimley-Horn (KH) in red following the initial comment. Comments are organized by document types and plan sheets 1. CONR – 001 Project Narrative: a. Comment from Adam Oliver with Storm Department: The grades and other utilities in this area will be difficult for rerouting stormwater. See the following plans: https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?docid=184579&&dbid=0 and https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?docid=57836&&dbid=0 Also, access by a large vac truck is required along the easement for routine maintenance. KH RESPONSE: The proposed alignment for rerouting the existing storm main has been coordinated with the Engineering department and is reflected in these updated plans. b. Comment from Suzanne Ryan with Engineering Department: A Stormwater Drainage Plan is required for all new developments. The following criteria shall be used in the design of all Drainage Plans: Project Narrative for Site Plan Review 4 of 8 i. The stormwater drainage plan shall be designed to limit stormwater runoff from the development site to the pre-development runoff rates. The predeveloped rate calculations shall be included as part of the required facility design calculations. Adequate on-site stormwater detention shall be provided for design storm runoff exceeding the pre-development rate. KH RESPONSE: A stormwater drainage plan and report are included in this submission. An on-site stormwater retention system is provided and detailed, including supporting calculations for runoff and conveyance. ii. The stormwater storage and treatment facilities shall be designed to remove solids, silt, oils, grease, and other pollutants. Where required, oil/water separators shall be provided in the facility design. Any overflow that is discharged must meet the above requirements for quantity and quality. KH RESPONSE: The proposed detention/retention facility has been sized to infiltrate runoff completely. No offsite flows are anticipated and only an emergency overflow connection is provided for storm events exceeding the 100-yr, 24-hour storm. c. Comment from Suzanne Ryan with Engineering Department: From the narrative and plans it is unclear what improvements will be constructed on 3rd. 3rd will need to be brought up to City Standards with curb and gutter along both sides and sidewalk along the side adjacent to this project. KH RESPONSE: Through coordination with the Engineering Department proposed full street width and utility improvements have been shown in these updated plans. d. Comment from Suzanne Ryan with Engineering Department: Coordinate the available fire flow within the vicinity of the project with Suzanne Ryan at sryan@bozeman.net for this information. KH RESPONSE: A water report has been prepared and is included with this submission including available fire flow conditions and proposed calculations. e. Comment from Suzanne Ryan with Engineering Department: The applicant will need to submit water and sewer design reports stamped and certified by a professional engineer licensed in the State of Montana with Site Plan. KH RESPONSE: Both water and sewer design reports are signed and included with this submission. 2. CONR – 003 Concept Site & Landscape Plan (sheet C1.0): a. Comment from Russell Ward with Solid Waste Department: Need to identify locations for refuse enclosures. Need a detailed plan for refuse enclosures. Refuse enclosures will need to be covered. HDJ RESPONSE: See updated site plan sheet C1.0 and Landscape plans for location of the refuse enclosures. See Architectural Site Detail sheet A6.1. for details of the covered dumpster enclosure. Project Narrative for Site Plan Review 5 of 8 b. Comment from Ben Abbey with Building Department: City of Bozeman and the State of Montana are adopting the new ICC 2021 Building Codes Spring of 2022. State adopted June 10th. City adoption August 1st, 2022. HDJ RESPONSE: Noted c. Comment from Alex Nordquest with Forestry Department: Boulevard trees would be required as Street Frontage Landscaping. 1 tree every 50' provided there are no conflicts with above/below ground utilities. KH RESPONSE: Street trees have been included in the proposed landscape plan to satisfy this requirement. d. Comment from Alex Nordquest with Forestry Department: Density of proposed tree plantings may inhibit sight lines for pedestrians and vehicles at crosswalks. Recommend fewer trees at each ped access and/or species that have ideal form/growth habit to minimize this concern. KH RESPONSE: low height plantings have been proposed in areas demanding increased visibility and are specified on the proposed landscape plan. e. Comment from Alex Nordquest with Forestry Department: Recommendation: Dog Park, Playground and other amenities have no proposed trees for shade. Please consider distributing some of the proposed parking