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HomeMy WebLinkAbout035 Master Park Plan Write-UpNorton Ranch Subdivision, Phase 5A Master Park Plan April 2020 Prepared For: Norton Properties, LLC 63026 NE Lower Meadow Drive #200 Bend, OR 97701-5877 Prepared By: With: C&H Engineering and Surveying 03/03/23 22203 Norton East Ranch Ph. 5B FP Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan 50' 50' 50' N Project Location Norton Ranch Phase 5 is located north of West Babcock Street and south of the Lakes Subdivision, currently under development. Farmland borders the west edge of the subdivision with Aajker Creek running parallel just outside of the Norton Ranch property line. The east edge of the development is bordered by existing wetlands to be protected and farmland. Laurel Parkway Road will be extended from West Babcock north to The Lakes Subdivision. Vicinity Map THE LAKES SUBDIVISION EXISTING PLAYGROUND EXISTING NORTON RANCH PLAYGROUND NORTON RANCH NEIGHBORHOOD CENTER WEST BABCOCK ST. 2 PROJECT LOCATION Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Project Scope The Norton Ranch Phase 5 Master Park Plan is comprised of a variety of park and open space including a linear lark with multi-use pathway and large wetland conservation area. Parkland Goals: The parkland goals have been developed to conform with the City of Bozeman’s long range park plan: • Provide access to parkland from all residential lots and surrounding neighborhoods • Provide parking for visitors • Provide areas for socialization, active and passive recreation and play opportunities for children • Minimize impact to existing Wetlands and watercourse as well as retaining native and natural drainage corridors • Provide connections to link Norton Ranch Phase 5 with outerlying subdivisions both existing and proposed or under development. • Utilize and enhance retention ponds as an amenity • Minimize turf areas for water conservation Parkland Components: • Wetland Conservation area- A large portion of land at the northeast corner of the site is protected and undeveloped by a conservation easement. A Class II gravel path will provide access along the west edge of the wetlands. Wetlands west of Laurel Parkway have been mitigated with native trees and shrubs. • Playground- A play structure and small parking lot is proposed near the intersection of Laurel Parkway and Boomtown Road. • Retention Pond and Park-At the northwest corner of the park both active and passive recreation is provided with lawn space, shade trees, walking paths, a climbing boulder and picnic space. The retention pond is enhanced with groupings of native trees, shrubs and boulders for naturalization. • Linear Park and Pathway-A Class I asphalt path runs north to south providing a connection between Norton Ranch South and The Lakes Subdivision. A majority of the linear park is within the 50’ watercourse setback and will include native tree and shrub plantings as well as native grass. • Open Space- Open space running west to east will be planted with a low maintenance grass mix and a concrete pathway will provide pedestrian access. 3 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Dedicated Parkland Table 4Phase Block Lot ZoningNet Res. Acreage (ac) Zoning Denisty for Parkland (DU/ac) # Dwelling Units (Zoning) # Dwelling Units (Actual) Parkland Requirement Based on Zoning (Acres) Parkland Requirement Based on Actual (Acres) CIL Park Requirement (Acres) Dedicated Parkland (Acres) Required Parkland (Acres) Overall Parkland(Acres)1 N/A PARK R‐4 N/A N/A N/A 0 N/A 0.00 0 7.10 7.10 7.101 1 1 R‐4 N/A N/A N/A 4 N/A 0.12 0 0.00 ‐0.12 6.981 2 1 R‐4 N/A N/A N/A 12 N/A 0.36 0 0.00 ‐0.36 6.621 2 2 R‐4 N/A N/A N/A 16 N/A 0.48 0 0.00 ‐0.48 6.141 3 1 R‐4 N/A N/A N/A 20 N/A 0.60 0 0.00 ‐0.60 5.541 4 1 to 16 R‐4 N/A N/A N/A 16 N/A 0.48 0 0.00 ‐0.48 5.061 5 1 to 10 R‐4 N/A N/A N/A 10 N/A 0.30 0 0.00 ‐0.30 4.761 6 1 to 9 R‐4 N/A N/A N/A 9 N/A 0.27 0 0.00 ‐0.27 4.492 1 1 to 10 R‐4 N/A N/A N/A 10 N/A 0.30 0 0.00 ‐0.30 4.192 2 1 to 20 R‐4 N/A N/A N/A 20 N/A 0.60 0 0.00 ‐0.60 3.592A N/A PARK R‐4 N/A N/A N/A 0 N/A 0.00 0 1.00 1.00 4.592A 1 1 to 9 R‐4 N/A N/A N/A 9 N/A 0.27 0 0.00 ‐0.27 4.322A 2 1 to 9 R‐4 N/A N/A N/A 9 N/A 0.27 0 0.00 ‐0.27 4.052A 3 1 R‐4 N/A N/A N/A 4 N/A 0.12 0 0.00 ‐0.12 3.932A 3 2 R‐4 N/A N/A N/A 4 N/A 0.12 0 0.00 ‐0.12 3.812A 4 1 R‐4 N/A N/A N/A 4 N/A 0.12 0 0.00 ‐0.12 3.692A 4 2 R‐4 N/A N/A N/A 4 N/A 0.12 0 0.00 ‐0.12 3.572A 4 3 R‐4 N/A N/A N/A 4 N/A 0.12 0 0.00 ‐0.12 3.452A 4 4 R‐4 N/A N/A N/A 4 N/A 0.12 0 0.00 ‐0.12 3.332A 4 5 R‐4 N/A N/A N/A 4 N/A 0.12 0 0.00 ‐0.12 3.213A N/A PARK R‐3 N/A N/A N/A 0 N/A 0.00 0 0.33 0.33 3.543A 1 1 to 7 R‐3 N/A N/A N/A 7 N/A 0.21 0 0.00 ‐0.21 3.333A 1 8 R‐3 0.142 8 1 N/A 0.03 N/A 0 0.00 ‐0.03 3.293A 2 1 to 12 R‐3 N/A N/A N/A 12 N/A 0.36 0 0.00 ‐0.36 2.933A 3 1 R‐3 0.125 8 1 N/A 0.03 N/A 0 0.00 ‐0.03 2.903A 3 2 to 8 R‐3 N/A N/A N/A 7 N/A 0.21 0 0.00 ‐0.21 2.693A 4 1 to 12 R‐3 N/A N/A N/A 12 N/A 0.36 0 0.00 ‐0.36 2.333A 5 7 R‐3 N/A N/A N/A 1 N/A 0.03 0 0.00 ‐0.03 2.303A 7 7 to 12 R‐3 N/A N/A N/A 6 N/A 0.18 0 0.00 ‐0.18 2.123A 8 1 R‐3 N/A N/A N/A 1 N/A 0.03 0 0.00 ‐0.03 2.093B N/A PARK R‐3 N/A N/A N/A 0 N/A 0.00 0 1.91 1.91 4.013B 5 1 to 6 R‐3 N/A N/A N/A 6 N/A 0.18 0 0.00 ‐0.18 3.833B 6 1 to 6 R‐3 0.793 8 6 N/A 0.19 N/A 0 0.00 ‐0.19 3.643B 6 7 to 12 R‐3 N/A N/A N/A 6 N/A 0.18 0 0.00 ‐0.18 3.463B 7 1 to 6 R‐3 N/A N/A N/A 6 N/A 0.18 0 0.00 ‐0.18 3.283B 8 2 to 7 R‐3 N/A N/A N/A 6 N/A 0.18 0 0.00 ‐0.18 3.103C 3 9 to 16 R‐3 N/A N/A N/A 8 N/A 0.24 0 0.00 ‐0.24 2.863C 8 8 to 14 R‐3 N/A N/A N/A 7 N/A 0.21 0 0.00 ‐0.21 2.653C 9 1 to 7 R‐3 N/A N/A N/A 7 N/A 0.21 0 0.00 ‐0.21 2.443C 10 1 to 8 R‐3 N/A N/A N/A 8 N/A 0.24 0 0.00 ‐0.24 2.204 15 PARK R‐O N/A 8 N/A 0 N/A 0.00 0 0.82 0.82 3.02Apartments 4 11 1 to 4 R‐4 5.478 8 44 N/A 1.31 N/A 0 0.00 ‐1.31 1.71Townhomes 4 12 1 to 9 R‐4 0.689 8 6 N/A 0.17 N/A 0 0.00 ‐0.17 1.544 13 1 to 3 R‐O 2.853 8 23 N/A 0.68 N/A 0 0.00 ‐0.68 0.864 14 1 and 2 R‐O 2.099 8 17 N/A 0.50 N/A 0 0.00 ‐0.50 0.355A N/A WETLAND PARK R‐3 N/A 0 N/A 0 N/A 0.00 0 3.94 3.94 4.295A N/A PARK R‐2 N/A 0 N/A 0 N/A 0.00 0 0.98 0.98 5.275A N/A LINEAR PARK R‐2 N/A 0 N/A 0 N/A 0.00 0 0.25 0.25 5.525A ALL ALL R‐2 5.974 6 36 N/A 1.08 N/A 0 0.00 ‐1.08 4.205A ALL ALL R‐3 0.076 8 1 N/A 0.02 N/A 0 0.00 ‐0.02 4.185B ALL ALL R‐2 3.635 6 22 N/A 0.65 N/A 0 0.00 ‐0.65 3.525C ALL ALL R‐3 3.507 8 28 N/A 0.84 N/A 0 0.00 ‐0.84 2.685D ALL ALL R‐2 1.477 6 9 N/A 0.27 N/A 0 0.00 ‐0.27 2.425D ALL ALL R‐3 2.906 8 23 N/A 0.70 N/A 0 0.00 ‐0.70 1.72Totals 263 6.48 7.89 0.00 16.34 1.97 1.97EXCESS PARKLAND (after Phase 3C) 1.19 acresEXCESS PARKLAND (after Phase 3B) 2.20 acres EXCESS PARKLAND (after Ph. 4 Apartments and 9 Townhome Lots) 1.54acresEXCESS PARKLAND (after Phase 4) 0.35 acresEXCESS PARKLAND (after Phase 5) 1.97 acres Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Parkland Amenities and Furnishings Multiple benches are provided along the linear park, around the play spaces and at the retention pond for rest- ing spots. Picnic tables are also located around play equipment. Waste receptacles are placed in high use areas and along the linear path next to benches. Dog waste stations will be provided at key trail intersections and ends of trails for pet owner convenience. All site furnishings are to match the existing Norton Ranch develop- ments with the same manufacturer, color and finishes. The installation of additional furnishings, waste receptacles and dog waste stations not shown would be the responsibility of the HOA, city of Bozeman or such other entity established at a later date to construct and build such improvements. Site Furnishings Images 5 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Vegetation and Landscaping All vegetation shall be quality nursery stock free from disease or damage. Species have been selected that are hardy and suitable to our local climate. Trees A variety of canopy trees for shade, ornamental trees and evergreen trees are planned for visual appeal and diversity of species throughout the development. All trees are subject to approval by the City of Bozeman Forester. Tree sizes are to meet