Loading...
HomeMy WebLinkAbout23227 SRX CLUBHOUSE NARRATIVE South Range Crossing Community Building - Site Plan Application July 2023 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 REMU Supplemental Information Appendices Appendix A - Vicinity Map Appendix B - Existing zoning Appendix C – Block Frontage Appendix D - Green Plan Appendix E – Subdivision Phasing Plan Appendix F – Traffic Impact Study Appendix G – Concurrent Construction Request Letter Appendix H - Preliminary Plat SRX Appendix I – Waiver of Right to Protest SID Appendix J – Geotech Report Appendix K – Storm Drainage Design Report Appendix L – Wastewater Design Report Appendix M – Water Design Report Appendix N – Snow Storage Design Report Appendix O – Parks Master Plan 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 Non-Residential Space $400 Per 1,000 SF 5,191 GSF $2,076.40 Total $4,745.40 1. Project Team Owner & Applicant: Providence Development Company, LLC Attn: Parker Lange 529 East Main Street Bozeman, MT 59715 Ph: 406-595-4560 Email: plange@providencedevco.com Representative: Intrinsik Architecture, Inc Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph: 406-582-8988 Email: tsteinway@intrinsikarchitecture.com Planning/Architecture: KTGY Attn: Casey Roberts 17911 Von Karman Avenue, Suite 200 Irvine, CA 92614 Ph: 949-268-8545 Email: croberts@ktgy.com Engineering: Morrison – Maierle Attn: Matt Ekstrom 2880 Technology Blvd W Bozeman, MT 59718 Ph: 406-922-6784 Email: mekstrom@m-m.net Landscape Architecture: Design 5 Attn: Troy Scherer 111 North Tracy Ave Bozeman, MT 59715 Ph: 406-587-4873 Email: troy@design5la.com 3. Site Plan Narrative A. General site information This site plan proposes the first vertical construction project within the South Range Crossing (SRX) community. The application is to construct the Community building that will function as a hub for the entire community. The project site is located at the southeast corner of the intersection of Brookdale Drive and Canter Avenue. This site aims to be one of the front doors of the community as you enter the site from both south 19th to the west and Graf to the north. This project site is zoned REMU (Residential Emphasis Mixed Use). South Range Crossing (Project or the Development) is a 38.4-acre undeveloped parcel located on the south side of Bozeman. The proposed project consists primarily of residential housing units (rental and for sale product) with accompanying parkland and commercial uses to support the residential neighborhood. The location provides a unique opportunity to provide Bozeman with an additional well- planned addition to the city. The subdivision will support the areas’ natural amenities to create a unique framework that fosters walkability and a sense of place with a variety of offered housing options and supporting commercial spaces. South Range Crossing is envisioned as an active community which will consists of a diverse set of residents with a range of income and demographics, that also enhances the surrounding amenities and will offer services to surrounding neighborhoods. 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 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. This Block 5 lot 1 development will be requesting concurrent construction as outlined in the Concurrent Construction plan submitted with the Preliminary Plat. This allows for several of the lots to begin constructed while the subdivision improvements are being constructed—tying occupancy of buildings to completion of the Block’s specific subdivision improvements and the South Range Crossing Improvements identified in the aforementioned phasing plan. Specific items identified in the phasing plan will be discussed later in this narrative. B. Site considerations 1. Setbacks & Utilities Setbacks The clubhouse building will front on both Brookdale Drive and Canter Avenue, although the primary entrance will be located off Brookdale. Both Streets have a 10 public utility easement along them so the building will be setback off that easement. Additionally, due to the residential adjacency the parking lot will be setback so that it can be property screened from those adjacent properties. This clubhouse will conform with the landscape block frontage standards. On-site Infrastructure New water will be constructed around the perimeter of the site on Canter Avenue and Brookdale Drive and connecting to existing mains within Canter Avenue and Brookdale Drive that border the site’s eastern and southern borders respectively. Stormwater for the clubhouse will be collected and directed to the open space lot directly adjacent to this site to the east. Franchise utilities will be run within utility easements along the perimeter of the site. 