lot trees to these areas to maximize environmental benefit. KH RESPONSE: An updated landscaping plan is included in this submission addressing shade coverage near amenity areas. f. Comment from Suzanne Ryan with Engineering Department: Spacing standards for drive access. Drive access must line up with the street to the East or be spaced at least 40 feet apart. KH RESPONSE: Lance Leigh in the Engineering Department confirmed that the driveway spacing originally proposed was sufficient and that same spacing is reflected in this submission. g. Comment from Mathew Lee with Parks Department: Department Staff suggests that applicants explore alternatives to a retaining wall at the base of BMX to resolve the embankment encroachment. Please explore whether providing additional parkland in that area, regrading the hill, or an easement would resolve the issue to avoid the costs of a retaining wall that could instead be put toward public benefits. KH RESPONSE: While we await off-site survey for the BMX park to confirm adjacent slopes are satisfactory every effort has been made on the private parcel to match existing elevations without the use of walls. Should the BMX park parcel have slopes exceeding safe levels, remediation of the condition will be proposed. Project Narrative for Site Plan Review 6 of 8 h. Comment from Mathew Lee with Parks Department: BMC 38.420.070 - A Linear Park is strongly recommended at the northern end of the site in line with Aspen Street connecting directly into Westlake Park to ensure direct bike/ped access into the park. Parking would be reconfigured to run along Ivan Ave as well. A raised crossing may be needed at Ivan Ave for this corridor. HDJ RESPONSE: A bike and pedestrian path has been provided at the north end of the site. i. Comment from Mathew Lee with Parks Department: Access for the community gardens and BMX areas may be achieved via a public access easement over the proposed driveways. Gated vehicular access into the park is recommended and a small parking lot is needed to mitigate the loss of frontage and on-street parking. Community gardens would need to be relocated to accommodate the new drive and parking area. Additionally, improvements to consider include a shared use pathway along Aspen Street corridor within Centennial Park and Westlake Park. HDJ RESPONSE: An access point with maintenance pad is provided at the community garden at Westlake Park j. Comment from Lynn Hyde with Planning Department: All buildings must feature pedestrian connections to a sidewalk. It is difficult to tell if the southwest building has a safe pedestrian connection to a sidewalk. Refer to 38.520.040.B. HDJ RESPONSE: The site plan provides connection to building #8 (Building Type C) from amenity space via a sidewalk, curb ramp, and cross walk north of the parking area. The parking provided for the building is east of the drive lane and/or adjacent to the drive connection to Cottonwood going east south. k. Comment from Lynn Hyde with Planning Department: Where a pathway is adjacent to perpendicular or angled parking, an extra two feet of walkway width must be provided to mitigate for parked vehicles overhanging the walkway. Refer to 38.520.040.D.2 HDJ RESPONSE: Noted. Sidewalks perpendicular to angled parking have been updated to be 7’-0” in width l. Comment from Lynn Hyde with Planning Department: For any building that has residential on the ground floor alongside a sidewalk or internal pathway, the building must provide at least one transition element in order to ensure privacy and security for residents and an attractive and safe pathway that complements the qualities of adjoining residents. The three options are listed in 38.510.030.J. Note this are intended to be used in tandem with the other block frontage requirements, not in place. For example, if the residential units are adjacent to the park, they need to meet both the park requirements as well as the special residential block frontage standards. HDJ RESPONSE: Acknowledged. The design shown in site plans and landscape plans show that option 2 is being followed. A 10-foot setback from sidewalk with a landscaped area, meeting the provisions of division 38.550 has been provided. Project Narrative for Site Plan Review 7 of 8 m. Comment from Lynn Hyde with Planning Department: It was suggested the applicant may desire to remove the ground floor parking and place residential units there if the parking reductions allow the removal of those parking spaces. Note if residential units are placed there, they need pedestrian access to each building and may also require special residential block frontage standards along those residential units if sidewalks are placed alongside the building. HDJ RESPONSE: Garages are no longer part of the development and building plans. See updated floor plans on sheets