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HomeMy WebLinkAbout19401 SupplementsCottonwood Subdivision Preliminary Plat Application Subdivision Map A subdivision map is provided in this section. Please see the preliminary plat in Section 4 of this application for additional information such as adjoining property owners. LP ALLIEDWASTE CITY ZONING PHNPHN PM TV TV PHNPHN PHN New Paving Line (curb and gutter)COTTONWOOD ROADHUFFINE LANE TOWN PUMP LOYA L D RI V E LOYAL GARDENS SUBDIVISION PHASE 2 W GARFIELD STREET PHASE 1COTTO N W O O D S U B D . PARK BLVD.STAFFORD AVENUERESORT DR.LOYAL GARDENS SUB PH 1A S16, T02 S, R05 E ZONING: R2 LOYAL GARDENS SUB PH 1A S16, T02 S, R05 E BLOCK 1, LOT 3 ZONING: B2 LOYAL GARDENS BLOCK 11 PUBLIC PARK ZONING: R1 LOYAL GARDENS SUB PH 1A S16, T02 S, R05 E BLOCK 1, LOT 2 LOT 1 BLK. 1 LOT 2BLK. 1 LOT 1BLK. 2 LOT 2BLK. 2 PUBLICPARKLOT 1BLK. 3 LOT 2BLK. 3 LOT 1BLK. 6 LOT 1BLK. 5 PUBLICPARK PUBLIC PARK OPEN SPACE OPEN SPACE PUBLIC PARK MINOR SUB 454C S15, T02S, R05E, LOT4A ZONING: COUNTY COS 2229, TRACT 1 S15, T02S, R05E ZONING: COUNTY MINOR SUB 313 NW4, S15, T02S, R05E, LOT L ZONING: COUNTY OPENSPACE 1 inch = 0 SCALE 200' 400'100' 200' EXHIBIT AMADISON ENGINEERING 895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718 PHONE (406) 586-0262 COTTONWOOD SUBDIVISION SUBDIVISION MAP BOZEMAN, MT Appendix F: Stormwater Drainage Exhibit – Pre-Development SD1.0 LP PHNPHN PHN BASIN 2 BASIN 1 MADISON ENGINEERING 895 TECHNOLOGY BLVD SUITE 203 BOZEMAN, MT 59718 (406) 586-0262 SHEETSD1.0 Pre-development Cottonwood Subd.COTTONWOOD SUBDIVISION BOZEMAN, MT STORM WATER DRAINAGE EXHIBITPRE-DEVELOPMENT DELINEATION SUMMARY TABLE 1 inch = 0 SCALE 200' 400100 200 Appendix G: Stormwater Drainage Exhibit – Post-Development SD1.1 LPLP PHNPHN PHN DA 4DA 1DA 2DA 3DA 7 DA 6 DA 5 DA 8 COTTONWOOD ROADALPHA DR. W. GARFIELD ST.STAFFORDRESORT DR.LOYA L D RI V E PARK BLVD. AV ENU E MADISON ENGINEERING 895 TECHNOLOGY BLVD SUITE 203 BOZEMAN, MT 59718 (406) 586-0262 SHEETSD1.1 Post-development Cottonwood Subd.COTTONWOOD SUBDIVISION BOZEMAN, MT STORM WATER DRAINAGE EXHIBITPOST-DEVELOPMENT DELINEATION 1 inch = 0 SCALE 200' 400100 200 Cottonwood Subdivision Preliminary Plat Application Roads, Streets, and Alleys Included in this section is a 2018 Traffic Impact Study for Cottonwood Subdivision by Marvin & Associates. Please note that throughout the report “West Garfield Street” is referred to as “Club House Lane”. Streamline does not serve the project area currently. However, a discussion has started between the project owners, Madison Engineering and HRDC Board Chair, David Kack, regarding a potential stop on Cottonwood Road that would serve this part of town. Please see the responses below to the items requested in Section 38.220.060 – Additional Subdivision Preliminary Plat Supplements in the Bozeman Municipal Code: a. Description. Describe any proposed new public or private streets, roads or alley, or substantial improvements of existing public or private streets, roads or alleys. The developer must demonstrate that the land to be subdivided has access onto a legal street. Response: Access will be provided to the subdivision from two intersections with Cottonwood Road; West Garfield Street and Loyal Drive. Cottonwood Road is being widened along the entire western border of the subject parcel (from Town Pump south to the Farmers Canal crossing) and infrastructure improvements for that project have been approved. Construction has begun in summer 2019. West Garfield is a collector and will have a 90-foot wide Right of Way (ROW). All other streets within the subdivision will be local streets with 60-foot wide ROWs. Upon acceptance of road improvements, these roads will be maintained by the City of Bozeman. Where Stafford Avenue terminates at the north property line requires further explanation. A 40- foot wide roadway easement is being obtained along the west side of the east property line of the adjacent lot to the north owned by Major Brands Distributing Co. Inc. (Town Pump). It is understood that the future development of the Town Pump property will require the construction of a partial street section for Stafford Avenue within said easement to continue from the Cottonwood Subdivision north to Huffine Lane to tie into the existing approach for the Town Pump. The adjacent property owner to the east of Town Pump has indicated that they are not interested in providing a roadway easement for Stafford Avenue on their property at this time. It is proposed to build the full Stafford Avenue road section with Cottonwood Subdivision and for 99.27 linear feet within said 40-foot roadway easement to our northern-most property line. The transition between the full 60-foot ROW for Stafford Avenue to the 40-foot ROW on Town Pump’s property is clarified with three drawings attached to this section. The first drawing, Figure A, shows the two proposed road sections for Stafford Avenue; the future partial section to be constructed on Town Pump’s property and the full road section to be constructed on the Cottonwood Subdivision and within the 40-foot easement for 99.27 linear feet. The second drawing, Figure B, shows the area of the transition from 60-foot ROW to 40-foot ROW in plan Cottonwood Subdivision Preliminary Plat Application view. The third drawing is a preliminary easement exhibit showing the 40-foot Public Roadway Easement to be obtained on the Town Pump property. b. Access to arterial. Discuss whether any of the individual lots or tracts have access directly to arterial streets or roads, and if so, the reason access was not provided by means of a street within the subdivision and how the access complies with section 38.400.090. Response: Cottonwood Road is a Principal Arterial and none of the proposed lots have direct access to it. Access to Cottonwood Road will be achieved through the intersections of W. Garfield Street and Loyal Drive. c. Modification of existing streets, roads or alleys. Explain any proposed closure or modification of existing streets, roads or alleys. Response: The only proposed modification to an existing street is the widening of Cottonwood Road as previously mentioned. The improvements to Cottonwood Road are a separate project that has been approved by the MDT and City and will be starting construction in summer 2019. All other roads constructed within this subdivision will be contained on the subject property and will not cause road closures for any existing streets. d. Dust. Describe provisions considered for dust control on alleys. Response: If alleys are constructed on site they will be paved, which will mitigate any potential problems associated with dust. e. Pollution and erosion. Explain how street, road and alley maintenance will be provided to meet the department of environmental quality guidelines for prevention of water pollution and erosion. Response: The roads will be dedicated to the City and will be maintained like the rest of the roads in the City. The boulevards and other disturbed areas will be seeded and stabilized, which is a best management practiced outlined by the MDEQ as a means to reduce pollution and erosion control, and reducing sediment from running into the roads and inlets. Temporary erosion control will also be provided at the dead ends of streets between phases of construction. f. Traffic generation. Discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, when the subdivision is fully developed, and provide the following information: 1. The report format must be as follows: a. Trip generation, using the Institute of Transportation Engineers Trip Generation Manual; Cottonwood Subdivision Preliminary Plat Application b. Trip distribution; c. Traffic assignment; d. Capacity analysis; e. Evaluation; and f. Recommended access plan, including access points, modifications and any mitigation techniques. 