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HomeMy WebLinkAbout01_UF Preliminary Plat Narrative Updated 4-3-24City of Bozeman Community Development Department 20 E Olive Street Bozeman, MT 59715 Initial Submittal: February 10, 2023 Updated: April 3, 2024 Urban + Farm Phase 2 Preliminary Plat 2 CUSHING TERRELL Owner/Appliant Laurel Parkway, LLC Outlaw Real Estate Partners PO Box 161236 Big Sky MT 59716 Planning & Cushing Terrell Landscape 411 E Main Street Architecture Bozeman MT 59715 Engineer Hyalite Engineering 2304 N 7th Ave. Suite L Bozeman MT 59715 Wetlands Sun Dog Ecological, Inc PO Box 1424 Bozeman MT 59715 Project Team Planning KTGY Group, Inc. 3660 Blake Street, STE 500 Denver, CO 80205 Water Rights DMS Natural Resources 602 S Ferguson Ave, STE 2 Bozeman, MT 59718 3 URBAN + FARM PHASE 2 Project Narrative Urban + Farm is a master-planned, mixed-use community in Bozeman setting a new precedent for active, sustainable living in Southwest Montana. Anchoring West Bozeman, Urban + Farm is located within city limits and includes a diverse mix of housing and experiential opportunities. Designed to be a “complete community”, Urban + Farm will provide opportunities for a mix of housing types, civic and commercial services and recreational opportunities. Urban + Farm includes many amenities planned to be enjoyed by residents and visitors alike. The commercial center envisioned within Urban + Farm creates commercial opportunities for the area and combines them with public space and civic build- ings, trail connections and parkland to create a new destination in west Bozeman. Using higher densities, housing variety and new urbanist design, the vision for Urban + Farm seeks to create a distinct neighborhood character and builds on existing residential and com- mercial development in the area. Nestled between Norton Ranch subdivision to the north and Loyal Gardens subdivision to the south, Urban+ Farm prioritizes mixing density and housing variety with smart park planning and multi-modal transportation options to build neighborhood character and to create a place where people want to live. The high-density residential housing encouraged within B2M zoning will bring diversity to the large single-family subdivisions currently found in the area and provide increases in density that the city is looking for. The design intent of Urban + Farm ultimately seeks to optimize residential density using different hous- ing types, emphasize neighborhood and commercial opportunities to create a neighborhood that aligns with the Community Commercial Mixed Use land use designation assigned to the site in the Bozeman Community Plan. 4 CUSHING TERRELL Site Description Urban + Farm Phase 2 is comprised of 2 parcels totaling approximately 86.44 acres. The site is generally located on the western most side of city limits and is flanked by Fallon Street to the north and Huffine to the south. Urban + Farm Phase 1 is located immediately to the north. A Preliminary Plat application for Phase 1 has already been submitted under a separate application and is currently under city review. The project site is currently vacant of structures except for agricultural outbuildings and a house, the parcels are the remaining undeveloped properties associated with the Norton East Ranch Subdivision. Current zoning is as follows: • Lot R4, 68.9 acres = REMU & B2M • Portion of COS 1005, 18.2 acres = B2M URBAN + FARM // BOZEMAN, MT // DECEMBER 16, 2022 BAXT ER CR EEKPOND LILY DRIVEPOND LILY DRIVEURBAN + FARM // Site Land Use 300’600’150’0’ HUFFINE LANEHUFFINE LANE VALLEY COMMONSVALLEY COMMONS NORTON RANCHNORTON RANCHCOMMUNITYCOMMUNITY COMPETITION DRIVECOMPETITION DRIVE FALLON STREETFALLON STREET MAY FLY STREET EXISTING PARK MIXED USE MIXED USEMIXED USERELIANCE STREETRELIANCE STREETELDORADO AVENUEELDORADO AVENUELAUREL PARKWAYLAUREL PARKWAYWATER LILY DRIVEWATER LILY DRIVEBETTY LANEBETTY LANERECREATION CENTERRECREATION CENTER GREENHOUSEGREENHOUSE VILLAGE CENTERVILLAGE CENTER REMU REMU B-2M B-2M EASEMENT FOR FUTU R E CONNECTOR PATH EASEMENT FOR FUTURE CONNECTOR PATH PHASE 2 Current Zoning Map 5 URBAN + FARM PHASE 2 Land Use Description & Compli- ance with 2020 Community Plan According to the 2020 Community Plan, the site has a Future Land Use Designation of Community Commercial Mixed Use. This Land Use Designation promotes the development of commercial areas necessary for economic health and vibrancy within the city. It also calls for mixed use building and commercial and residential development to capture densities that are higher than currently seen in Bozeman. The Community Business District - Mixed (B2M) zoning is an implementing district for the Community Commercial Mixed Use Land Use (CCMU) and certainly aligns with the goals for CCMU areas. The intent of the B2N district is to provide for a variety of commercial functions and multihousehold dwellings. Development should ultimately be pedestrian oriented and have access to public transit or arterial corridors. As proposed, Urban + Farm Phase 2 builds on this character established in the Community Plan and zoning and begins to implement it through the creation of a street network, planning area parcels and a network of parks and open space areas. Specifically, each planning area parcel proposed in the Preliminary Plat is sized to accommodate future development that complies with B2M standards. Further, the street grid has also been carefully planned for high density development. Laurel Parkway, designated as a collector street will be expanded to the south and ultimate connect to a new signalized intersection at Huffine Lane. In addition, Urban + Farm Phase one will include the extension of the following local streets: North/South • S Eldorado Avenue • Reliance Avenue • Pond Lily Drive • Water Lily Drive East/West • Competition Drive • Valley Commons Drive Both Competition Drive and Valley Commons Drive will terminate at the park space running the length of the western property line (subject to variance approval). At the request of the city, ROW easements are in place through the park providing an opportunity for future road extensions. This street network optimizes traditional city block lengths, provides for bike traffic and establishes corridors that emphasize pedestrian experience. This framework will create a activated and urban setting once site plan development occurs. Building on vehicular routes, Urban + Farm Phase 2 also includes an extensive network of multiuse paths, trails and sidewalks. With most park and open space areas located within a 15 minute walk, these routes provide complete non-vehicular access the length of the site. 6 CUSHING TERRELL Cross walks, bulb outs, sections of reduced street width, and designated bike lanes provide safety features that emphasize the importance of multi- modal transportation within Urban + Farm and encourage use. Combined, these routes and features provide an easy and convenient transportation alternative for residents and visitors wishing to explore and travel through the neighborhood on foot or on a bike. Urban + Farm is envisioned as a complete community, one that integrates residential and commercial uses to create a vibrant neighborhood. Proposed uses include all uses allowed in the B-2M zoning district as listed in the UDC with an emphasis on mixed use buildings, neighborhood commercial services and employment centers for the commercial core and high density residential opportunities in supporting areas. A commercial core area may be located directly off Huffine in the southeast portion of the neighborhood. Parcel area and street layout provide the framework needed to support multi-story commercial and mixed use buildings. On street parking and robust pedestrian routes ensure that both patrons and workforce can access the commercial area hassle free. Civic uses have also been planned for within Urban + Farm Phase 2. Developers have been in contact with city officials to discuss a potential site for a new fire station. Affordable housing is also planned for Urban + Farm Phase 2. Lot 1 Block 12 is set aside for the development of affordable units. Additional coordination with the City is needed to further refine plans for this area.[‘];/ Urban + Farm Phase 2 includes plans for a thoughtful parks system, open space and a wetland conservation area. Together, these amenities provide amble outdoor recreational opportunities in West Bozeman. For additional details on the parkland dedication assumptions for Urban + Farm Phase 2, including discussion of CILP, please reference the Parks Master plan. • Application includes infrastructure and planning areas • Further development will go through standard City review (Site, Building, Engineering, etc.) • Intent to follow existing B2M zoning • Desire to include mix of residential, commercial, and mixed use • Robust open space, parks, and trails • Multi-modal transportation PHASE 2 PRELIMINARY PLAT // BOZEMAN, MT // APRIL 1, 2024 SITE PLAN Overall Site Plan BAXT E R C REE KPOND LILY DRIVEPOND LILY DRIVEPhase 0 Phase 1 Phase 2 COMMERCIAL COMMERCIAL HUFFINE LANEHUFFINE LANE VALLEY COMMONSVALLEY COMMONS NORTON RANCHNORTON RANCHCOMMUNITYCOMMUNITY COMPETITION DRIVECOMPETITION DRIVE FALLON STREETFALLON STREET MAY FLY STREET EXISTING PARKRELIANCE STREETRELIANCE STREETELDORADO AVENUEELDORADO AVENUELAUREL PARKWAYLAUREL PARKWAYWATER LILY DRIVEWATER LILY DRIVEEASEMENTEASEMENT ROWROWEXTENSIONEXTENSION MILLHOUSE MILLHOUSE APARTMENTSAPARTMENTS1.45 AC1.45 AC MAYFLYMAYFLY5.47 AC5.47 AC THE GRANGETHE GRANGE2.10 AC2.10 ACLOT 1LOT 11.40 AC1.40 AC OSOS0.13 AC0.13 AC PARKPARK0.44 AC0.44 AC WESTWEST2.91 AC2.91 AC EASTEAST2.99 AC2.99 AC PHASE 1PHASE 1 PHASE 0PHASE 0 PHASE 2PHASE 2 EASEMENTEASEMENT EASEMENT FOR FUTU R E CONNECTOR PATH EASEMENT FOR FU T U R E CONNECTOR PATH EASEMENT FOR FUTU R E CONNECTOR PATH MIXED USE/COMMERCIALMIXED USE/COMMERCIALMIXED USE/COMMERCIAL CONCEPTUAL GRAPHIC FOR COORDINATION - CONTENT SUBJECT TO CHANGE CIVIC 7 URBAN + FARM PHASE 2 THEME 2 | A CITY OF UNIQUE NEIGHBORHOODS Goal