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HomeMy WebLinkAbout001 - Turnrow MSP NarrativeMaster Site Plan - RC 2 August 2024 August 2024 Turnrow Master Site Plan RC 2 | 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) August 2024 Turnrow Master Site Plan RC 2 | 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 August 2024 Turnrow Master Site Plan RC 2 | 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 August 2024 Turnrow Master Site Plan RC 2 | 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. August 2024 Turnrow Master Site Plan RC 2 | 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 60.13 52.4% Area in ROWs 26.27 22.9% Area In Park 11.16 9.7% Area in Open Space 0.85 0.7% Area allocated for lift station 0.64 0.6% Total Site Area 114.68 100% August 2024 Turnrow Master Site Plan RC 2 | 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 11.16 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 10.01 acres or $1,130,075.31 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 primary 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. 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. August 2024 Turnrow Master Site Plan RC 2 | 8 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. each future phase will be within 600’ of an existing neighborhood center or will develop another neighborhood center. 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. Due to the size of the first phase, it has been broken down into subphases to allow for the possibility of concurrent construction (requested under Section 38.270.030.B.1.b.(2)) on the four lots in Block 1. All the associated public improvements with phase 1.1 will be installed or financially guaranteed prior to the occupancy of any structure in Block 1. Please see the specific list below for more information on those improvements. Additionally, please see Appendix Q.2. Each lot in Block one will be subject to a further site plan review and will be evaluated under that application for conformance with the UDC and the approved MSP. The concurrent construction request letter has more information on this request. Please see the list below for a more detailed outline of improvements to be installed in each phase. for a visual representation please see the Concurrent Construction Infrastructure Phasing Plan (Appendix Q.2). Phase 1.1 Required Concurrent Construction Infrastructure & Snow Removal Infrastructure which shall be completed prior to building permit issuance and would permit concurrent construction on Phase 1.1, Block 1 include the following items. Please note that the items related to water main and fire hydrant installations shall all be tested and activated prior to building permit issuance. If interior utilities are activated by the City of Bozeman for concurrent construction purposes, this shall not mean they have been deemed formally accepted by the City of Bozeman. The owner is August 2024 Turnrow Master Site Plan RC 2 | 9 responsible for any damage that may occur to active utilities during concurrent construction activities and prior to final acceptance by the City. • East Valley Center Road • East Valley Center Road improvements are being permitted with the Montana Department of Transportation (MDT). These improvements include: • Symmetrical expansion of the existing road to a 3-lane section from Quicksilver Road to Davis Lane with tapers on each end to accommodate a southbound turning lane onto Davis Lane and Quicksilver Road • Installation and maintenance of temporary striping and signage to accommodate the new configuration, at minimum • Final striping shall be completed at the time of signal installation • Installation of utility culverts for dry utilities and electrical conduit required for the traffic signal • MDT Access Permit for Quicksilver Road • Additional approvals being coordinated: • Traffic Signal • Culverts • Davis Lane • Road Reconstruction • Remove the existing Davis Lane section through the entire Turnrow Subdivision east frontage (at minimum) and further south as required to blend design grades. • Construct Davis Lane to a 3-lane arterial section from East Valley Center Road along the eastern boundary of the Subdivision, to accommodate a northbound turning lane into Turnrow Trail • Includes installation of road structure aggregates, curb, gutter, asphalt, lighting • Temporary signage and striping, at minimum, if final striping cannot be performed • A curbed taper section shall be designed to provide positive protection for vehicles and direct traffic to the existing 2-lane county section. The design meets design guidance per Section 9.2.2.4 from Chapter 9 of the MDT Road Design Manual. • A tapering section which matches the existing country road section shall be installed south of the property to channelize traffic to the existing 2-lane section at the southern boundary of the project near Westlake Road. • Final signage and striping shall be installed prior to issuance of any building permits for buildings within Phase 