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HomeMy WebLinkAboutProject Narrative and Add. Subdivision PP Supplements 11-5-2019 PRELIMINARY PLAT OCTOBER 2019 at Westbrook PROJECT TEAM OWNER Center Arrow Partners, LLC PO Box 1633 Bozeman, MT 59771 p: 406.579.5552 APPLICANT Kilday & Stratton, Inc. 2880 Technology Blvd. West, Suite 271 Bozeman, MT 59718 p: 406.99.5603 PROJECT TEAM Planner Intrinsik Architecture, inc. 111 N. Tracy Avenue, Bozeman, MT 59715 p: 406.582.8988 Engineer C&H Engineering and Surveying, inc. 1091 Stoneridge Drive, Bozeman, MT 59718 p: 406.587.1115 Architect dzyn2 architects 3805 Valley Commons Drive # 11, Bozeman, MT 59718 p: 406.539.5067 Introduction The Nest entails a Planned Unit Development of 45 residential units on 13 Lots to be completed in one Phase along with associated parking, trails, and site improvements. The Nest is located within the Westbrook Subdivision on Lot R1. This lot presents several challenges with respect to site design due to its unique size, shape and proximity to adjacent wetlands. The proposed PUD will capitalize on these challenges and use the site’s attributes to create a vibrant infill neighborhood. The anticipated timeline is to finalize entitlements in summer of 2019 and construct the residential units and site improvements beginning in the fall of 2019. The Nest, located on Lot R1 Block 5, Westbrook Subdivision, Phase 4, will consist of 45 dwelling units providing Bozeman residents with both home ownership and rental opportunities. The project will consist of 13 condominium units. The Nest at Westbrook is located along Baxter Creek in West Bozeman in a R-3 Residential District. This PUD Concept outlines the overall project, goals, and design intent. See attached for project maps, materials and support documentation. The subject property (5.411 acres) is located between Annie Street to the north and Durston Road to the south. The project site is an undeveloped primary lot within the Westbrook Subdivision. The legal description is Westbrook Subdivision, Phase 4, Block 5, Lot R1, SE 1/4, S4, T 2S, R5E, City of Bozeman, Gallatin County, Montana. The Nest is also located along the Baxter Creek corridor and trail system. Trails and/or parkland to both the east and west of the project site are connected via a trail that bisects the Nest neighborhood. The substantial open space, parks and trail corridor along the western boundary of the project provide an additional sense of openness for this compact and connected neighborhood. BMC Section 38.220.040 – Subdivision Preliminary Plat Below is a summary of the Bozeman Municipal Code Section 38.22.040 regarding submittal requirements for a subdivision preliminary plat as well as a narrative response summarizing how each of the required sections has been satisfied with this submittal: A. The preliminary plat must be legibly drawn as specified in the application form provided by the community development department. Where accurate information is required, surveying and engineering data must be prepared under the supervision of a registered engineer or registered land surveyor, licensed in the state, as their respective licensing laws allow. The plat submittal must include the following: 1. Pre-application information. All information required with the pre-application plan, as outlined in section 38.220.030. • All information required with the pre-application plan is included with this submittal. 2. Subdivision information. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single-household. • This information is shown on page 1 of the preliminary plat. 3. Streets, roads and grades. All streets, roads, alleys, avenues, highways and easements; the width of the right-of-way, grades and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector streets. • This information is shown on page 1 and page 2 of the preliminary plat. 4. Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. • This information is shown on page 1 of the preliminary plat. 5. Adjoining owners. Names and addresses of record owners of lots and tracts immediately adjoining the proposed subdivision. • This information is included in section 4 of this submittal. 6. Perimeter survey. An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse must be given. • A full perimeter and topographic survey has been conducted by C&H Engineering for this property. Property dimensions are shown on page 1 of the preliminary plat. 7. Section corner. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. • This information is shown on page 1 of the preliminary plat. 8. Phased improvements. If the required improvements are to be completed in phases after the final plat is filed, the approximate area of each phase must be shown on the plat. • This subdivision will be completed in one phase. 9. Contours. Ground contours must be provided for the tract. • This information is shown on page 1 of the preliminary plat. 10. Waivers. List of waivers granted from the requirements of section 38.220.060 during the pre- application process must be submitted with the preliminary plat application. • Waivers were granted for Vegetation, Wildlife, Historical Features, Agriculture, Agricultural Water User Facilities, Neighborhood Center Plan, and Miscellaneous. 