N-1: Support well-planned, walkable neighborhoods. Parcel area adequate to support high density development and ample pedestrian connectivity influenced the proposed layout. North-south and east-west trail connections are contemplated to extend existing pedestrian routes and create new thoroughfares throughout the neighborhood. These pedestrian pathways are intended deemphasize typical moto-centric design and to appeal to a multi-modal transportation lifestyle. In addition, complementary open spaces maximize functionality most notably with the addition of ~ 3,400 linear feet of asphalt pathway running the length of the neighborhood adjacent to Huffine, and are meant to encourage interaction between neighbors and support effort to create a Westside neighborhood identity. N-1.5 Encourage neighborhood focal point development with functions, activities, and facilities that can be sustained over time. Maintain standards for placement of community focal points and services within new development. Urban + Farm Phase 2 includes a Neighborhood Center that includes green space, walking paths, a playground and other amenities. This area will serve as a new landmark in west Bozeman and provide a place for congregation and play. N-1.9 Ensure multimodal connections between adjacent developments The pathway located within the West Linear Park directly connected the existing trail originating in Norton Farms south to an eventual connection to a multi-use path adjacent to Huffine. Further, the Baxter Creek Trail aligned with Baxter Creek will connect to the north using a trail proposed in the West Side Flats Phase 2 & 3 site plan currently under review. The Baxter Creek Trail will eventually connect to the multi-use train to the south once redevelopment of the adjacent property is initiated. The multi-use trail located within the Open Space area adjacent to Huffine serves as the western most connection within city limits. Its eventual connection to Cottonwood Road to the east will complete a significant east-west non-vehicular travel route. N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. In addition to the connections described above, a significant trail and pathway network has been developed throughout the neighborhood. Using a series of sidewalks, pathways, multi-use paths and trails residents and visitors can travel to each park space on a bike or on foot. In addition, future site plan development will have access to existing multi-modal Conformance with the 2020 Community Plan 8 CUSHING TERRELL routes which provide connection between parcels. Patrons of the future commercial buildings can also travel to and from businesses without relying on a vehicle. Finally, the expansion to existing trail routes within Norton Ranch and West Side Flats improves connectivity to park spaces outside the Urban + Farm neighborhood and city wide. Goal N-3: Promote a diverse supply of quality housing units. N-3.8 Promote the development of “Missing Middle” housing (side by side or stacked duplex, triplex, live- work, cottage housing, group living, rowhouses/ townhouses, etc.) as one of the most critical components of affordable housing. Each planning area parcel proposed in the Preliminary Plat is sized to accommodate future development that complies with B2M standards. Current city zoning requires that a residential building contain a minimum of four (4) attached households. As designed, parcels contain area sufficient to develop a variety of attached housing. Goal N-4: Continue to encourage Bozeman’s sense of place. N-4.2 Incorporate features, in both public and private projects, to provide organization, structure, and landmarks as Bozeman grows. Urban + Farm Phase 2 will expand the existing city street grid network and future development will comply with street frontage requirements and city design standards. By aligning with existing development structure, future development in Urban + Farm Phase 2 will feel familiar to Bozeman residents. In addition, the proposed project includes a Neighborhood Center with green space, walking paths, a playground and other amenities. This area is prominent and will serve as a new landmark in west Bozeman and provide a place for congregation and play N-4.4 Ensure an adequate supply of off leash facilities to meet the demand of Bozeman dog owners. Bozeman residents are dog lovers. An important part of the Urban + Farm parkland design is the Dog Park planned in the southwest portion of the neighborhood. The Dog Park design includes features and amenities specific to meet the needs of pet owners and will include a fenced off-leash area. THEME 3 | A CITY BOLSTERED BY DOWNTOWN AND COMPLEMENTARY DISTRICTS Goal DCD-1: Support urban development within the City. DCD-1.9 Promote mixed-use developments with access to parks, open space, and transit options. Urban + Farm is a mixed-use community in Bozeman setting a new precedent for active, sustainable living in Southwest Montana. Anchoring West Bozeman, Urban + Farm is located within city