1.1. • Utilities • Storm Drain • Install storm drain main within Davis Lane for capture and treatment of stormwater • Sewer August 2024 Turnrow Master Site Plan RC 2 | 10 • Remove and replace the existing manhole and existing 15” stub to Block 1. • The sewer main shall convey the estimated 2,265 gpm force main discharge in addition to the upstream gravity sewer flows from the properties to the south, as outlined in the figure from the VCLS PER (drafted by HDR). • Install 18” sewer main into Block 1 to the proposed outfall manhole where gravity and force main discharge will be combined. • Water • Install two live taps and extensions to the property • Block 1 secondary feed loop (8”) • Turnrow Trail water main (12”) • Culverts • Upsize the existing culvert for Cattail Creek to 60” embedded RCP • Replace existing 30” culvert beneath Davis Lane for conveyance of water from the existing irrigation ditch • Extend the existing culvert beneath Valley Center to a point south of the proposed 10’ shared use path • Access Construction to Existing Roads • The following accesses shall be constructed in their final configuration and surfacing to comply with necessary stormwater permitting and ensure safety, traffic control, and fire and emergency access to the site. • This shall be completed beyond the curb return and a minimum of 25’ (or as required by the City of Bozeman) beyond any depressed stormwater inlets required for capture, conveyance, and treatment of stormwater originating from these accesses • Quicksilver Road • Installation of access to Valley Center from Quicksilver Road • Turnrow Trail • Installation of access point to Davis Lane from Turnrow Trail • Turnrow Trail Improvements • The installation extents shall be from Davis Lane to the western boundary of Phase 1 • Road Improvements • Includes installation of road structure aggregates • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.1 • Gunsmoke Avenue Improvements • The installation extents shall be from Turnrow Trail north and west to the boundaries of Phase 1 August 2024 Turnrow Master Site Plan RC 2 | 11 • Road Improvements • Includes installation of road structure aggregates • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Installation of run-on stormwater drain • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.1 • Quicksilver Road Improvements • The installation extents shall be from Turnrow Trail to the intersection with East Valley Center Road • Road Improvements • Includes installation of road structure aggregates • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Includes force main extension beneath Gunsmoke Avenue • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.1 • Additional Utility Improvements • Block 1 Utilities • The utilities below shall have adequate cover installed and be provided with accessible route for maintenance, but shall not have final surfacing (curb, gutter, asphalt, etc.) • Secondary Water Supply Loop • Constructing a secondary supply water main through the proposed easement within Block 1 • Block 1 Hydrant • Install the planned hydrant within Block 1 • Pressure Reducing Valves • The following pressure reducing valves will be installed with Phase 1.1 • Primary PRV (near Turnrow Trail & Davis Lane intersection) • Secondary PRV (near Quicksilver Road and East Valley Center Road intersection) • Stormwater Treatment Structures • Stormtech Structures • Treatment system U-1 shall be constructed which serves Quicksilver Road between Gunsmoke Avenue and East Valley Center Lane • Treatment system U-2 shall be constructed which serves Davis Lane and a small portion of Block 2 • Surface Pond P-1 August 2024 Turnrow Master Site Plan RC 2 | 12 • Pond P-1 will be constructed as it provides stormwater treatment for internal roads for Phases 1.1-1.4 • Snow Removal • Snow removal shall be performed during the winter to provide access for fire and emergency service vehicles. • Two points of access to the subdivision shall be cleared of snow and any main roads where fire hydrants are provided nearest to the lots undergoing concurrent construction. • This shall include on the eastern portion of Turnrow Trail (between Quicksilver Rd and Davis Lane), Gunsmoke Avenue (between Turnrow Trail and Quicksilver), and the northern portion of Quicksilver Road (between Gunsmoke Avenue and East Valley Center Road). • Sewer Service Inspections • Buildings within lots that are eligible for concurrent construction shall have a sewer service video inspection completed by the owner of the building to verify that no damage occurred during construction activities. • The video shall be required to be submitted to the City of Bozeman, and occupancy shall not be granted for the building until received and approved by the City. Phase 1.1 Subdivision Infrastructure Not Required for Concurrent Construction The following infrastructure items, if not already completed, will be financially guaranteed through an improvements agreement when applying for a building permit for commercial