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HomeMy WebLinkAbout000 - Turnrow MSP NarrativeMaster Site Plan November 2023 November 2023 Turnrow Master Site Plan | 2 Table of Contents 1. Project Team 2. Project Narrative a. REMU Zoning Analysis b. Project History 3. Project Design a. Land use analysis b. Streetscape d. Landscape e. Parkland f. Neighborhood Centers 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 - Parks Master Plan Appendix E - Environmental Assessment Appendix F – Subdivision Green Plan Appendix G - CCR's Appendix H – Articles of Incorporation Appendix I – Bylaws 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 – Geotechnical Reports Appendix Q - Concurrent Construction request Appendix R - DNRC Intent to Issue Well Permit - Letter Appendix S - Weed Management Plan Appendix T- Agricultural Water Users Notifications Appendix U - Commercial Area Tracking Table Appendix V - Existing Easements Appendix W – Warranty Deeds Appendix X – Water Rights Information Appendix Y – Correspondence with Adjacent Neighbor (Westlake Alignment) November 2023 Turnrow Master Site Plan | 3 1. Project Team Owner & Applicant: Virga Capital Attn: Rob Lateiner 211 East Oak Street Suite 2B Bozeman, MT 59715 Ph: 406-599-9419 Email: rob@virgacapital.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 November 2023 Turnrow Master Site Plan | 4 2. Project Narrative Executive Summary The project team is submitting a Master Site Plan for all of the land the Turnrow Development project. This Master Site Plan will establish the framework for the development of the Turnrow Neighborhood. Submitted concurrently with this application is a Preliminary Plat application to divide the 114.68-acre parcel into 145 buildable lots, 2 park lot, 4 common open space lots, road Right-of-Way and 23 restricted future development lots also referred to as “remainder parcel” or “future phase”. It is understood that further subdivision review will be required prior to these lots being developed. Community Vision Turnrow (“Project” or the “Development”) is a large undeveloped 114.68-acre parcel located in the northwest 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 and adjacent areas. The location provides a unique opportunity for Bozeman to connect this newly emerging northwestern side via a well-planned addition to the City. The subdivision will support the area’s 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. Turnrow is envisioned to have a diverse set of residents with a range of income and demographics to create an energic and active community that also enhances the surrounding neighborhoods and developments. Turnrow will be built in multiple phases over several years, based on market demand and logical extension of supporting infrastructure. This Master Plan creates the framework for each phase within, ensuring adequate access to vehicular, bicycle and pedestrian networks. Maintaining flexibility in the plating process is important to the success of Turnrow. This flexibility will allow lots to respond to current market conditions and provide a needed mix of housing and commercial uses. By putting a focus November 2023 Turnrow Master Site Plan | 5 on the parkland and shared community areas, Turnrow will create opportunities for the community to gather and move through the site. The overall neighborhood’s design reflects the REMU zoning district’s intent to “preserve and integrate the natural amenities into the development.” Site Analysis The Turnrow project site has several on-site challenges that had to be considered during the design process. The results of these considerations are reflected in the overall design of the project. For example, the street grid is slightly tilted to minimize street crossings and align with an existing high pressure gas line. Additionally, the Ferguson Road alignment is shifted to the east to fulfill a requirement from MDT. Lastly, in order to preserve maintain an existing irrigation stream/ditch located on the property, the land associated with this ditch will be dedicated as park. This linear parkway will also serve as the location of the required PROST/PRAT planned trail. The overall vision for the parks system prioritizes green space and off-street trail connections throughout the neighborhood and to adjacent communities. The proposed park amenities in this master plan look to serve a wide range of users, with areas for passive recreation in the form of a hammock tree grove and shade pavilions, to active recreation with a trail loop, bike pump track, sand volleyball courts, and skate dots. This holistic vison for the parks system will create recreation opportunities for all types of users. Project History This project formally began back in November of 2021 with the submittal of an Annexation and Initial Zoning Application. The City Commission approved the Annexation and initial Zoning July 26, 2022, authorizing the REMU Zoning designation. The ordinance formally adopting the Zoning was finalized in December of 2023. Following the ZMA, Subdivision Pre-Application was submitted to outline the vision and framework for phase 1 of this project. November 2023 Turnrow Master Site Plan | 6 3. Project Design Land Use Analysis Turnrow’s vision hinges on the underlying REMU zoning districted. The range of land uses permitted in REMU allows for a dynamic mix of residential and commercial uses. The commercial/mixed uses are anticipated to range from retail establishments to offices & daycares. The residential uses are anticipated to range from single households to multifamily. This neighborhood is planned to be compact and walkable, to promote and support an active lifestyle. There are several lots shown as restricted lots and will be subject to a future subdivision and site plan review application, but the intension with all of the restricted lots is that they will be residential in nature. All commercial mixed use areas are envisioned to be along East Valley Center Road and Davis Lane. 