limits and includes a diverse mix of housing and experiential opportunities. Designed to be a “complete community”, Urban + Farm will provide opportunities for a mix of high density housing types and commercial services. The 9 URBAN + FARM PHASE 2 proposed park system and open spaces are accessible to all planning area parcels and provide infrastructure needed to live car-free! DCD-2.2 Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. Urban + Farm Phase 2 is located adjacent to Huffine, a Principal Arterial Street and will provide three access points onto Huffine west of Cottonwood Road. The proposed plan includes the extension of Laurel Parkway, a Collector Street, south to a signalized intersection at Huffine Lane. If approved, the neighborhood planned for this location will support this goal. DCD-2.6 Evaluate and pursue joint mitigation of development impacts across multiple developments. Urban + Farm Phase 2 is currently working with the neighboring landowners and developers to further expand on the existing Norton Ranch Lift Station (NRLS) in order to be able to serve the currently planned developments as well as the future developments that the area is slated for. This includes additional wet well upgrades, sewer pump upgrades, a new force main to the existing gravity system as well as other electrical and SCADA improvements. On top of the sewer upgrades necessary, the City of Bozeman Water Master Plan identifies the Norton Ranch area as a upcoming pressure zone area, thus requiring the need for new transmission mains outside of the U+F area as well as a new Pressure Reducing Valve in order to serve the currently high pressure area. Coordination with the City of Bozeman Engineering Department, as well as the Water & Sewer Departments, will be ongoing for the next couple of years in order to bring it to construction and per the City’s details & recommendations. Goal DCD-3: Ensure multimodal connectivity within the City Parcel area adequate to support high density development and ample pedestrian connectivity influenced the proposed layout and will contribute to city-wide multimodal connectivity. North-south and east-west trail connections are contemplated to extend existing pedestrian routes and create new thoroughfares throughout the neighborhood. These pedestrian pathways are intended deemphasize typical moto-centric design and to appeal to a multi-modal transportation lifestyle. In addition, complementary open spaces maximize functionality most notably with the addition of an asphalt pathway running the length of the neighborhood adjacent to Huffine, and are meant to encourage interaction between neighbors and support effort to create a Westside neighborhood identity. THEME 4 | A CITY INFLUENCED BY OUR NATURAL ENVIRONMENT, PARKS, AND OPEN LANDS Urban + Farm Phase 2 includes plans for a thoughtful parks system, open space and a wetland conservation area. Together, these amenities provide amble outdoor recreational opportunities in West Bozeman. For additional details on the parkland dedication assumptions for Urban + Farm Phase 2, including 10 CUSHING TERRELL discussion of CILP, please reference the Parks Master Plan. EPO-1.1 Coordinate the location of existing and future parks to create opportunities for linear parks to connect larger parks. Prioritize quality locations and features in parks over quantity of parks. The development of the West Linear Park, Huffine & Baxter Creek Open Space directly respond to city requests and correlate with the 2007 PROST Plan and trail corridor map, as well as the 2023 PRAT Plan. In addition, it is the preference of the developer to satisfy the required parkland dedication obligation using both dedicated land and Cash in Lieu. Ultimately the cash obligation is planned for reinvestment into the proposed park spaces as amenities. This strategy supports the city goal to prioritize park quality over quantity. EPO-1.3 Incorporate unique and inclusive recreational and artistic elements into parks. The park system designed for Urban + Farm Phase 2 include spaces and amenities offering a variety of activities. A dog park, walking paths, bike routes, play spaces, green areas, shade structures and benches provide opportunities for recreation that are varied and inclusive. EPO-1.4 Research and implement multi-use features within parks to promote increased use and visitation. Wherever possible, parks are connected to multi-modal transportation options and accessible for people with disabilities. All park spaces have been designed to comply with American with Disabilities Act (ADA) standards. Specifically, all pathways have been appropriately graded & in line with City of Bozeman trail standards. The proposed playground equipment includes activities for a variety of ages & abilities. Curb ramps and transfer stations are also integrated throughout park spaces. Multiple park spaces are planned throughout the Urban + Farm neighborhood. Each one provides a unique user experience and opportunity to walk to an outdoor