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HomeMy WebLinkAbout001 Narrative Master Site Plan Narrative RC 1 February 2023 February 2023 2 Table of Contents 1. Project Team 2. Project Narrative a. REMU Zoning Analysis b. Project History 3. Project Design a. Residential b. Streetscape c. Density d. Landscape e. Parkland f. Neighborhood Centers g. Infrastructure & Utilities 4. Entitlement period 5. Phasing 6. Draft design guidelines 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- Green Plan Appendix I - CCR's Appendix J - Bylaws Appendix K - Design Regulations Appendix L - Traffic Impact Study Appendix M – Wetland Delineation Report Appendix N - Floodplain Report Appendix O - Water Design Report Appendix P - Sewer Design Report Appendix Q - Stormwater Management Report Appendix R – Road Design Report Appendix S - Draft Preliminary Plat for Phase 1 Appendix T - Concurrent Construction request Appendix U - DNRC Intent to Issue Well Permit - Letter Appendix V - Weed Management Plan Appendix W – Commercial Area Tracking Table Appendix X – DRAFT Preliminary Plat Appendix Y – Middle Creek Ditch Letter February 2023 3 1. Project Team APPLICANT West University, LLC Attn: Barry Brown 109 East Oak Street, Suite 2B Bozeman, MT 59715 Ph. 406.581.3837 Email: barry@cannerydistrict.com PROJECT CONSULTANTS Intrinsik Architecture Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph. 406.582.8988 Email: tsteinway@intrinsikarchitecture.com Stahly Engineering & Associates Attn: Cordell Pool 851 Bridger Drive, Suite 1 Bozeman, MT 59715 Ph. 406.522.8594 Email: cpool@seaeng.com Design 5 Landscape Architecture Attn: Katie Sewell 111 North Tracy Avenue Bozeman, MT 59715 Ph. 406.587.4873 Email: ksewell@design5la.com Confluence Consulting Attn: Rich McEldowney 1289 Stoneridge Drive Bozeman, MT 59718 Ph. (406).585.9500 Email: rmceldowney@confluenceinc.com February 2023 4 2. Project Overview Executive summary The project team is submitting a Master Site Plan Application for all of the REMU Zoned area within the Aaker project. Submitted concurrently with this application is a Preliminary Plat application to divide the 95.41-acre parcel into 7 buildable lots (14.62 acres), 1 park lot (8.76 acres), 2 common open space lots (0.52 acres) road Right-of-Way (7.82 acres) and 1 restricted future development lot (63.68 acres, also referred to as “remainder parcel” or “future phase”). The portion of land south of Kagy and west of South 25th street is located in the restricted future phase but has been included in this application because of the REMU zoning designation. It is understood that further subdivision review will be required prior to these lots being developed. Community Vision Aaker (the “Neighborhood” or the “Property”) is a 95.41-acre property located at the northwest corner of the intersection of South 19th Avenue and Stucky Road. The Montana State BART Farm encompasses the majority of the north and western boundaries, whereas South 19th Avenue and Stucky Road act as the Property’s southern and eastern boundaries. Aaker is envisioned as a mixed-use, active community, which looks to benefit from on a variety of uses and housing types to create an inclusive and diverse neighborhood, that also provides amenities and services to the surrounding neighborhoods. This property is located approximately 2 miles from downtown and is directly adjacent to Montana State University. Aaker is uniquely situated to have spectacular views to both the Spanish Peak Mountains and the Bridger Mountains. The Neighborhood’s master plan strives to respond and support the site’s natural amenities to create a unique framework that February 2023 5 fosters walkability and a sense of place. This application is a big step in creating the vision for the Neighborhood. Several diagrams and exhibits show the full extent of the Neighborhood but the all of the B-2M zoned areas are still under development and will be further subdivided/master planned through future application(s). Furthermore, the reference information incorporating the remainder parcel is shown to demonstrate that the Neighborhood is being thought of in a holistic manor to enhance our overall design direction. Site Analysis This parcel is broadly surrounded by annexed land, although unannexed County lands abuts the parcel on its southern, western, and northern boundaries. The properties to the east are zoned a mix of residential and commercial zones. Also to the east is South 19th Avenue, a main transportation connection in Bozeman designated by the City as a principal arterial. Across 19th lies West Kagy Boulevard, a main gateway to Montana State University’s campus and student housing. To the north and west are PLI zoned parcels owned by the State of Montana (Montana State University). A buffer of land extends the full length of the north and west borders of the Property separating it from these PLI zoned parcels. Historically, this buffer area was created to separate the MSU lands from future development patterns and was not included in past annexations. To the south of the site lies the Stucky Road, a collector, with additional unannexed commercial and community center sites to the south of this road. The City of Bozeman has designated the Property as Community Commercial Mixed Use within the Future Land Use Map included in the City’s effective Community Plan. During the annexation process, a mix of B-2M (Community Business District - Mixed) and REMU February 2023 6 (Residential Emphasis Mixed-use District) were requested and granted. The portion of the property area zoned B-2M is 47.51 acres, while the REMU portion zoned area is 47.90 acres (each inclusive of the adjacent rights-of-way, for a total area of 95.41). the 47.51 acres of B-2M zoned land are not specifically included in this application and are shown for reference only. This Master Plan application does include the entire REMU zoned portion of the property. The intent of the REMU zoning district is to “preserve and integrate the natural amenity into the development.” One of the major constraints/opportunities for this site are the 2 unnamed waterways that pass through the eastern and western sides of the site. The waterways and associated wetlands create a unique opportunity to create sizable parkland, open space and trail corridors in proximity to all our proposed blocks. Additionally, this allows for the installation of the PROST plan trails to help promote pedestrian mobility. Outside of the waterways and watercourse setbacks, the Montana State BART Farm has been identified as a site constraint in terms of the future connectivity of this site. Montana State executed a land trade many years ago to create this land buffer and prevent any future development from interfering with or encroaching upon the agricultural operations/studies occurring at the BART Farm. In reviewing the 2008 MSU Master Plan, it appears the intention for this land directly to the west of our project site is to remain as an agricultural district for teaching and research programs. The plan proposes to protect a 250-acre area for the continuance of on- campus agricultural activities. Furthermore, their master plans do not show an extension of the existing street grid with streets like Kagy Boulevard. By not connecting Kagy, it dramatically changes the road classification on our site and the need for a principal arterial road cross section. Project History This project formally began with the submittal of an Annexation and Zone Map Amendment (for a mix of REMU and B-2M) Application back in October of 2021. The City Commission approved the Annexation and Zone Map Amendment on April 5th of this year. The Annexation agreement and Zoning ordinance were formally adopted in December 6th 2022. Following the Annexation & ZMA, a Concept Plan was submitted to outline the overall vision and framework for this project. The result of that application was a series of comments, primarily focused on the possible subdivision, that help inform us of the path forward as well as identify any red flags with our design. A Subdivision Pre-Application was submitted in May of 2022 to initiate Phase 1 of the Aaker project. The comments generated from that application have been used as a guide as this Master Site Plan Application. Submitted concurrently with this application is a Preliminary Plat Application. 3. Project Design The vision for the Aaker master plan was developed and influenced by several factors related to the natural site amenities, the community, and social framework of the area. Outlined below are planning principles that have been incorporated into the site program February 2023 7 and concept plan. These principles are to service as a guide for all levels and elements of design, phasing and implementation. These principals are as follows: Principle 1: Create diverse housing and commercial opportunities. Principle 2: Enhance and preserve the existing natural systems. Principle 3: Enhance the overall community connectivity. Taking these principles into consideration, the plan has been developed to utilize walkable streets, ones that integrate with the existing and future neighborhoods. Kagy Boulevard aims to be the main entry point into the neighborhood and will be extended to the western property boundary. All of the block frontages along street frontages will be designated as “Mixed”. This will allow flexibility to develop certain areas with a more urban commercial “Storefront” feel and other areas as more residential “Landscaped” feel without having to change the block frontages down the road. The buildable lot adjacent to the park will utilize the park/trail block frontage. It is likely that any private roads or parking lot access will utilize the special residential block frontage standards when adjacent to a sidewalk but that will be furthered designed through the Site Plan processes. The PROST Plan identifies 2 north/south trail corridors through our site, one along the western side of the site and the other along the eastern side of the site. The western trail will be a 10’ concrete trail as requested by the Parks Department. The eastern trail will remain as the Class 2 6’ gravel trail. Additionally, Kagy Boulevard is identified in the PROST Plan to have a shared use path within its right-of-way. All three of these pedestrian amenities are intended to be transportation pathways. All PROST Trails south of Kagy will be built in future phases but are shown for reference. Land Use Analysis The REMU zoning district envisions residential as the primary use across a range of product types. This project aims to create a variety of housing typologies at a variety of price points to appeal to a wide range of demographics, household types and ages. Aaker is positioned to have unique linkages with several