2. The report must include the following information: a. Land use and trip generation in the form of a table of each type of land use, the number of units or square footage, as appropriate, the trip rates used (daily and peak) and resulting trip generation. b. Traffic graphics, which show: i. A.M. peak hour site traffic; ii. P.M. peak hour site traffic; iii. A.M. peak hour total traffic; iv. P.M. peak hour total traffic; and v. Total daily traffic (with site-generated traffic shown separately). c. A.M. and P.M. capacity analysis with an A.M. and P.M. peak-hour capacity analysis provided for: i. All major drive accesses that intersect collector or arterial streets or roads; and ii. All arterial-arterial, collector-collector and arterial-collector intersections within one-half mile of the site, or as required by the city engineer during the pre-application review, concept plan review, or informal project review. d. For two-way stop controlled intersections, analysis of whether the intersection would satisfy signalization warrants if the two-way stop control was removed. Response: Please see Traffic Impact Study performed by Marvin & Associates that includes the requested information. Cottonwood Subdivision Preliminary Plat Application g. Capacity. Indicate the levels of service (before and after development) of existing and proposed streets and roads, including appropriate intersections, to safely handle any increased traffic. Describe any anticipated increased maintenance that will be necessary due to increased traffic and who will pay the cost of maintenance. Response: Please see Traffic Impact Study performed by Marvin & Associates that includes the requested information. h. Bicycle and pedestrian pathways, lanes and routes. Describe bicycle and pedestrian pathways, lanes or routes to be developed with the development. Response: Bike lanes are included with the improvements to Cottonwood Road. All the roads within the subdivision will have sidewalks on both sides for pedestrians. West Garfield Street is considered a collector so it is likely to include bike lanes. However, it is unclear from the Bozeman Transportation Master Plan (TMP) and Appendix K: Corridor Striping Plans of said TMP whether the long-range plan for this section of West Garfield Street will include bikes lanes or not. At this time, it is assumed that bike lanes will be required on West Garfield Street. i. Traffic calming. Detailed drawings of any proposed traffic calming installations, including locations and turning radius templates. Response: No traffic calming installations are proposed on any of the new roads through the site. FUTURE TWO-THIRDS STAFFORD AVE. STREET SECTION(NORTH OF COTTONWOOD SUBDIVISION)STAFFORD AVE. STREET SECTIONFIGURE AMADISON ENGINEERING895 TECHNOLOGY BLVD, SUITE 203 BOZEMAN, MT 59718PHONE (406) 586-0262COTTONWOOD SUBD.STAFFORD ROAD CROSS SECTION ALLIED WASTE New Paving Line (curb and gutter) LOT L, MINOR SUB 313 TRACT 1, COS 2229 LOT 2, MINOR SUB 454B STAFFORD AVE.TOWN P U M P ALPHA DR. (FUTURE) COTTONWOOD SUBD. HUFFINE LANE ALLEY MADISON ENGINEERING 895 TECHNOLOGY BLVD SUITE 203 BOZEMAN, MT 59718 (406) 586-0262 FIGUREB Stafford Ave. R.O.W. Cottonwood Subd.COTTONWOOD SUBDIVISION BOZEMAN, MT 40' R.O.W. ALIGNMENT STAFFORD AVE. NORTH OF SUBD. 1 inch = 0 SCALE 1000' 2000500 1000 Cottonwood Subdivision Preliminary Plat Application Utilities Northwestern Energy has been notified that electricity and natural gas service will need to be provided to the subdivision and has confirmed that they can provide service, as seen in the attached letter. It has been requested from Northwestern to work concurrently and in cooperation with other utilities and services, including telephone, internet, and cable TV providers to provide for their respective infrastructure in joint utility trenches. Gas, electricity, and information utilities will be phased and will be installed after completion of roads but prior to construction of dwellings. All utilities will be located underground and per the City of Bozeman Standards. Please see the responses below to the items requested in Section 38.220.060 – Additional Subdivision Preliminary Plat Supplements in the Bozeman Municipal Code: a. Affected utilities. Indicate which affected utilities the subdivision plat has been submitted to for review, and include a copy of responses. Response: Northwestern Energy has been contacted. Please see the comments included in this section. b. Include a description of: 1. The method of furnishing electric, natural gas, cable TV, internet or telephone service, where provided. 2. Estimated timing of each utility installation. 3. The developer must provide a written statement from the utility companies that the proposed subdivision can be provided with service. Response: Northwestern Energy has been contacted. Please see the comments included in this section. Typically, the other utility companies that supply cable TV, internet, or telephone services piggyback on the scheduling and installation with Northwestern Energy. Cottonwood Subdivision Preliminary Plat Application Park and Recreation Facilities Four public park areas (2.64 acres, 0.70 acres, 0.56 acres and 0.38 acres) are proposed as part of this project. A Park Master Plan is attached to this section of the application. The northern most 2.64 acre park (City Park Lot 1, Block 4) will be completed during the first phase of the work, while the southern three parks along the Farmers Canal will be completed during phase 2. All maintenance, weed control, garbage collection, snow removal, leaf removal, and irrigation maintenance will be coordinated and paid for by the subdivisions Property Owners Association (POA). Detailed maintenance plans will be developed by the POA at a later date. Please see the responses below to the items requested in Section 38.220.060 – Additional Subdivision Preliminary Plat Supplements in the Bozeman Municipal Code: a. Park plan. A park plan, including: (1) Site plan with one-foot contour topographic survey for the entire property; showing developer installed improvements on the initial park plan and proposed future improvements on the future park plan, and phasing proposed if any; (2) Drainage