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HomeMy WebLinkAbout001 - SRX MSP Narrative South Range Crossing Master Site Plan May 2023 2 Table of Contents 1. Project Team 2. Narrative a. REMU Zoning Analysis b. Project History 3. Project Design a. Land use analysis b. Streetscape d. Landscape e. Parkland f. Neighborhood center g. Infrastructure & utilities 4. Entitlement Period 5. Phasing 6. Design Regulations 7. Departures Appendices Appendix A - Vicinity Map Appendix B - Land Use Diagram Appendix C - Block Frontage Diagram Appendix D - Developable Area Diagram Appendix E - Phasing Plan Appendix F - Parks Master Plan Appendix G - Environmental Assessment Appendix H – Subdivision Green Plan Appendix I - CCR's Appendix J - Design Regulations Appendix K - Traffic Impact Study Appendix L – Wetland Delineation Report Appendix M - Water Design Report Appendix N - Sewer Design Report Appendix O - Stormwater Management Report Appendix P – Draft Preliminary Plat Appendix Q - Concurrent Construction request Appendix R - DNRC Intent to Issue Well Permit - Letter Appendix S - Weed Management Plan Appendix T – Conservation District Determination Appendix U- Agricultural Water Users Memo Appendix V – Commercial Area Tracking Table 3 1. Project Team Owner & Applicant: Providence Development Company, LLC Attn: Parker Lange 529 East Main Street Bozeman, MT 59715 Ph: 406-595-4560 Email: plange@providencedevco.com Representative: Intrinsik Architecture, Inc Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph: 406-582-8988 Email: tsteinway@intrinsikarchitecture.com Planning: KTGY Attn: Casey Roberts 17911 Von Karman Avenue, Suite 200 Irvine, CA 92614 Ph: 949-268-8545 Email: croberts@ktgy.com Engineering: Morrison – Maierle Attn: Matt Ekstrom 2880 Technology Blvd W Bozeman, MT 59718 Ph: 406-922-6784 Email: mekstrom@m-m.net Landscape Architecture: Design 5 Attn: Troy Scherer 111 North Tracy Ave Bozeman, MT 59715 Ph: 406-587-4873 Email: troy@design5la.com 4 2. Project Narrative I. Project Overview Executive Summary The project team is submitting a Master Site Plan for the South Range Crossing Development project. This project will divide 38.4 Acres into 97 lots and associated street/trails, which further breakdown into 4 park lots, 5 stormwater lots, 9 open space lots, 8 commercial lots, and 71 residential lots. There have been several Pre-Application calls with the city to discuss this project and the overall vision. Vision South Range Crossing (Project or the Development) is a 38.4-acre undeveloped parcel located on the south side of Bozeman. The proposed project consists primarily of residential housing units (rental and for sale product) with accompanying parkland and commercial uses to support the residential neighborhood. The location provides a unique opportunity to provide Bozeman with an additional well- planned addition to the city. The subdivision will support the areas’ natural amenities to create a unique framework that fosters walkability and a sense of place with a variety of offered housing options and supporting commercial spaces. South Range Crossing is envisioned as an active community which will consists of a diverse set of residents with a range of income and demographics, that also enhances the surrounding amenities and will offer services to surrounding neighborhoods. 5 Site Analysis The South Range Crossing property is situated at the southeast corner of the intersection of South 19th Avenue (Principal Arterial) and Graf Street (Collector), which makes it a great location for infill development. When looking at the zoning in the area there is REMU to the south (Blackwood Groves) R-2 to the east (Alder Creek), R-3 to the west (Southbridge) and R-1 & R-2 on an underdeveloped parcel. The Community Plan has designated this property as Urban neighborhood within the Future Land Use Map. Prior to submitting this application, a Zone Map Amendment was submitted to rezone this property to REMU, which would match the zoning to the south. The REMU Zoning will allow for the South Range Crossing vision to be realized. The South Range Crossing project will look to extend all logical road connections from both the east and the south and will look to align accesses across 19th into the neighbors to the west. Furthermore, South Range Crossing will integrate into the existing parks system to fill in a vital missing component. When looking at the larger park system this will complete the last piece in creating a large three neighborhood loop. A resident or pedestrian will be able to visit parks in three different neighborhoods with a very minimal distance on a street sidewalk. Project History This project formally began back in June of 2022 with a kickoff Pre-Application call with City staff. This call was the precursor to the submittal of an Zone Map Amendment (for REMU) in August of 2022. The City Commission approved the Zone Map Amendment on December 13th. The ordinance formally adopting the Zoning is in the process of being finalized likely be effective in the first part of 2023. Following the ZMA, Subdivision Pre-Application was submitted to outline the overall vision and framework for this project. The comments generated from that application have been used as a guide as 6 this Master Site Plan Application. Submitted concurrently with this application is a Preliminary Plat Application. 