A1.1, A1.2, and A1.3. Option 2 listed in 38.510.030.J is being provided at block frontage of the parking side of buildings. n. Comment from Lynn Hyde with Planning Department: All buildings facing N 3rd Ave will need to meet the landscape block frontage requirements found in 38.510.030.C. On future elevations, ensure the facade transparency calculations are included on the elevations. For residential uses, at least 15% of the entire facade (all vertical surfaces generally facing the street) must be transparent. Windows must be provided on all habitable floors of the facade. Please provide calculations on each facade that requires transparency. HDJ RESPONSE: Acknowledged. Option 2 listed in 38.510.030.J is being provided at block frontage. See Exterior Elevation sheets for the facade transparency calculations. o. Comment from Lynn Hyde with Planning Department: Where a property fronts onto a park or a public trail, such frontages must comply with the mixed block frontages. Refer to 38.510.030.I for trail/park frontage standards. HDJ RESPONSE: Acknowledged. Option 2 listed in 38.510.030.J is being provided at block frontage. See Exterior Elevation sheets for the facade transparency calculations. 3. CONR – 004 Conceptual Utility Plan (sheet C2.0): a. Comment from Matt Tilstra with NWEnergy Department: Please turn in application on NWE website to work with construction engineer on utility layout. All primary (high voltage) electric must be placed in a utility easement. If meters are to be screened, there needs to be a 4ft clear zone in front of them. KH RESPONSE: An application has been submitted to NWEnergy but no direction for connection, routing, alignments has been provided to date. b. Comment from Suzanne Ryan with Engineering Department: Coordinate with the engineering department for layout of utilities in this area (North area of site adjacent to Clubhouse). KH RESPONSE: Utilities have been coordinated in this area with the Engineering Department. Project Narrative for Site Plan Review 8 of 8 c. Comment from Suzanne Ryan with Engineering Department: BMC 38.270.030 The applicant will need to submit the proposed storm water upgrades through infrastructure review. The improvements must be certified by a registered civil engineer in the State of Montana. KH RESPONSE: We have coordinated the proposed storm water upgrades with Karl Johnson in the Engineering Department. A drainage report has also been included in this submission and once feedback is received infrastructure review will be applied for. d. Comment from Suzanne Ryan with Engineering Department: BMC 38.410.060 The current stormwater easement will need to be released and a new stormwater easement must be provided. KH RESPONSE: Once agreed upon and when appropriate the proposed stormwater easement shown in this submission will be recorded. 4. CONR – 005 Site Circulation and Zoning Review (sheet A1): a. Comment from Lynn Hyde with Planning Department: All street rights-of-way contiguous to or within the proposed development must provide one large canopy tree for each 50' of total street frontage, rounded to the nearest whole number. The species will require review and approval from the City Forester. Refer to 38.550.050.E. KH RESPONSE: Street trees have been included in the proposed landscape plan in this submission. b. Comment from Lynn Hyde with Planning Department: All landscape plans must include, for each setback with a residential adjacency, at least one canopy or non- canopy tree for each 50 lineal feet of the adjacent area. Refer to 38.550.050.J KH RESPONSE: Please see the included proposed landscape plan for details and information for site trees. 5. CONR – 006 Preliminary Exterior Design Concept (sheet A2): a. Comment from Lynn Hyde with Planning Department: Was a pedestrian connection/pathway provided for the building entrances shown on the 'garage' side of the facade? HDJ RESPONSE: Garages are no longer part of the development and building plans. See updated floor plans on sheets A1.1, A1.2, and A1.3 b. Comment from Lynn Hyde with Planning Department: Primary building entrances must be clearly defined and scaled proportionally to the building. Refer to 38.530.050.E. These entrances are not clearly defined a scaled proportionally at this time. HDJ RESPONSE: Acknowledged. The Street side of the building has private patio entrances. The exterior design has been updated to provide small canopies that have been scaled up larger to coordinate with overall building layout. Project Narrative for Site Plan Review 9 of 8 c. Comment from Lynn Hyde with Planning Department: Metal siding must be a minimum 24 gauge thickness. Re-purposed metal siding is exempt from this standard provided its material integrity is intact. Refer to 38.530.060.C.2. HDJ RESPONSE: Noted. See Exterior finish selections noted on sheet A4.1