City of Bozeman size requirements and be varied for visual interest. Recommended Tree List Emerald Lustre Norway Maple Northwood Maple Skyline Honey Locust Amur Chokecherry Boulevard Linden Discovery Elm For Riparian and Watercourse Areas: Quaking Aspen Lanceleaf Poplar Black Cottonwood Shrubs Shrubs used within the watercourse setback will be native species suited to riparian conditions to enhance the existing streamway vegetation. A variety of species are used in natural groupings for visual interest. Native riparian shrubs are also to be used at the perimeter of the retention pond. The City Forester or planning depart- ment will approve final selection for all woody plant material. Recommended Shrub List (Riparian and Watercourse Areas) Serviceberry Golden Currant Bebb’s Willow Common White Snowberry Red Twig Dogwood Grasses Final grass seed mixes will be dictated by the construction documents. High Traffic park space areas and boule- vard strips will have a bluegrass/fescue mix. Zone 1 of the watercourse setback will have a native seed mix and detention areas will be seeded with a riparian mix tolerant of wet conditions. All other areas will receive a very low maintenance fescue mix to reduce irrigation. All areas disturbed by construction re to be properly prepared and seeded. 6 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Recommended Seed Mixes ABC Lawn Mix -Circle S Seeds Native Mix-Circle S Seeds Wetland Pasture Mix-Circle S Seeds Rough Mix-Circle S Seeds Irrigation All irrigation is to be off of wells within Norton Ranch. Park irrigation system and water source to be separate from open space irrigation. Parkland lawn areas and boulevard strips are to receive spray/rotor irrigation. Where applicable, MPR Nozzles or similar shall be installed to maximize efficiency at lawn areas. All trees and shrubs are to receive high efficiency emitter drip irrigation. Rain sensors and a smart controller are to be installed to eliminate water waste. Upon completion of installation, all warranty and maintenance infor- mation, 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. Trails The asphalt trail within the linear park shall be a Class 1 path at 120 inches in width. All other paths are to be a Gravel Class 2 path at 72 inches in width. The trail through Open Space 5A, 5B & 5C is to be concrete. Trail bed must be excavated a minimum of 6 inches deep, prior to installation of asphalt or gravel. All existing organic material shall be completely removed from the proposed trail location and sub grade sterilized. Trail must meet the original surface along both edges with a cross slope of 2% to provide for water drainage and meet ADA requirements. Where terrain allows, slope of trail should not exceed 20:1 with a cross slope no greater than 50:1 (2%) to provide for ADA accessibility. All damage to surrounding features and/or vegetation shall be reclaimed immediately. Encroaching weeds, due to trail construction, shall be treated and controlled for a mini- mum of 2 years after trail section is completed. All trails are to meet City of Bozeman Engineering Department trail standards and specifications. Trail Images Class I Asphalt Path 7 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Class II Gravel or Natural Fines Path 8 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Class II Gravel or Natural Fines Path 9 Trail Details Class I Asphalt Path Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Playgrounds Playgrounds shall be installed on Park land managed by the HOA/City of Bozeman. All playgrounds must be approved by a Certified Playground Safety Inspector (CPSI) and meet ASTM F1487-01, CPSC and ADA guidelines 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. Use zones are to have a concrete border to contain material. 