3. Project Design Land Use Analysis - Residential As an alternative to traditional 2 and 3 story apartment-style rental communities, the Build-for-Rent (BFR) neighborhoods at South Range Crossing are configured to deliver a single-family home rental lifestyle while also providing residents with the benefits of shared amenity spaces. Designed with pedestrian connectivity in mind, the BFR neighborhood is a collection of individual homes that positions front doors around green spaces and public streets. Residents can enjoy the interconnected system of paseos, pathways, and sidewalks with a focus on communal open spaces and an attractive street scene. Each unit is allocated an attached or remote single car garage. With privacy, quality and convenience, build-for-rent neighborhoods take the best aspects of the for-sale neighborhoods residents love and offer single family homes within a professionally managed rental community. The second product type highlighted in the Sough Range Crossing Project is townhouse/rowhouses. There are several lots proposed to be fee simple townhouse lots. Additionally, there are larger lots that will facilitate the development of Rowhouses through a further site plan review.. All of the townhouse/rowhouses will have front on either a street or open space lot and will take vehicular access from an alley. It is understood that there are additional Townhouse/Rowhouse design standards in the Bozeman code that will be adhered to. These standards will be confirmed with a future site plan/sketch plan review. Land Use Analysis - Commercial South Range Crossing will feature 7 commercial development lots and 1 common shared parking lot area. This common parking lot will service all of the commercial uses in the project. Locating this lot on its own lot will allow for the parking to be maintained, owned and operated by the HOA. The total allowed commercial area will be dictated by the gross square footage of residential space created in the neighborhood. The REMU zoning caps the amount of commercial space to 30% of the gross square footage of the project. While the specific layouts and square footages are still being design it is anticipated that the total gross square footage will be approximately 355,00 GSF. This puts the total allowed commercial area to be approximately 106,500 SF. Because the specific floor plans and square footages are in flux, a commercial tracking table has been included to track the gross square footage. It is anticipated that this commercial tracking table will be submitted with each subsequent commercial site plan to ensure compliance with the 30% standard. 7 Land Use analysis - Density The REMU zoning district envisions a balance of both residential at a variety of shapes and scales, coupled with a small amount of neighborhood commercial. The intention is to create 2 distinct product types, Townhouses/Rowhouses and Build for Rent Single-Households. These housing types and the housing in the surrounding area will greatly feed the larger community commercial component that are envisioned at the corner of South 19th Avenue and Graf Street. At this time the dwelling unit configurations (floor plan size and total number) is still in flux, but more concrete numbers will be submitted with each site plan application. The goal is to achieve an average density between 12-25 DU/A. Please see the Land use table below: Area (in Acres) Percent of Total Area in Residential Lots 71 19.34 54% Townhouse/Rowhouse Lots 12 3.09 8% Build For Rent Pod Lots 59 16.9 44% Area in Commercial Lots 8 3.76 10% Area in ROWs NA 7.71 20% Area In Park 4 3.87 10% Area in Open Space 9 2.60 7% Area in Stormwater 5 0.47 1% Total Site Area 97 38.40 100% 8 Streetscape The streetscape and block frontage will take the shape in variety of different ways in South Range Crossing. The majority of the public streets will utilize the block frontage landscape with the exception of the commercial lots. As outlined in section 38.510.020 D. all new or undesignated street in commercial and mixed use zones shall use the block frontage mixed. It is anticipated that these lots will have a primary frontage along an external street. Additionally, they will likely have a street frontage fronting along a internal parking lot which swill conform with internal roadway or special residential block frontage standards. The buildable lots adjacent to parks will have a secondary “Park” block frontage. Lastly, the buildable lots that front onto open space tacks will utilize the special residential block frontage standards. these block frontages are depicted on the community design framework master plan included as appendix C. These lots are somewhat large, so additional block frontages may be identified as each lot goes through site plan review. Landscape All landscaping will comply with the mandatory landscaping provision of the UDC, include the use of drought tolerant plants, use of appropriately sized landscape plant material, coordination with utilities, use of permanent irrigation and perpetual maintenance in a health condition. Furthermore, all required ROW landscaping will comply with the UDC regulations. All mature trees and significant vegetation will be preserved where possible, as they are a direct enhancement of the pedestrian streetscape environment. All site development will go through a future site plan application to verify all on site landscaping meets the intent of the UDC. Parkland By putting a focus on the parkland and shared community areas, South Range Crossing will create opportunities for the community to gather and move through the site. The overall park system is proposed to integrate into the parks system of the adjacent neighborhoods of Alder Creek and Blackwood Groves. Additionally, the neighborhood’s design reflects the REMU zoning district’s intent to preserve and integrate the natural amenities into the development. Please refer to the Parks Master Plan for detailed information on the specific park features and amenities. 