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HomeMy WebLinkAbout004 PreApplication Narrative Nexus Point Subdivision - Project Narrative Page 1 of 7 Nexus Point Subdivision - Project Narrative General Nexus Point is a planned mixed-use residential/office community to be built on an approximate 20 acre tract of land zoned R-O in the City of Bozeman. Nexus Point was crafted to address the growing needs of the Bozeman community. The project is designed in a responsible manner, maximizing scarce land resources suitable for development by focusing on density and efficient land use, while forming an exceptional live-work-play environment. Trail corridors run along the entire length of the east and west property boundaries, as well as through the center of the newly planned Lantern Park, the north 1/2 of which is part of the Nexus Point development scope. These trail corridors allow for pedestrian and bicycle traffic - separate and away from automobile traffic - and provide for excellent circulation throughout the project area and beyond. Nexus Point is primarily residential in nature and consists of 240 multi-family dwelling units (all 3-story), plus an approximate 9,900 square foot 2-story community building for resident use, and two approximate 11,000 square foot 2-story office buildings fronting S. 19th Avenue. The office buildings serve as a “buffer” between 19th Avenue traffic and the residences, as well as providing a transition from the commercial uses north of the project to the residential uses south. The project also includes development of a highly-amenitized public park featuring a sand volleyball court, locally-manufactured bouldering rock, community pavilion, fitness trail with outdoor exercise equipment, as well as other enclaves for public enjoyment. The project was previously approved through a Site Plan application as a non-subdivision development with easements for streets. At this time, subdivision of the land is proposed in accordance with the layout of the Approved Site Plan. Phasing The project is planned to be built in multiple phases: Phase I - Community Building plus 120 Apartments • Community Building - The community building will feature an approximate 3,000 square foot gym, an outdoor pool with BBQ area, media room, game room, as well as lounge and dining areas - both indoor and outdoor - for resident use. The community building will also house leasing offices and a conference room. The community building is a 2-story contemporary structure with a flat membrane roof, having an overall height of 30’ 3-3/4” to top of parapet. • Two 3-story 24-plex walk-up structures with a combination of shed and gable roofs, having an overall height of 37’ 0-3/8” to top of roof. There are three types of units within the 24-plex buildings: (i) 50% - 940 square foot 2-bed 1-bath apartments; (ii) 25% - 987 square foot 2-bed 2-bath apartments; and Nexus Point Subdivision - Project Narrative Page 2 of 7 (iii) 25% - 1,141 square foot 2-bed 2-bath apartments. • Six 3-story 12-plex walk-up structures with gable roofs, having an overall height of 36’ 11-1/2” to top of roof. All units in the 12-plex buildings are essentially identical or mirror images consisting of 1,046 square foot 2-bed 2- bath apartments. Future Apartment Phase - 120 Apartments Four 3-story 30-plex elevator-served structures, having a planned unit mix of 40% 1-bed units and 60% 2-bed units. Future Office Phase Two 2-story office buildings at the S. 19th Avenue entry to Nexus Point. The office buildings are planned to be approximately 11,000 square feet and will be designed to be divisible down to approximate 1,200 square foot office suites. In addition to traditional office uses, alternate uses such as day-care and potentially a small cafe are being considered - provided a potential future relaxation of allowable uses within R-O zoning. All residences include spacious storage closets just outside the front door to each unit, large covered outdoor patios/balconies, abundant covered bike racks, community BBQ areas for each building, one reserved covered carport parking stall for each unit, and 300 Mbps fiber internet connection through a private WiFi network. All roadways and other infrastructure, together with the public park, will be built with the first phase. Building pads will be created for future phases during first phase construction. Pre-application Requirements §38.220.030 Subdivision Pre-Application Plan A. Sketch Map 1. A sketch map showing adjoining subdivisions and certificates of survey(s), along with adjacent lot and tract lines is included in the attached Sketch Plan. 2. Location, name, width and owner of existing or proposed streets, roads and easement within the proposed subdivision; existing streets, roads and easements within adjacent subdivisions and tracts; and the name of the street or road that provides access from the nearest public street or road to the proposed subdivision is included in the attached Sketch Plan and Master Site Plan. 3. Location of all existing structures, including buildings, railroads, powerline towers, and improvements inside and within 100 feet of the proposed subdivision is included in the attached Existing Conditions Map. 4. Zoning classification within the proposed subdivision and adjacent to it is included Nexus Point Subdivision - Project Narrative Page 3 of 7 in the attached Master Site Plan. B. Topographic Features 1. A USGS topographic map showing the subdivision is included with this submittal. 