areas; (3) Utilities within, serving, and adjacent to the property; (4) The zoning and ownership for adjacent properties; (5) The location of any critical lands (wetlands, riparian areas, streams, etc.) and location of watercourse setbacks and any permits from non-city agencies required to execute the proposed plan; (6) Park landscaping plan, prepared by a qualified landscape professional in accordance with section 38.220.100, showing the location and specific types and species of plants, shrubs, trees as well as grass seed mixes and the irrigation system including but not limited to identification of water source, points of connection, mains, laterals, valves, zones, and sprinkler heads; (7) General description of land, including size, terrain, details of location and history, water features, and proposed activities; (8) Trail design and construction showing compliance with adopted city standards and trail classifications; (9) The requirement for approval of the final park plan by the review authority with a recommendation from the city recreation and parks advisory board prior to any site work; (10) The requirement for a preconstruction meeting prior to any site work; (11) Appropriate sections from the design guidelines for city parks; (12) Cost estimate, installation phasing and responsibility, and maintenance plan tasks and responsibility for all improvements; Cottonwood Subdivision Preliminary Plat Application (13) If playground equipment will be provided, information including the manufacturer, installation data and specifications, installer, type of fall zone surfacing and age group intended for use; (14) Soils information and analysis; (15) A description of how the proposed park plan is consistent with the goals of the city's long range parks plan; (16) A description of how the proposed park will meet the recreational needs of the residents of the development; (17) The proposed manner of providing irrigation to the park including water source, amount of water expected to be consumed annually, and proposed manner of transfer of water facilities and rights to the city; and (18) A phase I environmental assessment of the area proposed to be transferred to the city or property owner's association. Response: Please see Parks Master Plan by Design 5 included in this section. b.Park maintenance. (1) Maintenance information, including levels of maintenance, a maintenance schedule, and responsible parties; (2) Weed control plan, including responsible parties; and (3) Plan for garbage collection, snow removal and leaf removal including responsible parties. Response: Please see Parks Master Plan by Design 5 included in this section. c.Irrigation information. (1) An irrigation system map generally showing the locations and types of lines, including depth, water source, heads, electric valves, quick couplers, drains and control box; and (2) If a well will be used for irrigation, a certified well log must be submitted showing depth of well, gpm, pump type and size, voltage, water rights, etc. Response: Please see Parks Master Plan by Design 5 included in this section. Also, see well exempt determination letter from the DNRC. d.Phasing. If improvements will be phased, a phasing plan must be provided including proposed financing methods and responsibilities. Response: Please see Parks Master Plan by Design 5 included in this section. e.Cash-in-lieu. If the development includes a proposal for cash-in-lieu of park a specific justification responding to the cash-in-lieu review factors established by resolution of the city commission. If improvements-in-lieu are proposed specific costs of proposed improvements and costs to install must be provided. Response: Please see parkland area calculations spreadsheet by Studio H Design on the following page. Cottonwood Development - Parkland Area Calculations 12/02/19 Total Site Area (A)1,223,426 sf 28.09 acres Total Commercial Land Area (c) 0 sf 0.00 acres Total Industrial Land Area (i)0 sf 0.00 acres Reserved but Undedicated School or Park Sites (s)0 sf 0.00 acres Street, Public or Private, Rights of Way & Transportation Easements (a)252,391 sf 5.79 acres Common Open Spaces (d)48,695 sf 1.12 acres Dedicated Parkland (d)186,579 sf 4.28 acres Developable Residential Net Area 735,761 sf 16.89 acres R-5 Density Cap for Unknown Density 8 du/acre Residential Net Area 16.89 acres Number of Dwelling Units Requiring Parkland (Density Cap x Net Area)135.13 du Required Parkland Acreage per Dwelling Unit 0.03 acres/du Parkland Required @ 8 DU/acre (Number of DU x Req'd Acreage/DU)4.05 acres Calculations for Subsequent Development @ 12 DU/acre R-5 Maximum Density Cap 12 du/acre Number of Dwelling Units Requiring Parkland (Density Cap x Net Area)202.69 du Total Parkland Required @ 12 DU/acre 6.08 acres Additional Parkland Required for Subsequent Development to 12 DU/acre 2.03 acres Required at time of Platting (8 DU/acre) City Provided Value of Land 1.60$ Value/sf (* See Note) Parkland Required @ 8 DU/acre (Required at time of Platting)4.05 acres Parkland Proposed 4.28 acres Required Parkland Balance (At time of Platting)(0.23)acres Cash or Improvements in Lieu Required (@ 8 DU/acre) (Req'd at time of Platting)-$ Improvements Req'd Required at time of Subsequent Development (12 DU/acre) Additional Parkland Required for Subsequent Development to 12 DU/acre 2.03 acres City Provided Value of Land 1.60$ Value/sf Parkland Required @ 12 DU/acre (Required at time of Subsequent Development)6.08 acres Parkland Proposed 4.28 acres Required Parkland Balance (Required at time of Subsequent Development)1.80 acres Cash or Improvements in Lieu Required (@ 12 DU/acre) (Req'd at time of Site Planning) 125,272$ Improvements Req'd * See Note Studio H Design Inc. 81211 Gallatin Rd. Ste E Bozeman, MT 59718 (406) 587-9968 Area Calculations Required Parkland Calculations Cash or Improvements-in-lieu Calculations * Note: The fair market value of land for cash-in-lieu of parkland purposes is determined at the time of final plat completion. Cash- in-lieu equivalents provided above are estimates only. Value of land per sf and cash-in-lieu equivalents subject to change. The Cottonwood Project Park Master Plan RV 1 -December 2019 REVISIONS IN RESPONSE TO ADDI JADIN MEMORANDUM OCT 21,2019 TO ADDI JADIN MEMORANDUM OCT 10,2019Prepared for: City of Bozeman & The Cottonwood Project, LLC Prepared by: With: Studio H Design Madison Engineering The Cottonwood Project December 3, 2019 Park Master Plan 1 Parks Master Plan July 2019 SECTION 1 PROJECT LOCATION AND HISTORY 2 PROJECT SCOPE 2 DEDICATED PARKLAND AND OPEN SPACE 2 TRAIL SYSTEM 2 PARKLAND AND OPEN SPACE AMENITIES 3 COMMUNITY CENTER 3 PROJECT PHASING 3 DEDICATED PARKLAND 3 VEGETATION 3 IRRIGATION 5 SOILS 5 PLAYGROUND 6 TRAILS 6 MAINTENANCE 6-9 SECTION 2 LANDSCAPE DRAWING SHEETS SECTION 3 SOILS INFORMATION SECTION 4 PLAYGROUND EQUIPMENT, PICNIC SHELTER, AND SITE AMENITIES SECTION 5 COST ESTIMATE SECTION 6 COTTONWOOD CITY CODE CORRECTION IN RSPONSE TO ADDI JADIN MEMORANDUM OCT 21,2019 The