9 Neighborhood center The South Range Crossing project will have 2 distinct focal points within the neighborhood. The first focal point will be the commercial component proposed on the corner of 19th and Graf. This area is envisioned to have a series of plazas/outdoor gathering areas as well as be a neighborhood commercial hub for the neighborhood and surrounding area. The second Neighborhood center will be the central park. This larger park is planned to have a variety of amenities that will serve a wide audience. The size and scale of the Property, along with the proposed zoning designations, allow for the creation of a diverse and dynamic focal point for all the residents and adjacent neighborhoods. It is anticipated that South Range Crossing will have 2 main focal points, the commercial center in the NW corner of the site and then the larger central park. The main focal point, while not included in this application, will be the area between South 25th Avenue, South 22nd Avenue and south of West Kagy Boulevard. The park area dedicated in phase 1 will aim to be the central focal point highlighting amenities centered around all ages. It is proposed that there will be multi-sport courts, ping pong tables, cornhole, custom seating features and pavilion shade structures. The commercial center while still under development aims draw in a wide range of users. The anticipated site plans will feature plazas in between buildings generating a community gathering space. Please see the Parks Master Plan Appendix F for more information about the phasing of park improvements and amenities. The qualifying criteria for this location are described below: 38.410.020.A.1 - The proposed neighborhood center is within 600’ of the geographical center of the site. 38.410.020.A.2 – This park is proposed to be developed in one phase. 38.410.020.A.3&4 - This neighborhood center has less than 100% frontage but more than 50%. Maintenance of this neighborhood center is further described in the Parks Master Plan Appendix F. 10 38.410.020.A.5&6 - This neighborhood center is also being used to meet our parkland requirements for the project. There is significant area in land used as open space with enhanced natural features and a nice gathering space in the middle. Infrastructure & Utilities Common subdivision infrastructure improvements are critical to the Property utility, transportation, and parkland networks. The construction of these improvements will be installed in phases. Please see phasing plan Appendix E and the Phasing section of the narrative below. These common subdivision improvements will need to be installed or financially guaranteed prior to occupancy of any structures within each phase. Furthermore, a request to construct site improvements including residential structures, concurrently with these common subdivision infrastructure improvements is included in this application. 4. Entitlement period The project is to be constructed over a period of three to five years. Extension to the Master Site Plan may be sought, as necessary. Following approval of the Master Site Plan, the applicant intends to submit sequential individual site plans for specific areas within the Master Site Plan. Each subsequent application for a site plan shall be consistent with the approved Master Site Plan and subject to the review criteria of Section 38.230.100.A BMC. 5. Phasing This application is a subdivision of the overall neighborhood that will be strategically constructed in Phases. The proposed Phasing of the property will consist of six (6) phases of the project which will provide self-contained housing, improvements, and parkland to appropriately serve each Phase. Common Subdivision Infrastructure Improvements are identified on the Phasing Plan. A list of the Common Subdivision Improvements by phase is: Phase 1 • Construct Brookdale Drive from South 15th Avenue to the west Phase 1 Boundary including water, sewer, and drainage facilities. • Construct Canter Avenue from W Graf Street to the south Boundary including water, sewer, and drainage facilities. • Construct Street A including water, sewer and drainage facilities. • Construct Alder Creek Drive from Street A to the phase 1 western boundary including water, sewer and drainage facilities. • Dedicate all of the park land • Construct Phase 1 Build for Rent (BFR) neighborhoods & the townhouse/rowhouses. • Begin construction of Park Improvements as Improvements In Lieu of Parkland for phase 1. • Site improvements will be phased according to the South Range Crossing Phasing Plan Phase 2 11 • Extend Alder Creek Drive to its connection with the existing South 15th Avenue connection including water, sewer, and drainage facilities. • Construct Phase 2 Build for Rent (BFR) neighborhoods. • Begin construction of Park Improvements as Improvements In Lieu of Parkland for phase 2. • Site improvements will be phased according to the South Range Crossing Phasing Plan. Phase 3 • Complete Street B from Alder Creek Drive to Brookdale Drive including water, sewer, and drainage facilities. • Extend Brookdale Drive from Canter to its connection with Street B including water, sewer, and drainage facilities. • Construct Phase 3 Build for Rent (BFR) neighborhoods. • Complete Construction of Park Improvements as Improvements In Lieu of Parkland for phase 3. • Site improvements will be phased according to the South Range Crossing Phasing Plan Phase 4 • Complete Southbridge Drive including water, sewer, and drainage facilities. • Construct Phase 4 townhouse neighborhood with associated onsite utilities and improvements. Phase 5 • Complete Brookdale Drive from Street B to South 19th Ave including water, sewer, and drainage facilities. • Construct the commercial buildings (7) with associated onsite improvements such as utilities, parking and plaza areas. The projected entitlement period for this Master Site Plan is five (5) years; however, based on the size and scale of this project, extension(s) may be requested. A phasing plan has been included in this application as Appendix E, however, should the phasing need to follow a different order, the applicant is willing to provide contingencies described in modifications or extensions requested for the Master Site Plan. Should a modification of the proposed phasing become necessary, the applicant will ensure any modified phasing sequencing will line up with City standard and requirement to ensure that all infrastructure networks are properly connected. 6. Draft Design Guidelines The design guidelines have been included in the Preliminary Plat application as well as included herein as Appendix P. All infrastructure design reports have also been included as Appendices (Appendix M-O). 7. Departures At this time, no departures are requested. Each lot will be required to go through the site planning process, at that time departures may also be requested.