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HomeMy WebLinkAbout001 - Turnrow Prelim Plat NarrativeSubdivision Preliminary Plat Narrative RC 2 August 2024 August 2024 Turnrow Prelim Plat RC2 | 2 Table of Contents 1. Project Team 2. Narrative I. Project Overview II. Subdivision Preliminary Plat Checklist III. Preliminary Plat Supplements 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 L.2 – Environmental wildlife report Appendix L.3 – FWP Request for Comment Summary Appendix M – Flood Hazard Evaluation Appendix N - Water Design Report Appendix O - Sewer Design Report Appendix P - Stormwater Management Report Appendix Q.1 – Geotechnical Report Appendix Q.2 – Geotechnical Pavement Sections Appendix R - Concurrent Construction request Appendix S - DNRC Intent to Issue Well Permit - Letter Appendix T - Weed Management Plan Appendix T.2 – Weed Management Plan Application Appendix U- Agricultural Water Users Notifications Appendix V - Existing Easements Appendix W – Warranty Deeds Appendix X – Water Rights Information Appendix Y – Correspondence with Adjacent Neighbor (Westlake Alignment) Plans Preliminary Plat Civil Plans Landscape Plans August 2024 Turnrow Prelim Plat RC2 | 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/Architecture: 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 Prelim Plat RC2 | 4 I. Project Overview Executive Summary The project team is submitting a Preliminary Plat application to divide the 114.68-acre parcel into 146 buildable lots, 2 park lot, 16 common open space lots, road Right-of-Way and 20 restricted future development lots also referred to as “remainder parcels” or “future phases”. 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 of town to existing neighborhoods 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 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 extensions of supporting infrastructure. While this Preliminary Plat application is for phase 1, a Master Plan for the entire property has been submitted concurrently. This Master Plan establishes 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 takes shape in the form of restricted lots, which will require future subdivision applications. August 2024 Turnrow Prelim Plat RC2 | 5 These restricted lots will allow the design of the project to respond to market conditions and provide the appropriate mix of housing and commercial uses. By putting a focus on the parkland and shared community areas, Turnrow will create opportunities for the community to gather and move through the site. The neighborhood’s overall 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 several aspects of 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 and maintain an existing irrigation stream/ditch located on the property, the land associated with this ditch will be dedicated as park in a future phase. This linear parkway will also serve as the location of the required PROST/PRAT planned trail. The primary vision for the parks system is one that prioritizes green space and off-street trail connections within the neighborhood and to adjacent communities. The proposed park amenities in this master plan look to serve a wide range of users, with areas designed for passive recreation like the hammock tree grove and shade pavilions, to areas designed for active recreation like the 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 on July 26, 2022, authorizing the REMU Zoning designation. The ordinance formally adopting this Zoning designation was August 2024 Turnrow Prelim Plat RC2 | 6 finalized in December of 2023. Following the ZMA, a Subdivision Pre-Application was submitted to outline the vision and framework for phase 1 of this project. 2. Project Design Land Use Analysis Turnrow’s vision hinges on the underlying principles of the REMU zoning district. 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 current intent with these restricted lots is for them to 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 designs of buildings on site are in the early stages of planning and exact square footages are unknown. For this reason, a commercial tracking table has been included in the Master Site Plan Application. This table will track the residential square footage and the percentage of commercial built in relation to this residential variable. It is envisioned that this will be monitored and administered by the to be formed Property Owners Association. Hypothetically, by considering 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 commercial area than anticipated in this REMU zoned area. 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 uses. 