lots within Block 1. • Block 1 Sewer Infrastructure • The utilities below shall have adequate cover installed and be provided with accessible route for maintenance, but shall not have final surfacing (curb, gutter, asphalt, etc.) • Gravity Sewer Outfall • Extend the existing 15” sanitary sewer gravity main through Block 1 for conveyance of all sanitary sewer for Phase 1 • Install a manhole on this outfall line that will receive discharge from the future Valley Center Lift Station • Sewer Force Main • The sewer force main shown through Block 1 shall be constructed for future connection to the City of Bozeman’s force main from the Valley Center Lift Station • The force main shall be capped west of the Quicksilver Road and East Valley Center Road intersection as shown • Alleys 3.1 & 3.2 • Road Improvements • Includes installation of road structure aggregates, concrete valley gutters (if applicable), and asphalt per the proposed road section • Utilities • Installation of water, sewer, & stormwater facilities within the rights-of-way August 2024 Turnrow Master Site Plan RC 2 | 13 • Alley 6.1 Improvements • Road Improvements • Includes installation of road structure aggregates and asphalt • Park Improvements • All park improvements within Park 1 • Shared Use Path Construction • East Valley Center (Onsite) • Installation of shared use path on East Valley Center Road from Quicksilver Road to Davis Lane • Includes installation of 60” RCP culvert for Cattail Creek • East Valley Center (Offsite) • Installation of shared use path east of Davis Lane to Westlake Road • Davis Lane • Installation of a 10’ shared use path along the western side of Davis Lane • Final Surfacing of Roadways • Includes curb, gutter, and asphalt installation within the following roadways: • Turnrow Trail • Gunsmoke Avenue • Quicksilver Road • Sidewalks • Installation of all common open space and park frontage sidewalks • Signing and Striping • The final signing and striping may be deferred provided that temporary striping and signage is provided and acceptable to the agencies having jurisdiction • East Valley Center Road • Final striping for East Valley Center shall be concurrent with the traffic signal installation. • Interior Roads • Turnrow Trail • Gunsmoke Avenue • Quicksilver Road • Street Lighting • Street lighting proposed for Phase 1.1 shall not be required for concurrent construction • Traffic Signal • Final installation and activation of the proposed traffic signal at the Davis Lane and Valley Center Road intersection shall be performed when warrants are met for the Traffic Signal. • Temporary signage and control shall be in place and maintained. • Access Permit • MDT Access Permit for Maintenace Access Permit to future Valley Center Lift Station Phase 1.2 August 2024 Turnrow Master Site Plan RC 2 | 14 No infrastructure within Phase 1.2 is proposed to be deferred, or financially guaranteed for concurrent construction activities. These items shall only be required for final plat of this phase. • Gunsmoke Avenue Improvements • The installation extents shall be from Turnrow Trail south to the boundary of Phase 1.2 • Road Improvements • Includes installation of road structure aggregates, curb, gutter, asphalt, lighting, and signage and striping • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Installation of run-on stormwater drain • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.2 • Alleys 2.1, 2.2, and 2.3 • Road Improvements • Includes installation of road structure aggregates, concrete valley gutters (if applicable), and asphalt per the proposed road section • Utilities • Installation of water and facilities within the rights-of-way • Installation of all common open space sidewalks, parking spaces, and other common improvements • Durango Lane Improvements • The installation extents shall be from Gunsmoke Avenue to the western boundary of Phase 1.2 • Road Improvements • Includes installation of road structure aggregates, curb, gutter, asphalt, lighting, and signage and striping • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.2 • Alley 4.2 • Road Improvements • Includes installation of road structure aggregates, concrete valley gutters (if applicable), and asphalt per the proposed road section • Installation of all common open space sidewalks, parking spaces, and other common improvements. Phase 1.3 No infrastructure proposed within Phase 1.3 is proposed to be deferred, or financially guaranteed for concurrent construction activities. These items shall only be required for final plat of this phase. • Durango Lane Improvements August 2024 Turnrow Master Site Plan RC 2 | 15 • The installation extents shall be from the Phase 1.2 boundary to the western boundary of Phase 1.3 • Road Improvements • Includes installation of road structure aggregates, curb, gutter, asphalt, lighting, and signage and striping • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Installation of temporary stormwater pond. • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.3 • Alleys 