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”. These Common Subdivision Improvements generally include extending Canter Avenue from the south property boundary to Graf Street, extending Brookdale from the eastern property line to Canter Avenue, building Providence Drive from Brookdale to Alder Creek Drive and Extending Alder Creek Drive from Providence Drive to Canter Avenue. They also include installing storm drainage improvements for the installed Rows. A complete list of common subdivision improvements for phase 1 is below: • Construct Brookdale Drive from South 15th Avenue to the west Phase 1 Boundary including water, sewer, and drainage facilities. • Construct South 15th from its terminus to Graf Street including water, sewer, and drainage facilities. • Construct Canter Avenue from W Graf Street to the south Boundary including water, sewer, and drainage facilities. • Construct Providence Drive including water, sewer, and drainage facilities. • Construct Alder Creek Drive from Providence Drive to the phase 1 western boundary including water, sewer, and drainage facilities. • Dedicate all the park land. • Begin construction of Park Improvements as Improvements In Lieu of Parkland for phase 1. 2. Block Frontage The project site is framed by two (2) external streets, Canter Avenue to the west, Brookdale Drive to the north. The vison is to create an active streetscape along these exterior streets and as such the building has been located near the street corner. In addition, the proposal is to have significant glazing on both sides creating an engaging front of the clubhouse. The Block frontages for these two external streets are Mixed but the project aims to enact the Landscape Block Frontage. The proposed building will be placed at least 10’ setback from the edge of both street property lines. 3. Pedestrian Circulation This lot is framed by Canter Avenue and Brookdale Drive to the west and north, respectively. Each of these public streets has a sidewalk which will be utilized for some units as the primary access point to the clubhouse. An additional pathway to the pool area will come off Brookdale Drive and run in between the pool area and the proposed parking lot. Just off-site additional east/west and north/south pedestrian pathways are proposed furthering the overall connectivity of the community. The goal is to allow residents and guests to visit the clubhouse by various means of transportation with minimal street crossings. 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 This clubhouse building proposes to meet its parking requirements via a surface parking lot to the east of the proposed building. This parking lot has been designed to be screened on three sides so that its visual impacts are significantly reduced for the nearby residential uses. The general provision of the Parking code (38.540.010) define the floor area of a building as the gross square footage of a building minus things such as Window display areas; Storage areas; Areas used for incidental repair of equipment used or sold on the premises; Areas occupied by toilets and restrooms, kitchens or break rooms; Areas occupied by public utility facilities; Areas occupied by dressing rooms, fitting or alteration rooms incidental to the sale of clothing; Areas occupied by stairways and elevators; Corridors connecting rooms or suites of rooms; and Enclosed areas used for parking vehicles. The below tables outline the specific square footage that qualify, and the required parking based on the square footage. QUALIYING SQUARE FOOTAGE FOR PARKING CALCULATIONS Use SF Percent of Building Fitness 1,127.8 23% Lounge 788.9 16% Entry 423.1 9% Island Bar 332.9 7% Entry Porch 117.8 2% TOTAL QUALIFYING 2,790.5 57% IT Closet 60.5 1% Break Room 228.9 5% Document Storage 93.8 2% Janitor Closet 48.2 1% Bathrooms 295.2 6% Maintenance Area 633.6 13% Pool Equipment 204.9 4% Fire Riser 86.6 2% Leasing 385.9 8% Storage Closet 11.0 0% Chemical Storage 13.6 0% Exterior Storage 70.0 1% TOTAL NON-QUALIFYING 2,132.2 43% TOTAL 4,922.7 100% REQUIRED PARKING CALCULATIONS PROGRAM REMU Requirements SQUARE FOOTAGE Parking spaces COMMUNITY/RECREATION CENTER 1 space per 200 SF 2,790.5 14 TOTAL REQUIRED 14 TOTAL PROVIDED 17 6. Trash Enclosure Refuse containers and recycling containers will be located inside the clubhouse facility, in the maintenance facility area. The proposed Tubs will be placed outside the clubhouse facility for routine pickup. Trash receptacles will be maintained/put outside by the property management company. Please see Site Plan Sheet A0-32 for the exact location of the refuse tub. 7. Snow Storage Ample snow storage areas totaling approximately 1,035 SF are located on the southeast and east side of the parking lot areas. This square footage will allow for 4,587’ of cubic volume. This will also allow for the drive isles, parking spaces and pedestrian pathways to remain clear of snow. Please refer to snow storage report (Appendix N) and sheets C300 for the proposed snow storage locations. 8. Open Space This community clubhouse does not provide any residential units or commercial area and therefore the open space requirements are not applicable to this site plan application. This project aims to be a community hub or gathering space but given it is located on its own lot it does not count for private on- site open space. 