11. Request for exemption from department of environmental quality review. If the developer is proposing to request an exemption from the department of environmental quality for infrastructure plan and specification review, the preliminary plat application must include a written request from the developer's professional engineer, licensed in the state, that indicates the intent to request the exemption, and details the extent of water, sewer and stormwater infrastructure that will be completed prior to final plat approval. A detailed preliminary stormwater drainage plan must also be submitted with the written request. • This certificate is included on page 1 of the preliminary plat. BMC Section 38.220.050 – Preliminary Plat Supplements Required for all Subdivisions Below is a summary of the Bozeman Municipal Code Section 38.22.050 regarding submittal requirements for a subdivision preliminary plan as well as a narrative response summarizing how each of the required sections has been satisfied with this submittal: A. The following supplemental information must be submitted with the preliminary plat. 1. Area map. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads. • This information is shown on page 1 of the preliminary plat as well as section 4 of this submittal. 2. Subdivision map. Map of entire subdivision as specified on the application form provided by the community development department. • This information is shown on page 1 and page 2 of the preliminary plat included in section 4. 3. Variances. A written statement describing any requested subdivision variance and the facts of hardship upon which the request is based (refer to division 38.250 of this chapter). RELAXATION UDC STAFF COMMENT & APPLICANT RESPONSE #1 38.320.020.A Minimum Lot area (R-3) in household configurations: To allow multifamily lots that are smaller than the minimum lot area provided in 38.320.030. As designed the buildings still meet the minimum open space area required by 38.520.060. The design concept is to minimize individual lot area in favor of public open space. This configuration provides for a more cohesive neighborhood with common maintenance of most green spaces. Each lot will front onto a public landscaped open space with pedestrian facilities that is maintained by the HOA. This will act to increase the usable open space for the individual lots. When considering all of the open space with the individual lot areas, the total area provided is well in excess of the 3000 sf per dwelling. #5 38.350.050.A.4 Porch Encroachment: To allow porches/entries to encroach up to 5 feet into the rear yard (woonerf) setback in a similar manner to the allowed 5’ front yard (open space) encroachment. The encroachment will not affect utility easements or the ability to access utilities. Architectural features which do not add usable area to a structure, such as chimneys, wing walls, sills, pilasters, lintels, cornices, eaves, gutters, awnings, window wells and steps, provided such architectural features do not extend more than five feet into any required front or rear setback are already allowed. This encroachment will simply allow these features to be structurally supported by posts located in the setback. #10 38.400.090.D Minimum distance between access: Woonerf access at Durston Road from Rosa Way does not meet the minimum standard #11 38.400.060.B Alternate alley section: Woonerf modifications #12 38.410.100.A.2.d Minimum wetland setback: A portion of the concrete sidewalk will encroach into Zone 2 of the watercourse setback, adjacent to Lot 1 of Block 1. 4. Property owners’. A certified list of adjoining property owners’, their mailing addresses and property description, including property owners’ across public rights-of-way and/or easements. The names and addresses must also be provided on self-adhesive mailing labels, one set of labels for first minor subdivisions or subdivisions eligible for summary review, and three sets of labels for all other subdivisions. • This information is included in section 4 of this submittal. 5. Documents and certificates. Draft copy of the following documents, and certificates to be printed on or to accompany the preliminary plat: a. Covenants, restrictions and articles of incorporation for the property owners’ association. • This information is included in section 4 of this submittal. b. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of-way or drive aisles intersect state, county or city highways, streets or roads. • No encroachment permits are required with this subdivision. c. A letter of approval or preliminary approval from the city where a zoning change is necessary. • No zoning change is proposed with this subdivision. d. A draft of such other appropriate certificates. • All appropriate certificates are included on page 1 of the preliminary plat. e. Provision for maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public, or if private. • This information is included on page 1 of the preliminary plat. 6. Street profile sheets. Profile sheets for street grades greater than five percent. • No streets exceed 5% slope. 