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: 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 Prelim Plat RC2 | 7 Streetscape The streetscape and block frontage in Turnrow will take shape in variety of different ways. The majority of public streets will utilize Landscaped block frontages with the exception of the commercial lots. The commercial lots are proposed to employ Mixed block frontages to allow for the possibility of storefront conditions 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 relatively large, so additional block frontages (“Special Residential” Block Frontage) may be identified as each lot goes through site plan review. Pedestrian R.O.Ws Another important component to the overall Turnrow design is the integration of the pedestrian mid- block crossing. For a variety of reasons including access control, and road geometry the block lengths are extended over the desired length. As a result, additional pedestrian facilities have been added to the design to break these blocks down. These mid block pedestrian pathways can be shown on Appendix C.2. All the Pedestrian ROWs will be in public access easement. Landscape All landscaping will comply with the mandatory landscaping provisions of the UDC. Landscaping will include the use of drought tolerant plants, the use of appropriately sized landscape plant material, coordination with utilities, the use of permanent irrigation, and perpetual maintenance to ensure healthy 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 that 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 the addition of 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. August 2024 Turnrow Prelim Plat RC2 | 8 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. 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 R.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. August 2024 Turnrow Prelim Plat RC2 | 9 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 R.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 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. August 2024 Turnrow Prelim Plat RC2 | 10 • 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 • 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 August 2024 Turnrow Prelim Plat RC2 | 11 • 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 • 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) August 2024 Turnrow Prelim Plat RC2 | 12 • 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 • 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 August 2024 Turnrow Prelim Plat RC2 | 13 • 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 • 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 August 2024 Turnrow Prelim Plat RC2 | 14 • 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 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 August 2024 Turnrow Prelim Plat RC2 | 15 • 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 • 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 August 2024 Turnrow Prelim Plat RC2 | 16 • 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 • 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 August 2024 Turnrow Prelim Plat RC2 | 17 • 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 N-P). 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. 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. August 2024 Turnrow Prelim Plat RC2 | 18 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. 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 August 2024 Turnrow Prelim Plat RC2 | 19 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. 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. Alignment with the Community Plan The future land use for the subject property was amended with the adoption of the 2020 Bozeman Community Plan and each zone requested is allowed within the approved Future Land Use category for this site. The subject property is zoned REMU which is allowed within Urban Neighborhood Future Land Use category. The proposed zoning would provide for development opportunities for a wider variety of housing types, neighborhood-scale commercial uses, and various land development patterns to unfold. REMU offers allowances for additional density to provide urban-scale mixed-use development options. Approval of this request and subsequent property development under the proposed zoning would also reinforce the following objectives of the Community Plan: Goal N-1: Support well-planned, walkable neighborhoods. REMU is a mixed-use district zone that would allow for a mix of housing and commercial uses. Residents would have the opportunity to live, work, and shop in close proximity to where they live which facilitates walkability. Additionally, it is understood that any future development will continue all logical extensions of the street grid where appropriate. These street extensions create blocks that lend themselves to being more walkable. Working in conjunction with this great street network, additional August 2024 Turnrow Prelim Plat RC2 | 20 north/south pedestrian pathways have been added to decrease the length of each block. The theme for the overall park system is to create a network of loop trails. N-1.1 Promote housing diversity, including missing middle housing. N-1.3 Revise the zoning map to lessen areas exclusively zoned for single-type housing. The Turnrow Phase 1 preliminary plat has three distinct residential product types. The largest portion of the site has been devoted to a townhouse/rowhouse style product type where a unit would share a common interior wall but there is no stacking of units. The second product type is the small lot single household. The last product is the commercial mixed-use area. This area is intentionally left flexible to allow for a mix of residential and commercial areas. Future phases, while not set in stone, are a mix of multifamily housing, and single-family detached housing. N-1.4 Promote development of accessory dwelling units (ADUs). Turnrow was developed with ADUs in mind. N-1.9 Ensure multimodal connections between adjacent developments N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. Multimodal connections are a major theme of Turnrow. The larger park themes are to create a network of trails that service the neighborhood but also tie into future neighborhoods to the south. The idea is to create a network of loop trails so that the residents will be able to have access to recreation and transportation trials. Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. While the program of the lots on the corner are still up in the air, there is potential for some commercial areas to develop. It is understood that these areas would be limited to 30% of the Gross SF of the project, but this could be achieved. Goal N-3: Promote a diverse supply of quality housing units. N-3.1 Establish standards for provisions of diversity of housing types in a given area. The Turnrow project aims to create a variety of housing product types, not only in phase 1 but across the entire neighborhood. N-3.7 Support compact neighborhoods, small lot sizes, and small floor plans, especially through mechanisms such as density bonuses. August 2024 Turnrow Prelim Plat RC2 | 21 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. REMU zoning is in alignment with the goals of development for the “missing middle” housing by allowing higher densities and a more diverse array of housing types. Multi-household dwellings, such as apartments, two- and three-household dwellings and townhouses/rowhouses, are planned within the Turnrow Project. Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development oriented on centers of employment and activity. Support an increase in development intensity within developed areas. The proposed REMU zoning would allow for higher density residential development in proximity to jobs and services, thus encouraging growth and enhancing the patter of community development oriented on employment and activity areas. DCD-2.5 Identify and zone appropriate locations for neighborhood-scale commercial development. Turnrow is located at the intersection of two arterials which makes it the ideal location for a little bit of commercial. While there is currently no program, we are planning for a mix of uses on this project corner. Goal DCD-3: Ensure multimodal connectivity within the City. DCD-3.1 Expand multimodal accessibility between districts and throughout the City as a means of promoting personal and environmental health, as well as reducing automobile dependency. REMU is a mixed district zone that would allow for a combination of housing and commercial uses. Residents would have the opportunity to recreate, work, and shop in close proximity to where they live which facilitates walkability. DCD-3.3 Identify major existing and future destinations for biking and walking to aid in prioritization of route planning and completion. One of the great features of the Turnrow project is the multi-use trail along East Valley Center Road. This is one of the last remaining significant segments of a planned regional trail system. Additionally, one of the features of our Park Master plan is to create a series of loop trails within the neighborhood to promote walking and biking. Goal EPO-1: Prioritize strategic acquisition of parks to provide a variety of recreational opportunities throughout the City. August 2024 Turnrow Prelim Plat RC2 | 22 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. EPO-1.3 Incorporate unique and inclusive recreational and artistic elements into parks. 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. Goal M-1: Ensure multimodal accessibility. The City has adopted policies and standards that require parkland dedication and/or improvement fees that is calculated based on residential units and densities. The Park Master Plan outlines a wide range of recreational opportunities that range from trails loops, to outdoor gathering spaces, to hammock groves, to skate dots and DMX pump tracks. The Masterplan ensure that there will be an amenity for all residents to enjoy. 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. The proposed REMU zoning would allow for a mix of uses, including housing, jobs, and services, all located within the project site. The Turnrow project has a few lots allocated for a mixed-use land use pattern. This will allow for the possible development of housing, jobs and services in close proximity to one another. Phasing This project proposes to subdivide phase 1 and establish the framework of easements and restricted lots for future phases. Currently the timing of future phases is undetermined. The MSP submitted concurrently with this application establishes a 5-year timeline. II. Preliminary Plat Checklist Items 38.220.040 1. Pre-Application information. All information required with the Pre-Application plan, as outlined in section 38.220.030. Response: Acknowledged. All information required with the Pre-Application has been included in this application. 2.Subdivision information. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single-household. Response: Acknowledged. All plans will include the appropriate information listed above. August 2024 Turnrow Prelim Plat RC2 | 23 3.Subdivision map. Map of entire subdivision as specified on the application form provided by the community development department. Response: Acknowledged. Please see the Vicinity Map (Appendix A) & Preliminary Plat Sheets for all relevant information. 4.Streets, roads and grades. All streets, roads, alleys, avenues, highways and easements; the width of the right-of-way, grades and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector streets. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 5.Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 6.Adjoining owners. Names and addresses of record owners of lots and tracts immediately adjoining the proposed subdivision. Response: Acknowledged. Please see the N1 and Adjoiners list included in this application. 7.Perimeter survey. A survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse must be given. Response: Please see the Preliminary Plat Sheets for all relevant information. 8.Section corner. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. Response: Please see the Preliminary Plat Sheets for all relevant information. 9.Phased improvements. If the required improvements are to be completed in phases after the final plat is filed, the approximate area of each phase must be shown on the plat. If a phase depends on improvements not included within the geographic area of a phase, or if timing of construction of improvements is separate from the timing of construction of that phase, those improvements and associated phases must be identified. Response: Acknowledged. All phase 1 improvements will be built in phase 1. Future phases will require a further subdivision application. At that time additional sub phasing may be proposed to minimize infrastructure installation. A concurrent construction request has been submitted with this application to utilize 38.270.030.B.1.b.2. Please see Appendix R for relevant information pertaining to that request. August 2024 Turnrow Prelim Plat RC2 | 24 10.Contours. Ground contours must be provided for the tract according to the following requirements: Where the average slope is: Contour intervals must be: Under 10 percent—2 feet (if all lots are over one acre in size, five feet intervals may be used) Between 10 and 15 percent—5 feet, Greater than 15 percent—10 feet. Response: Acknowledged. Please see the Civil Plan Sheets for all relevant information. 11.Waivers. List of waivers granted from the requirements of section 38.220.060 during the Pre- Application process must be submitted with the preliminary plat application. Response: There were no waivers requested during the Pre-Application. Please see the Preliminary Plat Supplements below in Section 5. 12.Request for exemption from department of environmental quality review. If the developer is proposing to request an exemption from the department of environmental quality for infrastructure plan and specification review, the preliminary plat application must include a written request from the developer's professional engineer, licensed in the state, that indicates the intent to request the exemption, and details the extent of water, sewer and stormwater infrastructure that will be completed prior to final plat approval. A detailed preliminary stormwater drainage plan must also be submitted with the written request. Response: The applicant proposes to request for exemption from DEQ review. 13.Sanitation information. When the subdivision does not qualify for the certification established in section 38.240.170 the subdivider must provide the information regarding sanitation set forth in MCA 76-3-622. Response: This item is not applicable. B. The following information must be submitted along with the preliminary plat. 1.Area map. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 2. Non-compliance with standards. a. Variances. Provide a written statement describing any requested subdivision variance and the facts of hardship upon which the request is based (refer to division 38.250 of this chapter). b. All others. Provide a written statement: describing any intended departure, deviation, modification, non-compliance or alternative compliance to any standard applicable to a subdivision review; providing a BMC citation to the authority authorizing the non-compliance; and providing the applicable criteria of review. August 2024 Turnrow Prelim Plat RC2 | 25 Response: There are no variance requests included in this application. 3. Noticing materials required by section 38.220.420. Response: Please see the N1 and Adjoiners list included in this application. 4.Documents and certificates. Draft copy of the following documents, and certificates to be printed on or to accompany the preliminary plat: a. Covenants, restrictions and articles of incorporation for the property owners' association if covenants are proposed to ensure compliance with regulatory standards. b. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of-way or drive aisles intersect state, county or city highways, streets or roads. c. A draft of such other appropriate certificates. d. Provision for maintenance of all streets (including emergency access), open spaces to meet requirements of division 38.420 or section 38.410.040, storm water facilities, and other improvements not dedicated to the public. Response: Acknowledged. Please see Appendix G - Appendix J for draft copies of the POA documents. There are no encroachments needed with the project and therefore item B does not apply. The Preliminary Plat contains all appropriate certificates. Finally, please see the CCR's & Bylaws outlining who is responsible for the maintenance of these non-public facilities. The Kagy Boulevard street landscaping but all other roads and public park will be publicly maintained by the City of Bozeman. 