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 U). 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 a minimum density of 12 units an acre (anticipated to be in the 12-30 U/A range) the number of units created would be approximately 738 units. If each unit is a 600 SF, one bedroom unit, the square footage created would be 442,872 SF. In this scenario the maximum amount of commercial area that could be created is 132,861 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 U). 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. At this time the total number of dwelling units 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: Streetscape Area (in Acres) Percent of Total Area in Residential Lots 10.63 9.3% Area in Commercial Lots 5.01 4.4% Area In Restricted Lots 52.42 45.7 Area in ROWs 26.27 22.9% Area In Park 18.86 16.4% Area in Open Space 0.85 0.7% Area allocated for lift station 0.64 0.6% Total Site Area 114.68 100% November 2023 Turnrow Master Site Plan | 7 The streetscape and block frontage will take the shape in variety of different ways in Turnrow. The majority of the public streets will utilize the block frontage landscape with the exception of the commercial lots. The commercial lots are proposed to be mixed to allow for the possibility of a more storefront condition to arise. The buildable lots adjacent to parks will have a secondary “Park” block frontage. 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 (Special Residential Block Frontage) 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 The site’s location and proximity between I-90 and downtown make it an excellent location for expanded park amenities and recreational opportunities to North Bozeman. The subdivision layout also prioritizes green space and off-street trail connections throughout the neighborhood and to adjacent communities. Turnrow is designed and envisioned from several key guiding ideas: ▪ Promote pedestrian circulation and walkability by providing connections between residential neighborhoods and park / open space areas. ▪ Provide a variety of experiences and opportunities for recreation and play. ▪ Provide areas for passive and active recreation. ▪ Minimize hard or impervious surface. ▪ Allow the surrounding land uses, needs of existing users, and needs of proposed users to ▪ inform all park design and programming. These guiding ideas translate into the dedication and development of 18.86 acres of parks & open space. These spaces contain trails, playgrounds, manicured lawns, pavilions, and other park amenities. The Cash-In-Lieu required will be proposed as Improvements-in-Lieu to the parks totaling 10.78 acres or $1,221,398 worth of improvements. Neighborhood center 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. The first focal point will be the mixed use component proposed on the corner of East Valley Center Road and Davis Lane. 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 other neighborhood centers will be the neighborhood park system. This larger park network is planned to have a variety of amenities that will serve a wide audience. November 2023 Turnrow Master Site Plan | 8 The park area dedicated in phase 1 will aim to be the central focal point highlighting amenities centered around all ages. It is proposed to have a wide range of both passive and active recreation opportunities. Some of the proposed amenities are sand volleyball courts, cornhole boards, picnic pavilion area. 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. Future phases of Turnrow will meet the neighborhood center requirements through a future subdivision application. It is anticipated that the park system will act as the neighborhood center for each phase. This is documented in the Parks Master Plan on Page 8 (Appendix D). Please see the Parks Master Plan Appendix D 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 D. 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 accordance with a subdivision application for each phase of development. 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. All infrastructure design reports have also been included as Appendices (Appendix M-O). 4. Entitlement period The project is to be constructed over a period of longer than 5 years. For a site of this size, construction on every lot could take up to 10-15 years to complete. It is likely that extension to the Master Site Plan will be sought, as necessary. Following approval of the Master Site Plan, the applicant will submit subsequent subdivision applications for each phase of the project. Following the approval of those phases site plans and sketch plans will be developed for each lot. Each subsequent application 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 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. Phasing beyond the first phase is still largely in November 2023 Turnrow Master Site Plan | 9 flux. It is understood per the development agreement with the city that the second phase will include the land for the lift station and the parcel dedicated to city for affordable housing. Additionally, there are several restricted lots which will be subject to further subdivision review. Sequencing of phases is dependent on phasing of the overall development and subdivision review of individual planning areas. 6. Draft Design Guidelines The design guidelines have been included herein as Appendix J. 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.