7. Application and fee. Completed preliminary plat application form, with the original signatures of all owners of record or their authorized representatives, and the required review fee. If an authorized representative signs on behalf of an owner of record, a copy of the authorization must be provided. • The preliminary plat application and the associated fee are included with this submittal. 8. Noxious weed management and revegetation plan. Noxious weeds must be controlled in all developments as directed by the county weed control district (district) in accordance with the Montana County Noxious Weed Control Act (MCA 7-22-21). The developer must have any noxious weeds identified and their location mapped by a person with experience in weed management and knowledgeable in weed identification. A noxious weed management and revegetation plan approved by the district for control of noxious weeds must be submitted with the preliminary plat application. This plan must ensure the control of noxious weeds upon preliminary plat approval and the revegetation of any land disturbed during the construction of subdivision improvements. • A noxious weed management and revegetation plan has been included in section 4 of this submittal. 9. Sanitation information. When the subdivision does not qualify for the certification established in section 38.240.100 the subdivider must provide the information regarding sanitation set forth in MCA 76-3-622. • This subdivision qualifies for the certification established in section 38.240.100 of the BMC. BMC Section 38.220.060 – Additional Subdivision Preliminary Plat Supplements Below is a summary of the Bozeman Municipal Code Section 38.22.060 regarding submittal requirements for a subdivision preliminary plan as well as a narrative response summarizing how each of the required sections has been satisfied with this submittal: A. The following list of preliminary plat application supplements must also be provided for all subdivisions unless waived by the development review committee during the pre-application process. The developer must include documentation of any waivers granted by the city after the pre-application meeting or plan review. Additional relevant and reasonable information may be required to adequately assess whether the proposed subdivision complies with this chapter and the Montana Subdivision and Platting Act. The need for additional information is determined during the pre-application process. 1. Surface Water • There are no watercourses on this site. An existing wetland associated with Baxter Creek exists in the Common Open Space E of the Westbrook Subdivision directly west of this subdivision. The 30’ and 50’ wetland setbacks encroach into the property. Additionally, there is an existing stormwater pond in the northwest corner of the site that is to remain with this development. Please refer to the wetland summary letter provided in Appendix E of this submittal for supporting information. 2. Floodplains • There are no designated floodplains on or immediately adjacent to this site. 3. Groundwater • Groundwater or seepage was observed in all fifteen exploratory test pits excavated during the site visit. Groundwater was encounter at depths varying from 3.5 to 7.5 feet bgs. The proposed woonerf section will be installed ~18” above existing grade to help mitigate the presence of groundwater on site. Please refer to the geotechnical investigation report included in Appendix C of this submittal for more information regarding groundwater. 4. Geology, Soils and Slope • No unusual geological features are present on the subdivision site. The geotechnical investigation report is included in Appendix C of this submittal. 5. Vegetation (Waived) • No special vegetation is located within the property. 6. Wildlife (Waived) • No critical wildlife species or habitats are known to be found on this property. 7. Historical Features (Waived) • There are no known historical features located within the property. 8. Agriculture (Waived) • The property is not a viable farm unit. 9. Agricultural Water User Facilities (Waived) • No water user facilities exist within the proposed subdivision. 10. Water and Sewer • Water Supply Water for domestic use will be provided by connections to the City of Bozeman water system. The proposed water mains will connect to existing water mains in Durston Road, Glenwood Drive, and Annie Street. Please see the Water and Sewer Design Report in Appendix A for more information. Water rights or cash-in-lieu thereof, will be transferred with the final plat application. • Sanitary Sewer Sanitary sewer service will be provided through connection to the City of Bozeman’s existing sanitary sewer collection system. The sewer system will connect to the 8” main stub located to the south of the Annie Street/Cassandra Lane intersection. From there, sanitary sewage will be conveyed to and treated at the City of Bozeman’s Water Reclamation Facility. Please see the Water and Sewer Design Report in Appendix A for more information. 