2. Embankments, water courses, drainage channels, areas of seasonal water ponding, areas within the designated floodway, marsh areas, wetlands, rock outcrops, wooded areas, noxious weeds and areas of active faults are included in the attached Existing Conditions Map. Note: Copies of all required permits listed in §38.220.020, were previously submitted under the Nexus Point Site Plan Application. C. Utilities 1. Location, size and depth of sanitary and storm sewers, water mains and gas lines are included in the attached Master Site Plan 2. Location of fire hydrants, electric lines, telephone lines, sewage and water treatment, and storage facilities are included in the attached Master Site Plan. D. Subdivision Layout 1. Subdivision block, tract, and lot boundary lines, with numbers, dimensions, and areas for each lot are included in the attached Sketch Plan. 2. Existing street locations, right-of-way widths, and names are included in the attached Master Site Plan and Sketch Plan. 3. Easement location, width and purpose are included in the attached Sketch Plan. 4. Proposed Park/common open space are shown on the attached Sketch Plan. 5. The proposed commercial lots are shown on the attached Sketch Plan. E. Development Plan The phasing of the project is shown on the attached Master Site Plan. F. Name and Location A title block indicating the proposed name, quarter section, section, township, range, principal meridian and county of subdivision are included in the attached Sketch Plan. G. Notations Scale, north arrow, name and addresses of owners and developers, and date of preparation are included in the attached Master Site Plan. H. Variances No variances are requested with this application. I. Waivers In summary, the applicant is requesting waivers to all required supplemental informational. In general, the supplemental information items were submitted and reviewed with the Nexus Point Site Plan and Master Site Plan applications. The following section provides a more detailed description of each requested waiver. Nexus Point Subdivision - Project Narrative Page 4 of 7 §38.220.060 Additional Subdivision Preliminary Plat Supplements 1. Surface Water A waiver is requested for Surface Water Supplement information as all information was previously submitted and reviewed under the Nexus Point Site Plan Application. The subdivision borders a tributary to East Catron Creek on the east, which does not have a FEMA delineated floodplain. The Site Plan Application included the necessary wetland permits for the construction of Arnold Street and bridge pedestrian crossings. The tributary to East Catron Creek and the associated wetlands with wetland setbacks will be dedicated as common open space lots in the subdivision. 2. Floodplains A waiver is requested for Floodplains Supplement information as all information was previously submitted and reviewed under the Nexus Point Site Plan Application. The tributary to East Catron Creek adjacent to the property is shown on Firm panel 30031C0814D and does not have a FEMA delineated floodplain. 3. Groundwater A waiver is requested for Groundwater Supplement information. Groundwater monitoring was conducted on the site in 2019 during the anticipated peak season for high groundwater levels. Seasonal high groundwater depths were at 3’ to 5’ on the west side, 5’ to 7’ in the middle, and 2’ to 4’ on the east side. It is anticipated that the following language will be required on the plat “This subdivision is in a known area of high groundwater. No crawl spaces or basements may be constructed. Sump pumps are not allowed to be connected to the sanitary sewer system or the stormwater drainage system. Sump pumps may not discharge onto streets or into the curb and gutter.” 4. Geology – Soils - Slopes A waiver is requested for Geology – Soils - Slopes Supplement information as all information was previously submitted and reviewed under the Nexus Point Site Plan Application including a Geotechnical Report conducted for the property. 5. Vegetation A waiver is requested for Vegetation Supplement information. The majority of the subdivision is under construction in accordance with the approved Nexus Point Site Plan. The remaining undisturbed portions of the property are undeveloped. The tributary to East Catron Creek and the associated wetlands with wetland setbacks will be common open space lots in the subdivision. Nexus Point Subdivision - Project Narrative Page 5 of 7 6. Wildlife A waiver is requested for Wildlife Supplement information. It is not anticipated that subdivision of the subject property will adversely impact wildlife. Effects from humans will be minimal because the site does not contain significant wildlife. The subdivision will be subject to the City of Bozeman animal control laws that require licensing of pets and leashes on dogs. All land included in the streets and public parks will be dedicated to the City of Bozeman for public use and enjoyment. All wetlands will be located in common open space lots with minimal impacts to the tributary to East Catron Creek and associated wetlands. 