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 play- ground installation. All work will be overseen and approved by a CPSI. No wooden structures will be approved. Two playgrounds are located in Norton Ranch Phase 5. A 5-12 year old play structure with multiple play com- ponents is proposed at the Southeast corner of the site with parking lot access as well as trail and sidewalk con- nections for pedestrian access. A climbing boulder is also proposed for alternative play at the Northwest corner of the site. Existing playgrounds both north and south of Norton Ranch Phase 5 are also accessible by trail connections and within walking or biking distance. Playground Details 10 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Playground Details 11 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Maintenance Responsible Party 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. The Association shall enter into an annual contract with a certified landscape contractor for upkeep and maintenance. The Association will be responsible for park maintenance until such time a City Wide Park Main- tenance district is created. The association shall be responsible for the maintenance of all open space/parks, paths and trails, and adjacent sidewalks and landscaping in street boulevards. Maintenance will also include care and replacement of playground equipment (CPSI approved) and/or site furnishings, replacement of dog waste station 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 The trees shall be staked for the first 2 years to help stabilize, after 2 years stakes and fencing must be removed to allow natural growth habit. Maintenance duties to be performed will consist of spring and fall clean up, 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. Trails Trails will be inspected regularly and receive routine patching and surface maintenance to prevent erosion or unsafe conditions. Weeds on or near the trails well be controlled following City of Bozeman standards, set by the City Parks Division, and using industry standards or as part of a weed control plan. Turf Care Native grass and areas should be mowed 1-2 times per year depending 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 lawn 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. Estab- lished lawns can receive a deep, but less frequent watering in order to conserve and not over water. 12 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Noxious Weed Control A weed control program will be developed that conforms to the requirements of the City of Bozeman, Gallatin County Weed 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, accord- ing to industry and local standards, on a regular basis, using appropriate applications and products. The utmost care shall be taken due to the proximity to wetlands and watercourse. 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 Divi- sion. 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. Lawn, trees and shrubs outside the 50’ watercourse setback should be fertilized as needed. Irrigation The irrigation system should be charged in April, 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 checked on a monthly basis for necessary adjustments. Drip emitters should be periodically checked and the system should be regularly monitored for line breaks, head breakage and vandalism. Head replacement should be done with the same brand to ensure efficient coverage for the shall working pres- sure 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 lift off until spring. Any nec- essary watering during the winter months should be done with a tank to prevent damage to the irrigation system. 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. 13 Norton Ranch Subdivision, Phase 5 April 2020 Park Master Plan Cost Estimate-Based on 2019 Installation and Material Costs TUVUWYZ[\] n^1)_ TY`VYY`Z\a0# S TbdVe\YZWW*f)gnN)#+ T\YVbUeZUe0#hnN)#+ T`UVWa\Z[W0# ij#h+ TddV``YZU`N'' 1#n13)  TdYVUabZba] nkf)+iS+ TbUVYa\Z[b5))S# 1 TaaV\YdZ\Wl i) mP<@A?9;<]fL 1 # mCCC*#+ TU[aVdY`Zba4+ $# n*1 # Installation and Phasing Owner or Developer is to be responsible for all park items on cost estimate. Phase 1 of the park spaces will be the creation of Park Easements. The construction and installation of the park will coincide with the Subdivision Plat Phasing Plan.