5. Street profile sheets. Profile sheets for street grades greater than five percent. Response: Acknowledged. The street grades for Turnrow are under 5% and therefore this item is not applicable. 6. Application and fee. Completed preliminary plat application form, with the original signatures of all owners of record or their authorized representatives, and the required review fee. If an authorized representative signs on behalf of an owner of record, a copy of the authorization must be provided. Response: Acknowledged. Please see the application forms included in the application. III. Documentation of Compliance – 38.2220.060 1. Surface Water A Wetland Delineation report was prepared by Morrison-Maierle for the entire Turnrow property and has been included as Appendix L.1. Historically and currently this site has been used for agricultural crop production and grazing. The project area contains 2,480 linear feet (0.12 acres) of waterway and 0.39 acres of palustrine emergent wetlands. Included in the study are several figures and maps delineating the wetland systems. Furthermore, those wetland systems are depicted on the Civil Plan Sheets. An Army Corp of Engineers 404 permit is currently being prepared to mitigate all wetland concerns with the proposed Turnrow Subdivision. That application isn’t finalized yet but will be submitted shortly. August 2024 Turnrow Prelim Plat RC2 | 26 2. Flood Plains A Flood Hazard Evaluation has been completed and the results of that study are included as Appendix M. The results of the model show that because cattail creek channel and floodplain terrace contain all events up to and including the 1.0% AEP event, no flood mitigation is required for the subdivision outside of the culvert construction and mass grading operations. Velocities in the channel are minimal during large events because of the backwater conditions caused by the culverts, so vegetated ditches are sufficient to avoid erosion. 3. Groundwater Groundwater monitoring was conducted throughout the 2021 season and is provided in the Stormwater Design Report Appendix P. Depth to seasonal high groundwater varied around the site but at its peak reached 5.11’ below the surface. Groundwater is generally flowing to the north. Proposed street and lot grading will raise the developed portions of the site approximately 2-3’ resulting in a typical depth to seasonal high groundwater in developed areas of about 7’. 4. Geology; Soils; Slopes Rawhide Engineering conducted a field investigation of the site in 2021 and developed recommendations for development of the site. A copy of that report is included in this application as Appendix Q. The information below responds to the requirements BMC 38.220.060.A.4. Geologic Hazards There are no known natural geologic hazards on the Property. The Property is comprised of an undeveloped agricultural field that is mostly flat, falling slightly to the north. Due to this factor several building recommendations have been provided to mitigate any future development. Protective Measures Please refer to the paragraph above. Unusual Features There are no unusual features on the site. There are no slopes greater than 15% on site. Soils Map A soils map and NRCS soil information is included in the Wetland Delineation Report. Cuts and Fills It is not anticipated that cuts or fills will exceed 3’ for the project. 5. Vegetation The Montana Natural Heritage Program (MTNHP) maintains a statewide database for natural and human land cover. The subject is shown to consist of: Rocky Mountain Lower Montane, Foothill, and valley grassland (green on the map below); and Cultivated Crops (yellow on map below). Additionally, August 2024 Turnrow Prelim Plat RC2 | 27 the MTNHP identifies wetlands and riparian system onsite which have been depicted on all of the civil drawings and further studied in the Surface Water Report. Protective measures The existing wetland will be preserved in parkland. These impacts will be mitigated through the Army Corp of Engineers permitting process. It should be mentioned that the wetland impacts will be in a future phase of the neighborhood. The remainder of subdivision will be designed to avoid impact to all other wetlands areas on the subject property. Noxious Weeds and Revegetation plan A weed management plan is included as Appendix T. 6. Wildlife Fish, Wildlife and Parks was contacted to comment on the proposed development during the Pre- Application stage of review. Their response letter has been included in this application as Appendix L. FWP had two main concerns in their review: 1. This project will increase the amount of impervious surfaces, which will increase surface runoff and delivery of pollutant to surrounding streams and wetlands. Their suggestion was to propose stormwater management systems (detention ponds) that provide the opportunity for ground infiltration of surface runoff to occur. This concern has been effectively mitigated through the current stormwater design. 