7. Historical Features A waiver is requested for Historical Features Supplement information. It is not anticipated that Historical Features will be encountered on site. 8. Agriculture A waiver is requested for Agriculture Supplement information. It is not anticipated that the development of the subdivision will have adverse impacts on Agriculture. 9. Agricultural Water User Facilities A waiver is requested for Agricultural Water User Facilities Supplement information. The tributary to East Catron creek on the east side of the subdivision will not be significantly disturbed and is currently protected under a deeded wetlands per Document 2449987. 10. Water and Sewer A waiver is requested for Water and Sewer Supplement information as all information was previously submitted and reviewed under the Nexus Point public infrastructure submittal. The City of Bozeman approved the infrastructure plans for water and sewer and provided a letter indicating that adequate capacity exists within the City system to serve the proposed subdivision. The water and sewer infrastructure was completed in 2020 per the approved infrastructure plans. 11. Stormwater Management A waiver is requested for Stormwater Management Supplement information as all information was previously submitted and reviewed under the Nexus Point Site Plan Application. The City of Bozeman approved the infrastructure plans for stormwater and the stormwater infrastructure was installed in 2020. 12. Streets, Roads and Alleys Nexus Point Subdivision - Project Narrative Page 6 of 7 A waiver is requested for Street, Roads and Alleys Supplement information as all information was previously submitted and reviewed under the Nexus Point Site Plan Application. The City of Bozeman has approved the infrastructure plans for streets, roads, and alleys. Roadway easements were dedicated with the Site Plan application and the roadways were constructed in 2020. 13. Utilities A waiver is requested for Utilities Supplement information. The Utilities were submitted and reviewed with the Nexus Point Site Plan application. 14. Educational Facilities A waiver is requested for Educational Facilities Supplement information. The project received Site Plan approval. 15. Land Use A waiver is requested for Land Use Supplement information. The necessary land use information was submitted and reviewed with the Nexus Point Site Plan application. 16. Parks and Recreation Facilities A waiver is requested for Parks and Recreation Facilities Supplement information. The necessary park and recreation facilities information was submitted, reviewed, and approved with the Nexus Point Site Plan application. 17. Neighborhood Center Plan A waiver is requested Neighborhood Center Plan Supplement information. The necessary neighborhood center plan information was submitted, reviewed, and approved with the Nexus Point Site Plan application. 18. Lighting Plan A waiver is requested for Lighting Plan Supplemental information. The necessary lighting plan information was submitted, reviewed, and approved with the Nexus Point Site Plan application. The approved lighting plans included public street lighting and site lighting. Public street lighting was installed in 2020 with the roadways. 19. Miscellaneous A waiver is requested for Miscellaneous Supplemental information. The necessary Nexus Point Subdivision - Project Narrative Page 7 of 7 information was submitted and reviewed with the Nexus Point Site Plan application. 20. Affordable Housing A waiver is requested for Affordable Housing Supplemental information. The project is exempt from the Affordable Housing requirement as the subdivision creates commercial and multifamily units for rent, not single market rate homes. J. Parks and Recreation Facilities The project includes the construction and dedication of North Lantern Park in accordance with the Approved Site Plan. To summarize, 1.70 acres of public parkland and $201,499 of improvements-in-lieu of parkland was provided with the Site Plan. The park was approved with the Nexus Point Site Plan and has been financially guaranteed. K. Affordable Housing The project is exempt from the Affordable Housing requirement as the subdivision creates commercial and multifamily units for rent, not single market rate homes. L. Wildlife It is not anticipated that subdivision of the subject property will adversely impact wildlife. Effects from humans will be minimal because the site does not contain significant wildlife. The subdivision will be subject to the City of Bozeman animal control laws that require licensing of pets and leashes on dogs. All land included in the streets and public parks will be dedicated to the City of Bozeman for public use and enjoyment. All wetlands will be located in common open space lots with minimal impacts to the tributary to East Catron Creek and associated wetlands. M. Waivers of Right to Protest A copy of the recorded Waiver of right to protest Special Improvements Districts, Document No. 2682118, is included with this submittal. N. Water Rights The subdivision paid a $89,280 cash in lieu of water rights fee with the Nexus Point Phase 1 Site Plan Application. It is requested that cash in lieu of water rights for future phases be deferred to future development plan application.