Cottonwood Project December 3, 2019 Park Master Plan 2 The Cottonwood Project is located of Huffine and Cottonwood Rd. in Bozeman. The land that makes up the Cottonwood Project Subdivision has been used primarily for agriculture and livestock production for many years. The site is predominately grass land and agricultural land. Project Scope The Cottonwood Project Master Park Plan is comprised of three main components: Dedicated Park (Mary Long Alderson), Common Open Space areas (with Public Access Easements) and a Linear Park. The primary purpose of this document is to describe the initial level of development and maintenance of the parks, trails and common open space. The second objective is to show a concept for future recreation facilities that could complement those installed by the developer. Guiding Ideas: •Provide connections between residential neighborhoods and park / open space areas. •Provide variety in recreation experiences and opportunities •Provide areas for passive and active recreation •Protect, retain and improve native and natural drainage corridors •Minimize hard or impervious surface •Address current parkland needs while also minimizing impacts to wetlands and streams Dedicated Parkland and Common Open Space Dedicated Parkland and Common Open Space will make up 5.4 acres of The Cottonwood Project subdivision. The ML Alderson Park and Linear Park Provide 4.28 acres of total dedicated parkland. The following section outlines the installation and maintenance of all dedicated park areas for Final Plat filings. The plan puts emphasis on open, maintained areas for passive and active recreation. There will also be a playground with age appropriate equipment, which will be installed with Intent for construction. Part of the parkland is adjacent to a watercourse corridor and the natural character of this area will be maintained to the greatest extent possible Linear Park and Open Space Trails In the Linear Park and Open Space areas of the project, the Developer will install and maintain 8' paved multi-use trail (Asphalt) (Class II Trail). It is the intent to create a more park like experience along the edges of the development. These trails will also serve as important linkages to existing and planned community amenities. All landscape standards for street trees, landscape and irrigation will be adhered to. The Cottonwood Project December 3, 2019 Park Master Plan 3 Parkland and Open Space Amenities The development of Parkland amenities will be installed by the developer as necessary to meet the Parks Master Plan goals. The current list of planned amenities includes: 1. 6’ wide Class II trail through Central Park – Asphalt 2. 8’ wide Class II trail through Linear Park – Asphalt 3. Benches at intermittent intervals along streams and paths where necessary 4. Playground along with shade pavilion with tables, benches, trash receptacle and bike racks Financing: All Parks, Open Space, street boulevards adjacent to the parks and detention storm water basins for any phase of the subdivision will be bonded with the Final Plat for that phase. A cost estimate has been provided under Section 5. Construction: Any and all site work (including trails) must be preceded by a preconstruction meeting with the City of Bozeman. All plans, improvements, structures and plantings must be approved by the City prior to installation. Building Permits are required for any structural improvements. Any deviation from the Park Master Plan must be submitted to the City and approved before construction. Vegetation All vegetation shall be quality nursery stock and construction documents will dictate further specifications and species selection. A variety of species shall be selected to ensure that a pest or disease event does not decimate the entire project. Trees, shrubs and herbaceous plants will be chosen for their size, hardiness and aesthetic nature. Plants used will be regionally native and/or adapted to the extent possible. Trees All trees are subject to approval by the City of Bozeman. Tree selection should be based on the recommended species list provided by the City of Bozeman. Tree size and selection shall be varied in order to create visual interest and a varied genetic palette. Recommended Tree List Colorado Blue Spruce Northwoods Red Maple Quaking Aspen Cottonwood Common Honeylocust Spring Snow Crabapple American Linden The Cottonwood Project December 3, 2019 Park Master Plan 4 Norway Maple American Elm Shrubs Shrubs used within the watercourse setback will be used to enhance the existing native vegetation, increase native habitat and provide a varied visual experience. Plants will be chosen based on hardiness, aesthetic quality and size. The City Forester will approve final plant selection for all woody plant material. Recommended Shrub List Red Osier Dogwood Geyer Willow Yellow Willow Native Chokecherry Grasses Herbaceous seed mixes will be dictated by the construction documents. In general, turf areas will receive a Kentucky bluegrass mix, detention areas will be seeded with a mix tolerant of wet conditions. All areas disturbed by construction will be properly prepared and seeded with a narrow spacing drill seeder. Before seeding, the soil shall be loosened to a minimum depth of six inches in order to improve initial root development and amended if necessary. The soil will not be compacted in any manner. Sufficient compaction is readily achieved through the grading process and normal rainfall. Fertilizer should be applied prior to planting to insure healthy plant development. Recommended Turf Grass Mix (Dedicated Parkland, Open Space and Boulevards) Pennfine Perennial Rye 30% Glade Kentucky Bluegrass 30% Baron Kentucky Bluegrass 30% Pennlawn Creeping Red Fescue 10% Recommended Native Grass Mix (Storm Water Detention Areas) Common Name Scientific Name Percent % Westeren Wheatgrass ‘ Rosanna’ Pascopyrum Smithii 40% Streambank Wheatgrass ‘Sodar’ Elymus Lanceolatus ‘Sodar’ 20% Thickspike Wheatgrass ‘ Critana’ Elymus Lanceolatus‘ Critana’ 10% Covar Sheep Fescue Festuca Ovina 10% Bluebunch Wheatgrass Psuedorogneria Spicata 10% Sherman Big Blue Grass Poa Secunda ‘Sherman’ 10% The Cottonwood Project December 3, 2019 Park Master Plan 5 Irrigation All irrigation systems will be designed to meet City of Bozeman requirements. Irrigation systems will be compatible with Maxicom systems or approved alternate. All water lines shall be schedule 40 PVC or Black Poly pipe. Pipe shall be installed at a minimum depth of twelve (12) inches, main lines at eighteen inch minimum depth. If this depth is unachievable, the Parks Division must be consulted. No stacking of irrigation lines shall be permitted. Four (4) inches of sand shall be placed beneath pipe, and four (4) inches of sand above the pipe, to prevent compaction and settling. Sprinkler heads will be installed on manufactured swing joints (schedule 80 w/ o-rings). Heads to be installed must be approved by the Parks Division and shall be gear driven, with interchangeable nozzle sizes, unless noted otherwise, and