space for recreation no matter where you live within the development. The trail and pathway network included within Urban + Farm provide a completely connected pedestrian and bike route through the neighborhood. Using a variety of profiles, routes have been planned for and incorporated to provide convenient car-free movement. In addition of connections to existing routes will improve alternative transportation options for the city and encourage visitors to walk or ride their bike. EPO-1.5 Work with partner organizations to identify and reduce impacts on at-risk, environmentally sensitive areas that contribute to water quality, wildlife corridors, or wildlife habitat, specifically wildlife habitat as we continue outward growth. The scope of Urban + Farm Phase 2 includes the preservation of 7.3 acres of Baxter Creek and wetland area as open space. In addition to setting aside this open space to protect it from development, the wetland protection strategy also includes re-routing of a ditch to allow water to enter Baxter Creek and a realignment of Baxter Creek to include improved sinuosity and wetland enhancements. 11 URBAN + FARM PHASE 2 Goal EPO-2: Work to ensure that development is responsive to natural features. The scope of Urban + Farm Phase 2 includes the preservation of 7.3 acres of Baxter Creek and wetland area as open space. In addition to setting aside this open space to protect it from development, the wetland protection strategy also includes re-routing of a ditch to allow water to enter Baxter Creek and a realignment of Baxter Creek to include improved sinuosity and wetland enhancements. Natural watercourse corridors are also maintained within Urban + Farm. The plan recognizes 50 ft wetland building setbacks located on either side to create a minimum 100 ft corridor along Baxter Creek. EPO-3.2 Ensure complete streets and identify long- term resources for the maintenance of year round bike and multi-use paths to improve utilization and reduce annual per capita vehicle miles traveled. Long-term maintenance of the Active Transportation Network was considered throughout the design process. Specific requirements and maintenance plans will be addressed within the Master Covenant (CCR’s). Bike and pedestrian paths located within park spaces will be maintained by the city and pathways located within open spaces will be maintained by the Home Owners Association. All pathways will be maintained and able to be used year-round. EPO-3.3 Support water conservation, use of native plants in landscaping, and development of water reuse systems. Park and open space design within Urban + Farm Phase 2 includes thoughtful water conscious design. Incorporation of dryland grass swaths which require much less irrigation, once established, than traditional blue grass (thus reducing overall high water lawn areas). Use of drought tolerant and climate appropriate plant materials. Grouping/massing of plants to consolidate irrigated areas for water use efficiency. Use of shade trees to cool and provide shade - lessening evapotranspiration. THEME 5 | A CITY THAT PRIORITIZES ACCESSIBILITY AND MOBILITY CHOICES Goal M-1: Ensure multimodal accessibility. The trail and pathway network included within Urban + Farm provide a completely connected pedestrian and bike route through the neighborhood. Using a variety of profiles, routes have been planned for and incorporated to provide convenient car-free movement. In addition of connections to existing routes will improve alternative transportation options for the city and encourage visitors to walk or ride their bike. Adequate vehicular access has also been incorporated into the neighborhood design. City approved block lengths and street sections create familiar travel patterns for the traveling public. M-1.1 Prioritize mixed-use land use patterns. Encourage and enable the development of housing, jobs, and services in close proximity to one another. Parcel area adequate to support high density mixed- use development and ample pedestrian connectivity influenced the proposed layout. 12 CUSHING TERRELL The commercial center proposed within Urban + Farm creates commercial opportunities for the area and combines them with public space and civic buildings, trail connections and parkland to create a new destination in west Bozeman. Mixing commercial opportunities with high density residential development like envisioned in Urban + Farm supports this community goal. M-1.7 Develop a trunk network of high-frequency, priority transit service connecting major commercial nodes and coinciding with increased density. High Use Pedestrian Paths and Bike Routes have been identified throughout Urban + Farm Phase 2. These pathways provide connections from residential areas to park spaces and the village center. Please refer to the Parks Master Plan for additional information. M-1.9 Prioritize and construct key bicycle infrastructure, to include wayfinding signage, connections, and enhancements with emphasis on completing network connectivity. The