4.1, 4.3, and 4.4 • Road Improvements • Includes installation of road structure aggregates, concrete valley gutters (if applicable), and asphalt per the proposed road section • Utilities • Installation of water and facilities within the rights-of-way • Installation of water main and services through common open space lot. • Installation of all common open space sidewalks, parking spaces, and other common improvements Phase 1.4 No infrastructure proposed within Phase 1.4 is proposed to be deferred, or financially guaranteed for concurrent construction activities. These items shall only be required for final plat of this phase. • Durango Lane Improvements • The installation extents shall be from the Phase 1.3 boundary to the western boundary of Phase 1.4 • Road Improvements • Includes installation of road structure aggregates, curb, gutter, asphalt, lighting, and signage and striping • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Installation of temporary stormwater pond • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.4 • Alleys 5.1, 5.2, 5.3, 5.4, 5.5 and 5.6 • Road Improvements • Includes installation of road structure aggregates, concrete valley gutters (if applicable), and asphalt per the proposed road section • Utilities • Installation of water and facilities within the rights-of-way August 2024 Turnrow Master Site Plan RC 2 | 16 • Installation of all common open space sidewalks, parking spaces, and other common improvements • Quicksilver Road Improvements • The installation extents shall be from the southern property boundary to Turnrow Trail • Road Improvements • Includes installation of road structure aggregates, curb, gutter, asphalt, lighting, and temporary signage and striping • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.4 • Gunsmoke Avenue Improvements • The installation extents shall be from the southern property boundary to Durango Lane • Road Improvements • Includes installation of road structure aggregates, curb, gutter, asphalt, lighting, and signage and striping • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Installation of run-on stormwater drain • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.4 • Westlake Road Improvements • The installation extents shall be from Quicksilver Road to Gunsmoke Avenue. • Road Improvements • Includes installation of road structure aggregates, curb, gutter, asphalt, lighting, and signage and striping • Utilities • Installation of water, sewer, & stormwater facilities within the right-of- way • Hydrants • Installation of all hydrants along the road within the boundary shown for Phase 1.4 - All infrastructure design reports have also been included as Appendices (Appendix M-O). Conformance with the REMU Supplimental Standards The project site is entirely designated as REMU and as such please see the responses below to the supplemental standards outlined for the REMU district. August 2024 Turnrow Master Site Plan RC 2 | 17 A. The special standards set forth in this section are minimum standards for a development review application. Standards not specifically addressed by this section are subject to the standards set forth in this chapter. Response: Understood. B. Street and circulation standards. 1. The policies and standards of the city's long-range transportation plan apply to REMU districts. New streets within REMU districts must be complete streets that accommodate pedestrians, bicycles, buses, automobiles and wintertime snow storage, and work in concert with internal property accesses and adjacent development to create a connected and vibrant public realm. REMU street standards also include the following stipulations: 2. Natural storm drainage systems are allowed within street rights-of-way. 3. Boulevard strips and medians may incorporate natural drainage technologies. 4. Buildings must be oriented with front facades facing the street as specified in the block frontage standards of division 38.510 of this chapter. 5. Shared drive accesses must be used to reduce the need for additional curb cuts, when feasible. 6. On-street parking should be maximized wherever feasible. 7. Front-loaded local streets. To ensure that front-loaded streets are community-oriented and pedestrian-friendly, adjacent buildings, garages and drive aisles must comply with the following specific standards of this chapter. a. Section 38.350.070, parking and garages (for single to four-household dwellings). b. Section 38.400.090.C.2.a, drive access requirements—Residential. c. Division 38.510, block frontage standards (for all development except single to four-household dwellings) d. Section 38.540.010.A.4, stacking of off-street parking spaces. e. Section 38.540.010.A.5, no parking permitted in required front or side setbacks. f. Section 38.540.010.A.6, parking permitted in rear setbacks. 8. Woonerfs. Woonerfs, or streets where pedestrians and cyclists have priority over motorists, are encouraged on private drive accesses or properties in the REMU district. Woonerfs may be permitted on public local streets or alleys through the subdivision variance or PUD process. 