education facilities with Montana State University being directly adjacent, Moring Star Elementary being about a half mile away and Sacajawea Middle School being about a mile away. These linkages coupled with the diverse house products will create a diverse and unique community on the south side of Bozeman. Residential The residential component of the first phase of Aaker will create diverse housing options starting with townhouse/rowhouses, and mixed use/apartments. These housing types will greatly feed community commercial components that are envisioned in Phase 1 and future phases of this project. Block 2 and Block 3 are most suited for high density residential development given their proximity to the proposed park system, and access to the overall transportation network. Block 3, Lots 2 & 3 front Kagy boulevard which has potential to carry a great volume of traffic, making these blocks more suitable for a mixed-use land use pattern with commercial on the ground floor and residential above that. This mixed-use pattern will also create a great transition for the future phases of the project. These mixed- February 2023 8 use blocks will act as the transition from more commercial development currently envisioned in future phases and the more residential development to the north. The portions of this Master Plan that are located in future phases are significantly impacted by the wetland system to the east, which limits their connectivity. This limited connectivity lends itself to be a less dense development pattern than what is envisioned in Block 2 and Block 3 of Phase 1. The specific housing typology are currently envisioned to range from single household detached, all the way up to townhouses/rowhouses. These housing typologies will also provide a better transition to the agricultural activities to the west. Community Commercial In this first phase, Block 1 is envisioned as a community commercial amenity. This amenity is envisioned to serve as an asset for the whole Neighborhood. While the design of that lot is still in early planning stages, the envisioned uses range from a community gear garage, event center, coffee shop, etc. The goal of this lot is to create a community amenity that anchors the Neighborhood and helps build the Neighborhood’s identity and brand. Of the 20.08 developable acres included in this Master Plan application, Block 1 Lot 1 is only 1.35 Acres or 5%. As outlined in UDC section 38.310.060 non-residential uses must not exceed 30% of the total gross building square footage of all the uses within the master planned area. The specific buildings designs are in early stages and exact square footages are unknown, so for this reason a commercial tracking table has been included as a separate appendix (Appendix V). This table will track the residential square footage and the percentage of commercial built. It is envisioned that this will be monitored and administered by the to be formed Property Owners Association. Hypothetically, if you use the total land area designated for residential and mixed use in this Master Plan and the minimum density of 12 units an acre (anticipated to be in the 12-30 U/A range) the number of units created would be 224 units. If each unit is a 600 SF, one bedroom unit, the square footage created would be 134,856 SF. In this scenario the maximum amount of commercial area that could be created is 40,456 SF which is significantly more than the commercial anticipated with this REMU zoned area. These numbers will be accurately tracked in the commercial tracking table (Appendix V). Density Density is an extremely important component to this phase and future phases of the neighborhood. It will be vital to strike a good balance of density to activate and support the Land Use Table Use Proposed Land Area (Acres) Percent of Total Community Commercial 1.35 7% Residential * 16.26 81% Mixed use 2.47 12% Total 20.08 100% *Includes both residential lots in future phases February 2023 9 mixed-use commercial area that will be located in future phases. At this time the number of dwelling units are still in flux, but more concrete numbers will be submitted with each site plan application. It is estimated that the average density will be in the 12-30 unit an acre range. Please see Appendix B for a proposed land use for each block. The lots on the western side of the project are limited by the transportation network so it is envisioned that they will likely be of lower densities than the rest of the blocks to the north and east. There are several housing typologies envisioned for this project that range from detached single household units to multi-unit attached. Streetscape A community design framework Master Plan has been included in this submittal to show the possible block frontages that will be applied to this project site. As it is currently proposed all public street frontages will have the Mixed Block Frontage, which will allow for the most flexibility when it comes to future site plan applications. A developer could choose to have the buildings closer to the street with a wider sidewalk or setback with a landscape buffer. Site elements such as lighting, plant materials, site furnishings and signage will be consistent across the project which will help define the character of the Neighborhood. The sidewalk layout is designed to preserve the continuity of the Neighborhood and to provide maximum opportunities for walkability. While the Neighborhood is designed for vehicles to have convenient access across the site, one of our major goals is to promote and encourage people to choose walking or biking as the preferred method of travelling. Pedestrian safety measures are being pursued to allow residents and guest that are walking to avoid conflicts. Some of these measures include appropriate signage, wider multi use path (along Kagy), raised or textured crosswalks and an integrated trail network. 