11. Storm Water Management • Storm water within the subdivision will be conveyed via surface flow to storm inlets, then underground via storm drain piping to an existing stormwater pond in the northwest corner of the site. The pond will have an outlet structure installed to reduce the required size of the pond, and the structure will be designed to limit the discharge to pre-development rates. Please see the Stormwater Design Report in Appendix B for more information. 12. Streets, Roads, and Alleys • The proposed Nest PUD Subdivision at Westbrook has legal access onto Annie Street, Glenwood Drive, and Durston Road. The proposed woonerf section will complement the established (existing) street grid structure and be within a dedicated right-of-way. The right- of-way width is 34’. The woonerf section is made up of a 5’ mountable concrete border, 17’ asphalt section, and a 2’ mountable concrete border for a full width of 24’. There is an 8’ parking lane adjacent to the 2’ mountable concrete border that will be utilized for parallel parking. Concrete sidewalks will provide pedestrian circulation within the subdivision. The Traffic Impact Study is included in Appendix F of this submittal. As recommended in the Geotechnical Report (Appendix C), the pavement design section for the woonerf section is 3” asphalt surface course over 6” of 1-1/2” minus crushed gravel base course over 18” of 6” minus pit run sub-base course. This section will be checked per the AASHTO Guide for Design of Pavement Structures when during the construction design development. Road maintenance for all streets will be provided by the Westbrook Subdivision Homewner’s Association for the subdivision after the improvements have been accepted by the City. Erosion and siltation control will be exercised during construction by using the appropriate best management practices as outlined in “Montana Sediment and Erosion Control Manual” (May 1993) prepared by the MDEQ Water Quality Bureau. 13. Utilities • Letters requesting comments on their ability to service this subdivision have been sent to the following service providers: Republic Services of Montana, American Medical Response, Bozeman Deaconess Hospital, Bozeman Public School District, Charter Communications, NorthWestern Energy, CenturyLink, Streamline Transit, and the United States Postal Service. Response letters from all of those who chose to comment are enclosed in Appendix D. Standard 10-ft front yard utility easements will be provided along the western blocks. 14. Educational Facilities • A letter was sent to Todd Swinehart, P.E., Director of Facilities, Bozeman Public Schools. A copy of the letter and the response are enclosed in Appendix D. 15. Land Use • The Nest PUD Subdivision is proposed as a 15-lot subdivision. The subdivision includes 45 condominium units located on 13 separate lots. Two Common Open Space parcels are provided along the western and eastern borders of the site. The Common Open Space parcels will be landscaped to provide usable space for the subdivision’s residents. 16. Parks and Recreation Facilities • All parkland has been provided with the underlying subdivision. Please refer to the table below for a breakdown of existing parkland credits. A comprehensive landscape plan has been included with this submittal showing the required landscaping within the Common Open Space and the required landscaping points. PUBLIC PARK LAND DEDICATION TRACKING TABLE CURRENT PREVIOUS PHASES: Westbrook Subdivision SUBDIVISION NAME: Westbrook Subdivision PROJECT NAME: The Nest TOTAL FOR SUBDIV The Nest & Westbrook THIS PROPOSAL: The Nest (Phase 4, Block 5, Lot R1 Westbrook) PHASE/ LOT: PH 1 PARK DED AC. PHASE/ LOT: PH 2 PARK DED AC. PHASE/ LOT: PH 3 PARK DED AC. PHASE/ LOT: PH 4 PARK DED AC. NUMBER OF RES. UNITS PER PHASE/LOT / SITE PLAN 108 0 22 21 19 12/acre ACREAGE PARK LAND AND/OR CIL REQUIRED: N/A, Parkland dedication has been met 3.81 Westbrook Subdivision PH 1-4 0.66 =22 x 0.03 acres/DU 0.63 =21 x 0.03 acres/DU 0.57 =19 x 0.03 acres/DU 1.95 =5.411 acres (R3) x DU/acre x 0.03 acres/DU VALUE OF IMPROVEMENTS IN LIEU PROPOSED: $ VS. VALUE OF CODE REQD. BASIC PARK IMPROVEMENTS: $ N/A N/A N/A N/A N/A N/A ACREAGE PARK LAND PREVIOUSLY DEEDED TO COB: 3.8313 Westbrook Subdivision Ph 1-4 1.4728 N/A 2.3585 N/A ACREAGE PARK LAND YET TO BE CONVEYED: 0 0 0 0 0 0 PARK MASTER PLAN APPROVAL DATE:_March 16, 2017 March 16, 2017 17. Neighborhood Center Plan (Waived) • The proposed subdivision is less than ten acres and does not include a neighborhood center. 18. Lighting Plan • Three standard 25’ street lights are proposed within the subdivision. Existing street lights exist at the intersection of Woonerf A/Annie Street and Woonerf A/Durston Road. The existing street light at the intersection of Woonerf A/Durston Road will need to be moved approximately 20’ to the east to accommodate the new intersection. Please refer to the lighting plan included in Appendix J. 19. Miscellaneous • No additional impacts or hazards are anticipated. 20. Affordable Housing • 31% of the proposed development is classified as affordable housing. Please refer to the comprehensive affordable housing plan included in section 3 of this submittal.