shall be capable of producing the specified gpm and coverage area and shall be set to manufacturers’ specifications. Electrical locate tape shall be installed along all lines. Upon completion of installation, all warranty and maintenance information, as well as well logs and pump warranties and information, if applicable, and an “as- built” map shall be supplied to the City of Bozeman Parks Division and HOA. Soils All soils to be used on public park land shall be inspected by and meet the approval of City of Bozeman Parks Division Staff prior to installation and shall meet the minimum depth requirement of 6 inches. All rock in excess of 1 inch in diameter shall be removed. Soil tests (a sieve analysis and soil analysis) shall be performed prior to planting to determine the classification and texture of the soils, along with any nutrient deficiencies. The classification and texture will determine what amendments, if any, are needed, while the soil analysis will help correct any nutrient problems with a pre-plant fertilization. * Guidelines for soils - The soil will be deemed acceptable if: it is less than 35% clay and less than 70% sand and 70% silt. Ph must not exceed 8.4. The soil will be screened at 1” minus for rocks and debris; topsoil depth will be at least 6 inches. Amendments may vary depending on existing soils but will generally consist of 60% coarse sand (generally concrete sand), 20% organics (C: N ratio below 30) and 20% approved native soil. Soils will be mixed, prior to installation, with a screener / mixer machine, or applied in layers on site and mixed thoroughly with a deep rototiller. Depth of amended soil will be a minimum of ten (10) inches. There will be no compaction following the grading process. Fertilizer, and the rate at which it will be applied, should be dictated by the soil test report. Playgrounds Playgrounds shall be installed on Parkland managed by the HOA (or by the City of Bozeman at such time as a Park Maintenance District is created). All playgrounds must be approved by a Certified Playground Safety Inspector (CPSI) and meet current ASTM, CPSC and ADA guidelines The Cottonwood Project December 3, 2019 Park Master Plan 6 and specifications. Playgrounds shall be age appropriate, for area served, and be signed accordingly. There shall be an adequate use zone area around equipment, approved material in use zone, which meets impact attenuation criteria as specified in ASTM 1292, and adequate drainage. All installation plans, materials list, construction guidelines, maintenance information and manufacturer’s name shall be supplied to the HOA/City of Bozeman’s Parks Division, upon completion of playground installation. All work will be overseen and approved by a CPSI. Kompan is the recommended structure and final selection will be subject to City of Bozeman approval. Cut sheets for preferred equipment are provided in this submittal under Section 4. Maintenance Responsible Party The Association shall be responsible for liability insurance, local taxes and maintenance of recreation and other facilities in the common space areas. The assessments levied by the Board for the maintenance, upkeep, repair and operation of common areas like all other assessments, become a lien on each lot within The Cottonwood Project Subdivision. The Board may, in its discretion, adjust the assessments to meet the changing needs of the community and the areas serving the community. The Association shall enter into an annual contract with a certified landscape nursery person for upkeep and maintenance. The Association will be responsible for park maintenance until such time a City-Wide Park Maintenance District is created. The Association shall also be responsible for the maintenance of all common properties, paths and trails, facilities, centers, and adjacent sidewalks and/or landscaping in street boulevards. The Declarant will be responsible for maintaining pathways, open space and parkland until 50 percent of the lots are sold. At such time, the Association will take over maintenance. Maintenance will include the following as well as care and replacement of playground equipment (CPSI approved) and/or site furnishings, replacement of doggie pick-up bags and emptying of refuse containers. Any and all work and/or park fixtures must meet standards set by the City Parks Division. Trees and Shrubs A contractor will be hired to perform park maintenance. Maintenance duties to be performed will consist of spring and fall clean up, routine mowing, lawn patching, care and replacement of dead trees and/or shrubs. All tree trimming and pruning must be performed by a certified arborist as outlined in City Ordinance 12.30.040 in coordination with Forestry Division. All trees on public property are subject to City of Bozeman permits and ordinances. The Cottonwood Project December 3, 2019 Park Master Plan 7 Trails Natural fines trails will not be plowed. These trails will be inspected regularly and receive routine patching and surface maintenance to prevent erosion or unsafe conditions. Weeds on the trails well be controlled following City of Bozeman standards, set by the City Parks Division, and using industry standards or as part of the weed control plan described in this document. Turf Care Native grass areas should be mowed 3-4 times per year dependent on rainfall levels. The first mowing should occur at the end of May, and the second time should take place around mid- July, with the final mowing in Mid-October. Kentucky bluegrass areas should be maintained between 2"-4 1/2" and should receive approximately 12" water between June 1st and late September. This translates to about 1" water per week for lawn areas. Mowing will not be done during extremely wet periods or when sub-grade is saturated or with standing water. Established lawns can receive a deep, but less frequent watering in order to conserve and not over water. Noxious Weed Control A weed control program will be developed that conforms to the requirements of the City of Bozeman, Gallatin County Wed Control Board Supervisor and NRCS. This program will consist of an annual visit in June to spot spray where necessary, including trails and sidewalks. Weeds will be sprayed by a licensed contractor, according to industry and local standards, on a regular basis, using appropriate applications and products. The utmost care will be taken to protect water sources, park users and adjacent property owners. The City of Bozeman shall be notified of any and all applications of pesticides and/or herbicide on public lands. Signs shall be posted prior to application in appropriate and noticeable locations identifying the product applied and the date applied. Signs will remain in place for a minimum of two days after treatment. Records shall be maintained in accordance with State of Montana Pesticide Act, Administrative Rule 4.10.207 and copies submitted to the City of Bozeman Parks Division. Fertilization Fertilization should be minimized to prevent unnecessarily high amounts of nutrients