2. There are nearby streams that convey water downstream to habitats that support popular recreational fisheries, and it is important to maintain a stream setback of 200’ to improve the condition of the streams within the proposed development. This was taken into consideration when the overall layout of the subdivision was laid out. In most cases the watercourse stream channel will be within a August 2024 Turnrow Prelim Plat RC2 | 28 designated city park, which will prevent any impactful development. Furthermore, the City of Bozeman has watercourse (& wetland) setbacks that apply to these streams which are intended to mitigate those concerns. Lastly, there are only a few locations where the overall stream channel is less than 100’ from a developable lot but in those cases the planned land use for those lots is relatively low density and should have minimum effect, if any, on the quality of the stream. Overall, the concerns of FWP have been effectively mitigated through the overall subdivision, park, and stormwater management layouts. 7. Agriculture The subject property is designated as Urban Neighborhood according to the City of Bozeman Community Plan. The area included in this application is zoned Residential Emphasis Mixed Use (REMU) and has been annexed but is vacant. The buildable portion of the proposed subdivision is a mix of residential and a small amount of commercial. currently, an agricultural operation exists on this site, but that operation will be come to an end upon Preliminary Plat approval. This subdivision will not have adverse effects on surrounding agricultural operations to the south. 8. Agricultural Water User Facilities An irrigation facility on an adjacent will have minor impacts as a result of the expansion and reconfiguration of the Davis Lane and Valley Center intersection. This will include replacing the existing 30” culvert with a new 30” culvert and extending the length of the culvert beyond the proposed daylight slopes. To minimize disruption of the ditch within the adjacent property, the upstream invert location shall be modified to intercept at the channel slightly south of the current location. Approval of this impact will be obtained by the landowner and/or other entities having rights conveyed by this facility prior to construction. The professional engineer for the project will certify prior to infrastructure approval and present with the final plat application materials that the water entering and exiting the realigned or relocated agricultural water user facility is the same quality and amount of water that entered or exited the facility prior to realignment or relocation. 9. Water and Sewer Please see the preliminary water and sewer design reports included as Appendix N & Appendix O. Sewer The project will be developed in phases. Currently, Phase 1 will consist of 8” sewer mains flowing northeast and eventually connecting to an existing 15” sewer main that is stubbed out on the NE corner of the development. Subsequent phases of the project will consist of 8” sewer mains flowing to the NW corner of the development where the City of Bozeman currently has a lift station contracted to be constructed with funds available in 2025. Once at the lift station, the wastewater will be pumped southeast and will discharge into the 15” gravity sewer main, where it will then be conveyed northeast under the interstate to the existing Davis Lift Station. August 2024 Turnrow Prelim Plat RC2 | 29 Due to a few large lot sizes, it is anticipated that future lot development may require on-site main extensions to serve future development. Sewer main stubs are provided to the lot lines where on-site main extensions are envisioned. Water The proposed water main extensions within the property will be extensions of the City of Bozeman water infrastructure. Turnrow will tie into a single existing water main in two locations to create a looped distribution system within the subdivision. Tie in locations are as follows: • 12” water main within Davis Lane (to primary PRV) • 8” loop to provide redundancy Fire protection will be provided by hydrants placed within the development at recommended spacing intervals and supplied by the new 8” and 12” mains proposed. Phase 1 of this project involves installing approximately 1,231 feet of new 12-inch and 9,668 feet of new 8-inch class 51 DIP water pipe. The future phases include an additional 2,020 feet of 12-inch and 10,577 feet of 8-inch class 51 DIP water pipe. These are estimates and subject to modification during further design development. The project will include new fire hydrants, new fire service lines, and new domestic water services. Services will range in size from 1-inch to 6-inches, depending on projected future building design. See Appendix C of the design report for proposed water main layout schematic. The Turnrow project falls within the Northwest 2 Pressure Zone defined in the 2017 Bozeman Water Facility Plan. This requires the HGL of the system to be at 4850 feet. The pressure data taken from neighboring hydrants in the area are higher than this requirement, so Pressure Reduction Vaults (PRV) must be installed. These water main extensions will serve the entire buildout of the property but may be phased to accommodate phased buildouts of the subdivision. Water main extension stubs at the project boundaries will be provided for future connections. Due to a few large lot sizes, it is anticipated that future lot development will require on-site main extensions to serve future development. Water main stubs are provided to the lot lines where on-site main extensions are envisioned. Construction specifications will be Montana Public Works Standards and Specifications (MPWSS), and the City of Bozeman Modifications to MPWSS. 