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 The Aaker Park Master Plan is comprised of three main components: Dedicated Park Areas, Common Open Space Areas (with Public Access Easements) and a Trails Network. 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 February 2023 10 · Provide areas for passive and active recreation · Protect, retain, and improve native and natural drainage corridors · Address current parkland needs while also minimizing impacts to wetlands and streams · Minimize hard or impervious surfaces Dedicated Parkland is envisioned to make up 27.50 acres of the Aaker project. These spaces contain wetlands, ponds, trails, playgrounds, manicured lawns, pavilions, and other major park amenities. Approximately 10.51 acres is comprised of wetland areas, 8.78 acres is watercourse setback, and 0.83 acres is stormwater pond area. This results in 7.37 acres of qualifying acreage. This is less than the required amount by 0.25 acres (0.15 acres in Phase 1). It is proposed that Improvements-In-Lieu, in the amount of $24,983, be used to made up this deficit in qualifying land. The Cash-In-Lieu required based on residential density will be proposed as Improvements- in-Lieu to the parks totaling 5.22 acres or $522,904 worth of improvements. Bringing the total required Cash or Improvements-Lieu value to approximately $547,887. In reference to Resolution 4784, the City will accept value in-lieu of land as cash or by means of privately constructed improvements within a public park. This proposal prioritizes the acquisition of land rather than payments to the City but attempts to find a balance between the options. The improvements proposed will exceed the minimum requirements of the Bozeman UDC. The value of provided recreational opportunities to the community will exceed the equivalent value of cash-in-lieu. For more information, please see the Parks Master Plan included as Appendix F. Neighborhood Centers 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 envisioned that the Neighborhood will have several smaller focal points distributed among each phase. 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. It aims to introduce a variety of commercial uses to a currently underserved portion of the City. Both ends of the envisioned center will be in the vicinity to planned parks which creates a unique opportunity for recreational and commercial uses to interact. Finally, this diversity in uses will allow people the opportunity to live and work within close proximity. For Phase 1, the Block 1 park area will be the focal point. This park aims to highlight the watercourse and other natural amenities with the creation of a trail network. Additionally, this park looks to create a community gathering space with features like a pavilion and a dog park. Please see the Parks Master Plan Appendix F for more information about the phasing of improvements. Additionally, Block 1 Lot 1 is envisioned as a community commercial amenity. This amenity is envisioned to serve as an asset for the whole Neighborhood. While the design of that lot is still in early planning stages, the envisioned uses range from a community gear garage, event center, coffee shop, etc. This lot is located over the 600’ to the geographical center of the site but is directly adjacent to the park described above, which is within the 600’ range. February 2023 11 The goal of this that these two amenities combined will anchor the Neighborhood and helps build the Neighborhood’s identity and brand. The qualifying criteria for these locations 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. · 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 one phase. Installation of improvements for future phases will be identified in future application(s). These common subdivision improvements will need to be installed or financially guaranteed prior to occupancy of any structures within that 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 The proposed phasing of Aaker is based on current and proposed infrastructure needs. It is understood that the requirements for Parks, Open space, and Neighborhood Centers will need to be met with each phase and these requirements will be confirmed during each future site plan application. Parks and relevant utility and transportation phasing information is included as appendices (Appendix F, Appendix O-Q). Financial guarantees will be provided as necessary to ensure the development is constructed according to the proposed phasing. 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 February 2023 12 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. Design Guidelines The design guidelines have been included in the Preliminary Plat application as well as included herein as Appendix K. All infrastructure design reports have also been included as Appendices (Appendix O-Q). 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.