running off into streams and wetlands on and off the site. No fertilizer should be applied within 50ft of streams or wetlands to further minimize the potential for contamination through run-off. Trees and shrubs inside the 50ft buffer should be monitored and if fertilization is necessary, capsule fertilizer should be used. Lawns should be fertilized once in spring with a 24-4-24 blend after the last frost and with a 21- 3-21 in mid to late summer. It is recommended that slow release fertilizer be used to prevent excessive shoot growth and to provide turf nutrition over an extended period. Lawns should be The Cottonwood Project December 3, 2019 Park Master Plan 8 fertilized according to manufacturer standards. Annual soil test should be performed to check nutrient levels and determine whether changes are necessary. Outside the 50ft buffer, shade trees should be fertilized in April with a 16-10-9 blend plus iron and zinc. Other trees should be fertilized with food spikes, but no fertilization of woody vegetation should occur past mid-July. Trees under one year old should not be fertilized. Evergreens should be pruned as necessary in June and shade tree pruning should be done in April, except for birches and maples. Birches and maples should be pruned in mid-July to prevent bleeding. All trees should be continually monitored for pests and diseases throughout the growing season. Woody vegetation should be deep watered right before the ground freezes. Snow and Leaf Removal Snow removal will be provided within the park by a snow removal service retained by the Neighborhood Association. Sidewalks must be cleared within 24 hours after the end of a snowfall event per Bozeman Ordinance 1529. The Home Owner’s Association will be responsible for clearing snow on sidewalks, on walks adjacent to Parks and Open Spaces and the South 19th boulevard; no snow removal will be performed on the natural fines trails. Leaf removal will be provided most likely by a landscape contractor or handyman service, as retained by the Neighborhood Association. Playground Inspection Playground inspection should be performed on an annual basis by an independent contractor certified as a National Certified Playground Safety Inspector. The inspector shall submit a report to the City of Bozeman Parks and Recreation Department. The Neighborhood Association is responsible for hiring the independent contractor. Irrigation System The irrigation system should be charged in May, after the ground thaws and plants start growing. The manual drain valves should be turned to the closed position and well pump power switch turned on. The controller should be programmed for the anticipated water requirements for the current month. All heads should be checked for breakage and proper coverage and check on a monthly basis for necessary adjustments. Drip emitters should be periodically checked, and the entire system should be regularly monitored for line breaks, head breakage and vandalism. The Cottonwood Project December 3, 2019 Park Master Plan 9 Head replacement should be done with the same brand to ensure efficient coverage for the system working pressure and dispersal at an equal precipitation rate. The height of heads should be checked to avoid damage from mowers or maintenance equipment. Winterization should take place during the last week of October. Power to the well pump should be shut off and all manual drain valves opened. To flush out the lines, a high-power air pump shall be connected to the quick coupler valves and air should be run through the system. Each valve zone should be opened and closed until all water is completely flushed out, then the controller should be turned off and water left off until spring. Any necessary watering during the winter months should be done with a tank to prevent damage to the irrigation system. Animal Control Pets should always be leashed while in the parks and open space in addition residents must clean up after their pets. If rodents become a problem with regards to damaging plant material or posing a health risk to residents or pots, rodent control should be utilized. However, no poison is permitted on within parkland or open space areas. Refuse Refuse within the parks and open space will be collected weekly by a service retained by the Neighborhood Association or the party responsible for maintenance. The Cottonwood Project December 3, 2019 Park Master Plan 10 Section 2 PARK PLAN DRAWINGS The Cottonwood Project December 3, 2019 Park Master Plan 11 Section 3 SOILS INFORMATION The Cottonwood Project December 3, 2019 Park Master Plan 12 The Cottonwood Project December 3, 2019 Park Master Plan 13 The Cottonwood Project December 3, 2019 Park Master Plan 14 The Cottonwood Project December 3, 2019 Park Master Plan 15 The Cottonwood Project December 3, 2019 Park Master Plan 16 Section 4 COMMUNITY CENTER & PARK AMENITIES The Cottonwood Project December 3, 2019 Park Master Plan 17 Playground Equipment KOMPAN SIX SIDED CLIMBING STRUCTURE Natural, IG NRO816-1003 The Cottonwood Project December 3, 2019 Park Master Plan 18 Thepark 6-Ft.Wooden U- Frame Park Bench -Pressure Treated- Back Model: 398-1206 Specifications- Surface Mount Thepark 32 Gallon Verona Series Square Trash Receptacle Item #: 398-9123 The Cottonwood Project December 3, 2019 Park Master Plan 19 Thepark 6-Ft. Heavy Duty Wooden Picnic Table- Pressure Treated – Black Frame Item #: 398-1250 The Cottonwood Project December 3, 2019 Park Master Plan 20 Pilot Rock Utility Table Item # Utl- 3 Thepark U Bike Rack Item #: 509-2000 The Cottonwood Project December 3, 2019 Park Master Plan 21 Section 5 COST ESTIMATE MARY LONG ALDERSON PARK BASE COSTS Quantity Unit Unit Cost Total Item Cost Contingency TOTAL Site Preparation strip site 2" depth / haul off 115,000 sf $0.15 $17,250 $1,725 $18,975 strip / stockpile 6" depth topsoil 115,000 sf $0.15 $17,250 $1,725 $18,975 rough grade 115,000 sf $0.15 $17,250 $1,725 $18,975 spread topsoil + 1" depth amendments 107,100 sf $0.30 $32,130 $3,213 $35,343 fine grade 107,100 sf $0.20 $21,420 $2,142 $23,562 Subtotal $105,300 $10,530 $115,830 Site Landscape lawn seed 107,100 sf $0.30 $32,130 $3,213 $35,343 irrigation 107,100 sf $1.25 $133,875 $13,388 $147,263 Subtotal $166,005 $16,601 $182,606 TOTAL (base costs within property only -$271,305 $27,131 $298,436 does not include any boulevard improvements) contingency shown = 10% SOUTH LINEAR PARK BASE COSTS Quantity Unit Unit Cost Total Item Cost Contingency TOTAL Site Preparation strip site 2" depth / haul off 70,000 sf $0.15 $10,500 $1,050 $11,550 strip / stockpile 6" depth topsoil 70,000 sf $0.15 $10,500 $1,050 $11,550 rough grade 70,000 sf $0.15 $10,500 $1,050 $11,550 spread topsoil + 1" depth amendments 58,900 sf $0.30 $17,670 $1,767 $19,437 fine grade 58,900 sf $0.20 $11,780 $1,178 $12,958 Subtotal $60,950 $6,095 $67,045 Site Landscape native grass seed 58,900 sf $0.30 $17,670 $1,767 $19,437 trees 28 ea $250.00 $7,000 $700 $7,700 irrigation 58,900 sf $1.25 $73,625 $7,363 $80,988 asphalt path (8' wide + base