10. Stormwater Management August 2024 Turnrow Prelim Plat RC2 | 30 A stormwater design report is included as Appendix P. Stormwater runoff from the Rights-of-Ways will be directed as street runoff to inlets and then conveyed to stormwater retention ponds for storage and treatment. The stormwater from the individual sites will be addressed with each individual site as part of the site plan review process. 11. Streets, Roads & Alleys A traffic study has been completed for the development and are included as Appendix K. The following text is provided in the order outlined in BMC 38.220.060 A. 11. Description Streets within Turnrow will be designed in accordance with the City of Bozeman Design Standards and Specifications Policy. Construction specifications will be Montana Public Works Standards and Specifications (MPWSS), and the City of Bozeman Modifications to MPWSS. Development of the Aaker property will transform this part of town from a community edge with few services, to a vibrant node near the intersection of two heavily trafficked arterials (East Valley Center Road & Davis Lane). The transportation pathways proposed are designed to be relevant throughout and after this transformation. Forward thinking vision of a busy community hub is a critical design criterion. Bicycle and Pedestrian Pathways There is sidewalk along the east side of Davis Lane south of Cattail Pond, the north side of Cattail Street between North 27th Avenue and North 19th Avenue, and the south side of East Valley Center Road west of Valley Spur Road. There is sidewalk along both sides of North 27th Avenue, Cattail Street west of North 27th Avenue, and Catamount Street except for missing sections on the north side just east and west of North 27th Avenue. There are existing bike lanes on North 27th Avenue south of Honor Lane that tie into shared use paths north of Honor Lane. Catamount Street also has bike lanes west of North 27th Avenue. The Bozeman Transportation Master Plan (TMP) recommends that the northern portion of North 27th Avenue have bicycle lanes which would allow complete connectivity of the future active transportation network. There is a planned project to complete a connection of the shared use path on East Valley Center Road between Catron Street and North 19th Avenue. The Visionary Active Transportation Network recommends completing bike lane and/or shared use path connections along East Valley Center Road, Davis Lane, Frontage Road, Valley Spur Road, and Cattail Street. Access to Arterials East Valley Center Road and Davis lane are the only arterials adjacent to the project site. They will provide access into the project, but no lots are proposed to take access off of an arterial. There are 3 intersections with arterials planned. Two on East Valley Center Road and one on Davis Lane. Modification of Existing Streets Other than widening existing roadways, all existing roadways will remain open and in current form. Dust August 2024 Turnrow Prelim Plat RC2 | 31 No gravel alleys are proposed and as such no dust control provisions are provided. Pollution and Erosion Maintenance of the proposed public streets will be completed by the City of Bozeman. Stormwater from streets will be mitigated in accordance with City of Bozeman Standards. Stormwater retention basins will also be maintained by the POA. Traffic Generation A Traffic Impact Study (TIS) has been conducted by Sanderson Stewart and is provided as Appendix K of the subdivision submittal. Capacity The Traffic Impact Study evaluates the level of service of intersections before and after the proposed development. Included in this report is a documentation of current level of service and anticipated level of service at phase and complete build out. Additionally, this report documents road improvements to improve level of services that drop below the level of service C. Please refer to the Traffic Impact Study for more information. Traffic Calming At this time traffic calming does not appear to be necessary and is not proposed. Improvements and Securities All streets will be constructed with the subdivision improvements in accordance with BMC 38.270. It is anticipated that an Improvements Agreement and financial surety will be in place prior to Final Plat. Concurrent construction of subdivision and site improvements is proposed and a formal request including a plan has been included as Appendix R in this application. 12. Non-municipal Utilities The following publicly and privately owned utilities have been notified and provided copies of the Preliminary Plat for the Turnrow Neighborhood: · Northwestern Energy · Lumen (communications) · Charter (communications) · Yellowstone Fiber (communications) Copies of the letters to each of these utilities requesting design input are included, and can be found in Appendix Z. 10’ utility easements are provided lot frontages for non-municipal utilities. Utility sleeves will be provided where non-municipal utilities cross streets. 13. Land Use. August 2024 Turnrow Prelim Plat RC2 | 32 The preliminary plat encompasses the entire property but several of the lots west of phase one will be platted as restricted lots with street easements as they are still under development. For the sake of this application the restricted lots are mentioned but will go through a future subdivision application. Please see the table below showing the breakdown of the site statistics. 