continuation of Bike Lanes along Laurel Parkway is included in the neighborhood design. This north/ south passage on the west side of town will ultimately terminate at the 10 ft wide multiuse path adjacent to Huffine and will serve as a significant enhancement for bicycle infrastructure for the city. M-2.5 Develop safe crossings along priority and high utilization pedestrian and biking corridors. Around the Village core, the principal commercial gathering hub, multi-modal safety is enforced through the following design elements including: Pedestrian bulb outs to decrease walking distance; Back-in diagonal parking to improve visibility; Mid-block crossings to slow traffic while reducing jaywalking; Maximum speed limit of 25 to reduce pedestrian and cyclist fatalities; and Roadway material changes at key pedestrian crossings to alert drivers of an upcoming crossing. Beyond the Village Core, active mobility corridors feature separated and/or dedicated infrastructure for active mobility uses to reduce conflicts with vehicles. 13 URBAN + FARM PHASE 2 Items Waived During Pre-App 7. Agriculture 8. Agricultural Water user Facilities 17. Miscellaneous 18. Affordable Housing During review of this preliminary plat application it was discovered that the waiver for agricultural water user facilities was granted in error based on incomplete information provided at the time of pre- application submittal. The required information for agricultural water user facilities is included in separate documentation. Items Not Waived During Pre-App 1. Surface Water – Within the Phase 2 area, there currently exists Baxter Creek along the eastern part of the site, as well as an unnamed stream-ditch coming in from the south-east, neither of which have a floodplain associated with them. a. See the included Preliminary Construction drawings for a reference to both the surface water components. b. Baxter Creek and the unnamed stream-ditch are the only 2 surface water components existing on site, both of which have water flowing year-round. With the exception of the work to re-route the stream-ditch along the south property line (within the proposed open space), as well as the proposed re- routing of Baxter Creek to enhance the sinuosity of the Creek back to historical features (all of which is being reviewed through the ACOE & GCD), no work will be in or near the ditches for the subdivision. c. As noted above, both Baxter Creek and the stream ditch are currently being proposed to be re- routed. The preliminary plans for the stream-ditch are included in the preliminary Construction Drawings, and the Baxter Creek enhancement is under review with the ACOE and wetland specialists. d. Noted, a Wetland delineation has been conducted and is provided with the application. e. No permits are currently in hand but are in review with the appropriate authorities. 2. Floodplains – N/A, no floodplains or regulated flood hazard areas currently exist on the site. Baxter Creek is a controlled creek while the unnamed stream- ditch is solely groundwater based. 3. Groundwater – Groundwater is known to be relatively high on the site. Four (4) monitoring wells have been regularly checked to establish seasonally high groundwater levels. There is no on-site stormwater proposed that could potentially degrade groundwater. Potential conflicts associated with high groundwater have been addressed on the preliminary plat. Basements will not be allowed as per previous platting phases. 4. Geology – There are no known geologic hazards associated with the site. There is no unusual soil, topographic or geologic conditions associated with the property. Included with this submittal is a Geotech report that includes soil properties. No large cuts or fills will be associated with the site, with only general site grading being performed. BMC 38.220.060- Documentation of Compliance with Adopted Standards 14 CUSHING TERRELL 5. Vegetation – See the included wetland delineation report for any mention of critical plantings along Baxter Creek. Any existing trees onsite will be preserved if allowed and practical. Also included with the application is the approved Noxious Weed Management Plan that was obtained through the GC Weed Department. 6. Wildlife – a. N/A, no species of concern are noted on the Montana National Heritage Program or through FWP. b. No known areas are located within the areas of the subdivision. c. N/A, no public access to public lands exists within the site. d. N/A, no wildlife habitat exists within the site, therefore no protective measures are necessary. e. FWP has been contacted for this development, but their history lately has been to not provide a response unless one is deemed to be necessary. Any correspondence will be passed along if received. 