prep)11,200 sf $3.50 $39,200 $3,920 $43,120 Subtotal $137,495 $13,750 $151,245 TOTAL (base costs only)$198,445 $19,845 $218,290 contingency shown = 10% GRAND TOTAL Main Park + South Linear Park $469,750 $516,725 The Parks at The Cottonwood Project Baseline -Draft Statement of Probable Cost - Dec 02, 2019 Quantity Unit Unit Cost Total Item Cost SITE CONSTRUCTION (excludes baseline costs for site prep, grading, topsoil, seed, irrigation) Landscape Deciduous Flowering Trees (2.5" caliper)13 ea $450.00 $5,850 Subtotal $5,850 Other Site Construction Plaza (scored concrete)3,240 sf $5.00 $16,200 Concrete seating around play area (8' wide)920 sf $5.00 $4,600 Concrete perimeter containment curb - play area 106 lf $60.00 $6,360 Asphalt walk (6' wide x 490' long)2,940 sf $3.00 $8,820 Concrete access drive 790 sf $5.00 $3,950 Subtotal $39,930 Site Amenities and Programming Shade structure (20' x 30')1 ea $35,000.00 $35,000 Benches (6' wood) 9 ea $700.00 $6,300 Picnic tables (6' wood)4 ea $700.00 $2,800 Bike racks 1 ea $800.00 $800 Trash receptacles 1 ea $500.00 $500 Play area (12" depth bark surfacing)45 cy $60.00 $2,700 Play area (play equipment)1 ea $30,000.00 $30,000 BBQ stands (charcoal)2 ea $750.00 $1,500 Subtotal $79,600 TOTAL $125,380 The Park at The Cottonwood Project Design Concept Plan -Park Improvements-in-Lieu Draft Statement of Probable Costs - Dec 03, 2019 The Cottonwood Project December 3, 2019 Park Master Plan 22 Section 6 COTTONWOOD CODE CORRECTION COTTONWOOD CITY CODE CORRECTION IN RESPONSE TO ADDI JADIN MEMORANDUM OCT,21,2019 TO ADDI JADIN MEMORANDUM OCT,21,2019 MEMORANDUM --------------------------------------------------------------------------------------------------------------------- FROM: ADDI JADIN, PARKS PLANNER AND DEVELOPMENT MANAGER TO: SUBDIVISION REVIEW COMMITTEE OF RECREATION AND PARKS ADVISORY BOARD RE: COTTONWOOD SUBDIVISION PRELIMINARY PLAT APPLICATION 19401 DATE: OCTOBER 10, 2019 -------------------------------------------------------------------------------------------------------------------- The park plan describes parkland and improvements-in-lieu up to the density cap for future development which is 12 units per acre. Based on the net residential lot area of 16.89 acres, the parkland required at the time of subdivision for 8 dwelling units per acre is 4.05 acres. The applicants propose 4.28 acres of land which creates a surplus of 0.23 acres. Subsequent development requires the balance as cash- or improvements-in-lieu for 4 dwelling units per acre which is an additional 2.03 acres. The additional land given at subdivision may count as a credit, resulting in the need for cash- or improvements-in-lieu equivalent of 1.80 acres at the time of subsequent development. The additional proposal must be reviewed based on city- accepted market value of land at the time of site plan completion. A note indicating that CIL equivalents are estimates must be added to the park plan tracking tables. Phasing notes indicate that a 2.64-acre neighborhood park would be developed in Phase 1, while the improvements in the linear parks along Farmers Canal would be completed in Phase 2. Staff does not agree that base park improvements in the linear parks can be deferred beyond the final plat approval without an improvements agreement. See suggested code correction #5 below. A recommended motion for Subdivision Review Committee follows the code corrections and conditions of approval. Any additional comments for applicants/DRC committee will be added to the memo and provided to applicants following meeting. The following code corrections are required prior to preliminary plat approval: 1.BMC 38.220.060.A.16. The following elements of the Park Plan must be corrected: •Please provide park plan drawings as separate, individual electronic sheets so that resolution of the drawings is legible on a large screen. •The fair market value of land for cash-in-lieu of parkland purposes is determined at the time of final plat completion (see comment 2). Please note that valuations are estimates within the tracking table. 2.BMC 38.420.080.B. The park boundary bordering all private lots must be delineated at the common private/public corner pins in accordance with this section. Delineation is required between linear parks and private lots. 3.PROST Plan Appendix G: The Developer shall prepare a signage plan for parks and/or trails in new developments. The signage plan will include: A map(s) showing sign locations. A list of signs, sign posts and sign totems to be installed, indicating content, materials and location of each sign. 4.A park name is required prior to park plan adoption. There is guidance in the PROST Plan (page 11-6) which states that the proposed name must be appropriate to the area or facility being named; be easy and concise to pronounce; have some historic significance, be a memorial, etc.; and not be similar to an existing name. 5.BMC 38.420.080.A.1. and 2. At a minimum, all parks must be improved to the standards of this section (minimum improvements to land dedications and irrigation) prior to final plat. The additional requirements of 38.420.080 and the PROST Plan may be financially guaranteed prior to final plat. Phasing comments in the park plan must be updated. 6.BMC 38.420.030.C. The currently adopted fair market value of land is $1.60 per square foot. The park plan must be updated to reflect the fair market value at the time of final plat completion. The next appraisal is scheduled for March 2020. The following code corrections are required prior to final plat approval: 7.BMC 38.220.060.A.16. The following elements of the Park Plan must be corrected: •Remove open space, boulevard, and detention pond landscaping sheets and notes from the park plan submittal. •Irrigation and water supply must be designed so that the system for parks is separate from that for open space, boulevards, or other private lots. 8.BMC 38.420.030.D. Where a cash donation has been accepted in-lieu of land dedication, the amount of cash donation must be stated on the final plat or plan as appropriate. 9.After the proposal is approved or conditionally approved by the City Commission, the applicant must submit 2 copies of the new or amended park master plan to the Planning Department. Conditions of Approval: 10.Condition of Approval: When a park master plan is being prepared for a newly dedicated park, as part of the subdivision review process, the Planning Department will prepare a resolution and schedule it for City Commission consideration. 11.Condition of Approval: Condition #8 on preliminary plat sheet 3 of 3 states that open space maintenance will be the responsibility of parks upon adoption of a parks and trails district. The condition must be removed. 12.Condition of Approval: Park improvements from 38.420.080 and the PROST Plan must be completed prior to final plat approval or an improvements agreement is required. Applicants may not financially guarantee the requirements from 38.420.080.A.1 and 2. 