114.68-acre parcel into 143 buildable lots, 2 park lot, 18 common open space lots, road Right-of-Way and 23 restricted future development lots. Block 1 is located on the eastern side of the site adjacent to the intersection of Davis Lane and east Valley Center Road. The intension of this lot is to create a predominantly residential area with ability to do small scale neighborhood commercial. The northern lots in Block 1 will likely be more commercial in nature. Blocks 2, 3, and a portion of 4, 5, & 6, are envisioned to be attached housing. They will be predominately smaller townhouses. These lots will all be fronting either a public street, open space or a park and each lot will have alley access in the rear. The remaining portion of block 4, 5, &6 will feature small lot single households. These lots will also front a public street or open space and will be alley loaded. The intention with this smaller lots is to encourage smaller homes which will hopefully be more affordable in nature. At several locations mid-block pedestrian pathways have been added to promote and enhance the overall pedestrian connectivity of the site. These pathways also tie into the larger loop trail network we are promoting with our park system. The restricted lots which correspond with the block layout will be residential in nature but will be subject to a future subdivision application. the intension with platting restricted lots is to lock in the street grid but also leave flexibility to adapt to market conditions. Future Subdivision applications will be submitted to document compliance with the zoning regulations in effect at that time. Please see Appendix B, showing the proposed land uses for this project. Future phases are shown for reference but are subject to further design development and change. 14. Parks and Recreation Facilities Please refer to the Parks Master Plan in Appendix D for all details on the proposed Parks and Recreation Facilities. 15. Neighborhood Center Plan Number of Lots Area (in Acres) Percent of Total Area in Residential Lots 143 10.63 9.3% Area in Commercial Lots 4 5.01 4.4% Area In Restricted Lots 23 60.13 52.4% Area in ROWs 0 26.27 22.9% Area In Park 2 11.16 9.7% Area in Open Space 18 0.85 0.7% Area allocated for lift station 0 0.64 0.6% Total Site Area 186 114.68 100% August 2024 Turnrow Prelim Plat RC2 | 33 The size and scale of the Property, along with the zoning designation, 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, of the project will likely be a combination of the park in phase 1 as well as the commercial mixed-use area on the northeast side of the site. Combined these areas aims to introduce great pedestrian gathering spaces and a variety of neighborhood commercial uses to a currently underserved portion of the City. Future phases of the project will likely use the park system as well for their neighborhood center. For Phase 1, the Block 3 Park area will be the focal point. This park aims to create a central gathering space that is in proximity to the possible commercial mixed-use area. This park has features like a community center stage for evens like neighborhood movie night as well as areas for yard games. Finally, this park has a few multipurpose athletic courts. Please see the Parks Master Plan Appendix D for more information about the phasing of improvements. 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 – The focal point of the park does have 100% frontage along a street. Maintenance of this neighborhood center is further described in the Parks Master Plan Appendix Y. · 38.410.020.A.5&6 - This neighborhood center is also being used to meet our parkland requirements for the project. There is a significant area in land used as open space with enhanced natural features and a nice gathering space in the middle. 16. Lighting Plan Per BMC 38.220.060 A. 16. a lighting plan is only required where lights are proposed other than within the street right-of-way. There are no subdivision lights proposed outside of the street right-of-way. The proposed location of lights within the right-of-way are shown on the preliminary civil plans. 17. Miscellaneous. Public Lands There are no public lands adjacent to or within 200 feet of all sides of the subdivision. Additionally, the subdivision will not have any negative effect on access to any public lands. Hazards There are currently no hazards on site. Wildlands-Urban-Interface The proposed development is located a significant distance away from wildlands and adjacent to urban development and major throughfares. It is not anticipated that any extraordinary provisions are required to reduce structure ignitability for the development. August 2024 Turnrow Prelim Plat RC2 | 34 18. Affordable Housing The State of Montana has limited Municipalities ability to enact Inclusionary Zoning and require affordable housing. It is the applicant’s intent to study the affordability and to provide affordable housing where reasonable in phase 1. One of the goals in the Turnrow subdivision is to create a wide range of housing types. The hope with this goal is to create a spectrum of price points to attract all of Bozeman. Additionally, restricted lot 1 has been identified in the annexation agreement and development agree to be set aside for affordable housing in relation to the Sewer Lift Station upgrades. 19. Proposed subdivision advances the adopted growth policy. Please see a detailed analysis of the proposed land uses in Section 1 above.