9. Water and Sewer – Included with this submittal is an engineering report demonstrating the proposed water and sewer systems and capacities. Water rights will be paid cash in lieu. 10. Stormwater management – A stormwater plan is included in the engineering report included with this submittal. The subject property was not planned within the Norton Ranch development, however a portion of the oversized capacity of the recent Phase 5 ponds will be utilized. There is existing surrounding infrastructure that will be utilized as well as proposed infrastructure that will tie into existing as well as the majority of the site will be retained/detained on site. 11. Street, Roads, and Alleys – A combination of streets will be constructed with this phase, with the major components being the continuation of Laurel Parkway to Huffine Lane, a new signalized intersection there, as well as 2 additional access points onto Huffine Lane (3/4 turn & right-in/right-out), pending MDT approval. In addition, local access points will be connected to at South Eldorado, South Reliance, Pond Lily, Water Lily & Competition Drive. The Laurel Parkway existing road section will be carried through the site, including the on-street parking, bike lanes, pedestrian walkways and a new shared use path. All roadways will consist of curb & gutter and asphalt paving to control dust and provide a longstanding product. An updated TIS for the subdivision is included with the application, outlining the traffic generation, affected intersection and applicable recommendations. 12. Non-Municipal Utilities – Non-municipal utility companies have been contacted to provide service, copies of emails have been provided from the previous phases of the development as multiple companies iterated that if they can serve 1 phase, they can serve them all. 13. Land Use. Please see previous narrative. 14. Parks and Recreation. Please see Parks Master Plan. 15. Neighborhood Center Please see Parks Master Plan 16. Lighting Plan Please see Landscape plan sheets 17. Growth Policy Please see previous narrative. 15 URBAN + FARM PHASE 2 Subdivision Preliminary Plat Submittal Requirements 1. Preliminary Plat Checklist A checklist is included in the submittal documents. 2. Pre-Application Information All pre-application comments and responses are included as a separate document. 3. Subdivision Information This information is found on the plat drawings included in the civil plan set. 4. Subdivision Map This is found on the Plat and construction documents included in the civil plan set. 5. Streets, Road & Grades This information is found in the civil plan set. 6. Adjoining subdivisions This information is found on the plat drawings included in the civil plan set. 7. Adjoining Owners. This information is found on the plat drawings included in the civil plan set. 8. Perimeter Survey. This information is found on the plat drawings included in the civil plan set. 9. Section Corner. This information is included on the plat drawings included in the civil plan set. 10. Phase Improvements. No phasing is proposed with this development. All required improvements will be installed prior to final plat, at the expense of the developer, or depending on the timing of the non-essential items, may be bonded off on at the time of final plat application. Concurrent construction is NOT being requested for this subdivision. 11. Contours Please see the included Preliminary Plat as well as the Preliminary Construction plans included in the civil plan set. 12. Waivers The waivers granted during the pre-app process include; - Agriculture - Agricultural Water User Facilities - Miscellaneous - Affordable Housing Those waivers NOT granted are addressed herein. During review of this preliminary plat application it was discovered that the waiver for agricultural water user facilities was granted in error based on 16 CUSHING TERRELL incomplete information provided at the time of pre- application submittal. The required information for agricultural water user facilities is included in separate documentation. 13. DEQ Exemptions Request All applicable design reports and application forms are provided with this submittal to initiate the Municipal Facilities Exclusion and exempt the subdivision from DEQ review. All water, sewer and stormwater infrastructure will be installed/completed prior to final plat approval. Please find the included draft MFE form with this application. Sec. 38.220.040.B - Preliminary plat supplements required for all subdivisions 1. Area Map See the included Preliminary Plat & the Preliminary Construction Plans 2. Non-compliance with standards. No variances are requested with this application. 3. Noticing Materials See Noticing Requirements (Form N1) & the Adjoiner lists 4. Documents & Certificates. CCRs & By-laws are included Preliminary MDT approval letter is included in the civil documents The Plat drawing includes all required certificates Maintenance of streets, parks & other improvements is included in the CC&R & By-law documents. 5. Street Profile sheets. No grades greater than 5% are proposed. See the included Preliminary Engineering Plans. 6. Application & Fee Major Subdivision Base fee: TBD Scaled Fee: 19 buildable lots, 4 dedicated park lots and 8 open space lots.