13.Condition of Approval: Perimeter fencing of the park at boundary with land outside the subdivision is required. 14.Condition of Approval: The drive access serving the pavilion must be signed as a loading zone and requires approval by engineering for separation from the intersection. •Advisory comment: Moving the access to the north of the pavillion may allow for back- in loading which may be preferred for pedestrian safety. 15.Condition of Approval: Any significant changes to the park plan must be reviewed by the Subdivision Review Committee prior to final plat approval. Recommended Motion: Having reviewed and considered the application materials, staff memo, public comment, and all information presented, I hereby adopt the findings presented in the staff memo for application 19401 and move to recommend approval to the City Commission of the Park Master Plan for Cottonwood Subdivision subject to conditions and all applicable code provisions. COTTONWOOD CODE CORRECTION IN RESPONSE TO ADDI JADIN MEMORANDUM OCT,21,2019 Date: December 3, 2019 RE: Cottonwood Subdivision Preliminary Plat Application 19401 Code corrections required prior to preliminary plat approval: 1.Design 5 drawings have been individualized into 3 separate sheet sets: •Mary Long Alderson Park •Linear Park •Open Space and Boulevards 2.The park boundary bordering all private lots is delineated by park boundary pins, see Mary Alderson Park sheet set, L201: Park Boundary 3.Park signage: •Mary Long Alderson Park: See sheet L200: Hardscape Plan •Linear Park: See sheet L000, Keynote 14 4.Mary Long Alderson is the adopted central park name. 5.Acknowledged 6.Park fair market value of land has been updated to $1.60 per foot 7.Acknowledged •Open space, boulevard, and detention pond landscaping sheets have been removed from park plan submittal •Irrigation and water supply well for Mary Long Alderson and Linear Park located on Linear Park parcel. See Linear Park sheet set, L100: Keynote 4 8.See Civil 9.Acknowledged 10.Acknowledged 11.See Civil 12.Acknowledged 13.Existing fences line the perimeters of the subdivision. 14.See Civil •Westside access road has been realigned for better vehicle access. 15.Acknowledged Cottonwood Subdivision Preliminary Plat Application Neighborhood Center Plan Neighborhood Center Plan drawings are provided is Section 4 of the Park Master Plan located in Section 3.P of this preliminary plat application. Please see the responses below to the items requested in Section 38.410.020 – Community Design and Elements in the Bozeman Municipal Code: a. To provide a neighborhood focal point, all residential subdivisions or planned unit developments that are ten net acres in size or greater, must have a neighborhood center. Developments may be exempted from this requirement if every lot within the development is within one-half mile of an existing neighborhood center. Generally, the center must be no less than one acre in size. The center must be comprised of a park, square, green, plaza, transit stop, neighborhood commercial center, civic use or any combination of these. The following requirements apply to all neighborhood centers: 1. The geographic center point of the neighborhood center must be no further than 600 feet from the geographic center point of the development. This requirement may be waived in the following circumstances: a. The development would create parcels that are all non-residential; b.The center is a neighborhood commercial center or is adjacent to a neighborhood commercial center; c.The site is constrained by the presence of critical lands; d. The site is part of an approved subarea plan that shows the center in a different location; or e. The topography of the site presents physical constraints on the property. Response: The neighborhood center pavilion is located within 600 feet of the geographic center of the development. 2. With the exception of civic and neighborhood commercial center uses, the developer must install all center-related improvements as part of the required development improvements. When a multi-phase project is developed, improvements must be installed with each phase. Required improvements must be based on the definition of each feature found in article 7 of this chapter, and/or city standards. Response: The largest of the parks (2.64 acres) that contains the neighborhood center pavilion is being constructed with Phase 1 of the road and infrastructure improvements for Cottonwood Subdivision. Cottonwood Subdivision Preliminary Plat Application 3. The neighborhood center must have frontage along 100 percent of its perimeter on public or private streets or roads. The city may consider and approve the installation of streets along less than 100 percent, but not less than 50 percent, of the perimeter in accordance with section 38.420.060. Response: The park that contains the neighborhood center pavilion has public street frontage along over 80 percent of its borders. This is because the subject 28-acre parcel has an irregular shape. If the parcel to the east is developed, then the park will have 100 percent public street frontage. See Subdivision Map in Section 2.B. of this application for a visual reference. 4. With the exception of civic and neighborhood commercial center buildings and grounds, the center is considered a common area to be owned and maintained by the property owners' or a property owners' association. The property owners' association may establish an improvement district to collect assessments to pay for the maintenance. Response: The covenants have been updated to add the neighborhood center pavilion as a designated maintenance property of the property owner’s association. See item 6.6.4 of the Covenants located in Section 2.D of this application. 5. After receiving a recommendation from the city recreation and parks advisory board, areas within neighborhood centers used for park, square, or green may count towards parkland dedication requirements (subject to review and approval by the review authority) if they meet the following criteria: a. The area is predominantly open space with enhanced natural features, but may contain amenities such as sidewalks, seating, drinking and ornamental fountains and public art; and b. The area provides active and/or passive recreation opportunities. Response: The neighborhood center pavilion is located in the large 2.64-acre park located within Phase 1. The park is predominantly open space and features benches and areas for passive and active recreation. 6. The neighborhood center may be used for limited stormwater retention/detention facilities if reviewed and approved by the review authority. However, any part of the center used for stormwater management does not count towards park dedication requirements. Response: It is anticipated that underground stormwater retention/detention may be developed within the park footprint. 7. New neighborhood commercial centers are subject to the community design framework master plan provisions of sections 38.210.130 and 38.510.030.L. Response: No commercial center is proposed.