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 the proposed parking areas. See C015 Construction Route Map 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 SRX Parks Master Plan is being developed in conjunction with the City of Bozeman and the property owner as necessary improvements for the Subdivision. The Major guiding principals of the plan are: • Promote pedestrian circulation and walkability by providing connections between residential neighborhoods and park / open space areas • Provide a variety of experiences and opportunities for recreation and play • Provide areas for passive and active recreation • Minimize hard or impervious surface • Allow the surrounding land uses, needs of existing users, and needs of proposed users to inform all park design and programming. The development of parkland amenities will be constructed by the developer to meet the Parks Master Plan goals. The current list of planned amenities includes, Dog park, Benches at intermittent intervals along trails, Game Lawn, Fitness Stations, Pedestrian Lighting, Shade Structure, Open lawn area in the central park, Multi-Purpose Sport Courts, Art Sculpture Features and Various trail connections. All Park, Common Open Space, and street boulevards adjacent to the parks will be constructed with the subdivision improvements and financed by the developer. This clubhouse building does not have any residential units and therefore is exempt from the parkland calculations and requirements. Furthermore, these requirements will be satisfied for the neighborhood with the common subdivision improvements. D. Building design 1. Community Building The South Range Crossing Clubhouse is a 5,191 square foot Accessory Building associated as a common area to gather and engage in recreational activities and amenities intended for the Residents at South Range Crossing. The clubhouse may be utilized for social meeting engagements and is also intended for use as a sales destination for the residents of the community. The clubhouse is single story with high vaulted ceilings at the entry foyer and fitness room. Clubhouse uses and activities include: the fitness center, entry foyer, lounge, three leasing areas, Island bar, break room, swimming pool, spa, pool deck, outdoor barbeque, accessible restrooms, storage, maintenance garage, and support spaces. The South Range Crossing Clubhouse is intended as a contemporary design with shed roofs; an L shaped floor plan layout and rustic materials that reflect the character of the surrounding community. The exterior materials include masonry veneer; high storefront windows; fiber cement siding; asphalt roof shingle; vinyl clad windows; and decorative wood beams. 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 the whole site. 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. The building entrance as well as the outdoor pool area will have exterior lighting. This lighting will help accent the building and enhance the overall exterior space. Street lighting will be provided in accordance with the City of Bozeman Design Standards and Specifications Policy and will be permitted under the subdivision application. Please refer to the following sheets for lighting locations, details, and photometric data. - E001 Legend & Schedule - E002 Specifications - E003 Lighting Cut Sheets - E004 Lighting Cut Sheets - E005 Lighting Cut Sheets - E200 Lighting Analysis - E300 Site Lighting Plan G. Traffic A Traffic Impact Study (TIS) conducted by Sanderson Stewart was review/deemed adequate separately with the subdivision submittal. This TIS is also included in this application for reference. A trip distribution is an estimate of site-generated trip routing, which can be determined by several methods such as computerized travel demand models, calculation of travel time for various available routes and/or simple inspection of existing traffic patterns within the project area. For this study, distribution percentages were calculated based on existing volumes collected for this study and the assumption that Fowler Lane would be extended between West Garfield Street and Stucky Road in the Future (2037) scenario. Figures 5 and 6 on pages 14 and 15, respectively, present the calculated trip distribution scheme for the SRX Subdivision. H. Water rights The City of Bozeman Engineering Department (Griffin Neilson) will be contacted to determine if and what cash-in-lieu of water rights are required for the site. I. Departures There are no departures included in this application. 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. The Clubhouse has been strategically placed on towards the street intersection to create an overall active and inviting streetscape. The goal of this project is to create a hub or gathering space for the neighborhood, so access via all methods of transportation is important. Pedestrian pathways surround the site on all sides. To the east of the building several north/south pathways have been added to increase the pedestrian movement across. Also, additional east/west connections have been added to all residents to get to this site from all sides. One major goal of this neighborhood is to provide adequate off street pathways to make the pedestrian experience more enjoyable. 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. This application is one of the public ways we will create open space for the neighborhood. It is understood that this clubhouse building wont count towards open space because it is on its own lot but it will be an amenity that will help achieve these REMU goals. 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. The building will comply with the standards of 38.520. This site plan doesn’t have any structured parking or building encroachments. 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.