9. Alleys. Alleys are encouraged, but not required, in the REMU district. a. Apply standards of section 38.400.060.B (street improvement standards—alleys) where applicable. Response: The overall flow and circulation of this site has been carefully studied to help promote the overall goals of this project. The goal of this project is to create a hub or gathering space for the neighborhood, so access via all methods of transportation is important. Pedestrian pathways surround the site on all sides and weave throughout the master plan. One major goal of this neighborhood is to provide adequate off-street pathways to make the pedestrian experience more enjoyable. These components will be further evaluated through each site plan application. August 2024 Turnrow Master Site Plan RC 2 | 18 All buildings will be designed to front the street. The master plan for this neighborhood introduces a variety of home styles including front loaded sing households, alley loaded single households, small lot single households, townhouses/rowhouses and apartments. C. Site planning and design element standards. See division 38.520 for applicable standards for all development types, except single to four-household dwellings. See section 38.360.220 for applicable standards for single to four-household dwellings. Response: This is understood. All proposed buildings will be designed with these standards in mind. These components will be verified in future site plan applications. D. Open space standards. The REMU district is urban in nature. Public parks and recreational areas and publicly accessible private open spaces are likewise expected to be urban in nature. This may include elements such as plazas or other hardscaping, or landscaping with planters and furniture. Such areas may be more concentrated in size and development than anticipated in a less urban setting. Public spaces must be designed to facilitate distinct types of activities to encourage consistent human presence and activity. 1. Public parks and recreational areas. The requirements of this section must give direction in the development of park plans and the application of the standards of division 38.420 of this chapter. 2. Publicly accessible private open space in commercial developments. See section 38.520.060 of this chapter for the minimum amount and design of pedestrian-oriented open space. 3. Private residential open space. See section 38.520.060 of this chapter for the minimum amount and design of usable residential open space. Response: Open space is proposed to be provided in a variety of ways, both publicly and privately. This application is to create a subdivision. Each of these components will be further evaluated in future site plan applications. This project site has a great network of parks (to be built in phases), so each home will be within a short walk. One of the goals of the park system is to create a series of loop trails that allow residents to get around the neighborhood off the road. E. Building standards. 1. See division 38.520 for applicable standards for all development types, except single to four- household dwellings. 2. Parking structures must not have more than one two-way vehicle entrance or two one-way vehicle entrances facing any public way. Fifty percent of a parking structure's ground floor linear frontage along the primary street must be retail, commercial, office, civic, residential, or live/work. 3. Building encroachments are permitted in accordance with section 38.350.050, subject to any and all applicable International Building Codes. 4. All projects in the REMU district are exempt from the rear setback lot coverage requirements of section 38.360.030.I. August 2024 Turnrow Master Site Plan RC 2 | 19 Response: Understood. All future site plan applications will show each building complying with the standards of 38.520. Furthermore, each application will be studied for any encroachments. This application is to divide the land, so each of these building components will be further studied and documented in future site plan applications. F. Landscape and planting standards. Developments are subject to the landscaping standards in division 38.550 of this chapter and the provisions herein. Table 38.330.020-1 lists the minimum number of points needed for landscape plan approval for development types within REMU districts. Response: This is understood. All the landscape plans will be designed with these requirements in mind. G. Lighting standards. See division 38.580 for applicable standards. Response: This project has been designed to meet all the applicable street lighting standards for each street. Additionally, each site plan application will be studied to show an adequate balance of the need for light on the pathways and circulation corridors, and the desire to not create light pollution. 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 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.