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HomeMy WebLinkAbout06 - Alpenglow Site Plan NarrativeAlpenglow – Mixed-Use Neighborhood Page 1 of 20 Alpenglow – Mixed-Use Neighborhood Site Plan Application Bozeman, MT May 31, 2024 Alpenglow – Mixed-Use Neighborhood Page 2 of 20 Site Plan Narrative Table of Contents 06 Site Plan Narrative Project Summary 03 Community Benefits 05 Project Team 07 Neighborhood & Proposed Use 09 Design Intent 10 Building Program 11 Site Considerations 13 Setbacks 13 Utilities/Infrastructure 13 Block Frontages 13 Pedestrian Circulation 13 Accessibility 14 Parking 14 Waste Management 16 Snow Storage 16 Construction Management 17 Landscape 18 Site Lighting 20 Traffic 20 Water Rights 20 Alpenglow – Mixed-Use Neighborhood Page 3 of 20 Site Plan Narrative On behalf of Alpenglow of Bozeman, we present this Site Plan Application for the 8.2-acre property, located southeast of the intersection of South 19th Avenue and West Kagy Boulevard, in the City of Bozeman. This property is currently zoned as “REMU” – Residential Emphasis Mixed Use. Alpenglow requests a site plan review in order to allow for the development and construction of a new mixed-use, for rent multi-family housing neighborhood. We are excited about bringing this community of high-quality residences and commercial uses to Bozeman by developing this undeveloped parcel within the South University District “SUD” Phase 3 Subdivision. This package will provide a clear picture of the purposeful planning techniques we have employed to create this innovative community. The design team looks forward to working with the Bozeman Staff throughout the review process. Project Summary This proposed mixed-use neighborhood will be a purposeful new addition to the Bozeman community. The Alpenglow mixed-use neighborhood has been deliberately and thoughtfully designed to address Bozeman’s exigent housing crisis and further several of the Bozeman Growth Policy objectives by providing: • 273-unit for-rent apartment homes in varying sizes • ±5,000 SF of new commercial space (with 2-4 tenants) • Design that meets the needs of Bozeman's growing population while providing high-quality, fair market housing in a convenient location. The residential portion of this new neighborhood will consist of a mix of one, two, and three-bedroom apartment homes designed to meet various resident needs. The apartment homes will have modern finishes and thoughtful amenities. The neighborhood will boast an array of community amenities designed to promote healthy and active lifestyles. These amenities include a fitness center, bike storage, a pool, social lounge, and business center. These spaces have been thoughtfully crafted to offer residents both comfort and convenience, catering to their needs for living, working, socializing, and relaxing. The commercial space on the corner of Kagy and 19th is being designed to accommodate walkable neighborhood services potentially including a coffee shop, Alpenglow – Mixed-Use Neighborhood Page 4 of 20 chiropractor, and retail area. The intent is to provide services that will not only serve Alpenglow residents but also the surrounding community. The site of the proposed development has been strategically chosen to align with Bozeman's growth policies which encourage high-density residential development in areas close to the university, existing commercial uses, amenities, and public transportation. The neighborhood’s design will incorporate green spaces and walkways, promoting a sense of community and encouraging outdoor activity. Proximity to the Montana State University campus makes it an ideal location for students, faculty, staff, and recent grads. To address the issue of affordable housing in Bozeman, Alpenglow of Bozeman will offer a diversity of floor plans that will be obtainable for a significant portion of the area workforce. Our design includes a mix of smaller, functional units, and provides for a diverse range of prices for renters who are struggling to find such housing in the city. The applicant, Alpenglow of Bozeman, LLC, is majority owned by Keyhole Capital. The owners of Keyhole have homes in Montana and spend several months of the year there. Keyhole has been focused on developing multi-family communities in emerging markets, primarily Wisconsin, Colorado, and Montana. Keyhole currently owns five multifamily communities in various stages of entitlement and construction. They have nine existing communities that have all been developed from the ground up with long term ownership in mind. As such, Keyhole is proud to say that they have only sold one project in the last 15 years. A sister company, Rooney Property Management, will be responsible for long-term management and operation of Alpenglow, and will provide direct, on-site maintenance and long-term quality control. It should be noted that Keyhole’s model of ‘build to hold’ incentivizes higher quality control and structural care than typical “merchant builders,” who will sell the property to other parties within a few years of construction. Alpenglow – Mixed-Use Neighborhood Page 5 of 20 Community Benefits To directly benefit Bozeman, the Alpenglow neighborhood has been specifically designed to further Bozeman’s Growth Policy in the following ways: Goal Goal Description Alpenglow Impact Goal R-2: Pursue Community Decisions in a manner that supports resilience. Long-term and lasting impact: create long term gains to the community with solutions that are replicable and sustainable, creating benefit for present and future generations. (R- 2.9) The Alpenglow neighborhood will further this goal by creating flexible solutions to accommodate different demographics and lifestyles. The neighborhood will create a diverse mix of housing to benefit a variety of demographics, lifestyles, and income levels. Goal N-1: Support well- planned, walkable neighborhoods. Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. (N- 1.10) The Alpenglow mixed-use neighborhood will further this goal by providing dense, residential development of multi-unit apartment homes, parking that conceals the majority of vehicles within the neighborhood, and walkable access to commercial service amenities with proximity to park networks. Alpenglow – Mixed-Use Neighborhood Page 6 of 20 Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. Investigate and encourage development of commerce concurrent with, or soon after, residential development. Actions, staff, and budgetary resources relating to neighborhood commercial development should be given a high priority. (N-2.3) The Alpenglow neighborhood will further this goal by providing a commercial services building adjacent to the NW high-traffic corner of the project site. This building will provide commercial services to Alpenglow residents and the surrounding community. Goal N-3: Promote a diverse supply of quality housing units. Encourage distribution of affordable housing units throughout the city with priority given to location near commercial, recreational, and transit assets. (N-3.3) The Alpenglow neighborhood will further this goal by allowing for multiple housing types in the neighborhood. The addition of dense multi- unit housing allows for increased diversity of floor plans, capacities, and costs in the neighborhood. Goal DCD-2: Encourage growth throughout the city, while enhancing the pattern of community development oriented on centers of activity. Support an increase in development intensity within developed areas. Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. (DCD-2.2) The Alpenglow neighborhood will further this goal by adding to the housing density (33.3 units per acre/ 53.8 bedrooms per acre) adjacent to S. 19th Ave & Kagy Blvd. This high traffic corridor contains connections to schools, parks, shopping centers and neighborhoods. Alpenglow – Mixed-Use Neighborhood Page 7 of 20 Project Team “Alpenglow of Bozeman” by Keyhole Capital - Applicant https://keyholecapitalllc.com/ The applicant, Alpenglow of Bozeman, LLC, is a subsidiary of Keyhole Capital which has many ties to the State of Montana. Keyhole owns and operates numerous multifamily communities in Wisconsin, Colorado, and Montana. Keyhole currently has multifamily communities in various stages of entitlement and construction. All of the projects have been developed from the ground up with long term ownership in mind. KEPHART – Architect https://kephart.com/ “Everyone deserves a well-designed place to live, work, and play” is the philosophy that drives KEPHART to create innovative, award winning communities. Founded in 1974, KEPHART is a nationally recognized architecture design and planning firm, which provides a full complement of personalized, professional services to builders and developers. KEPHART is known for innovative residential development and our accomplishments include the design and planning of over 400,000 homes ranging from single family to apartments, mixed use developments, assisted living, urban infill, transit oriented, and LIHTC communities. KEPHART’s recent work in Bozeman includes Graf Street Apartments, Northwest Crossing, and Lumberyard Apartments. Design 5 – Landscape Architect https://www.design5la.com/ Design 5 clients are located throughout Montana, Utah, Idaho, Wyoming, and Minnesota. In the past 11 years Design 5 has been involved in more than 900 residential and commercial projects in Bozeman, Big Sky, Park City, and Jackson Hole. Design 5 has won 12 Bozeman Beautification Awards in the last five years, as well as being named Top Mountain Landscape Designer by Mountain Living Magazine 2017-2020. Stahly Engineering & Associates – Civil Engineer https://www.seaeng.com/ Stahly Engineering & Associates is an employee-owned, full-service civil engineering and survey firm, with offices in Helena, Bozeman, and Billings. Founded over 50 years ago, Stahly provides engineering services in the fields of transportation, site development, water and wastewater systems, and structures. Stahly also assists public and private clients with planning, grant writing and administration, GIS, all types of survey services, and construction inspection. Stahly created the original first phase, and REMU zoning designation, of the South University District (SUD) subdivision in 2015. Since then, has worked on the subsequent phases of SUD —successfully developing the Stadium View and Arrow student housing developments. Alpenglow – Mixed-Use Neighborhood Page 8 of 20 CMTA – Electrical Engineer https://www.cmta.com/ CMTA, formerly KLOK Group, is a multi-specialty firm focusing on building systems engineering to provide cost-effective, energy-efficient, high-performance buildings. In addition to engineering great building systems, we invent products, set national goals, and work to transform the market to improve results for everyone. We define our innovative approach to engineering as — Building Science Leadership. Our Colorado office opened in 2010 with a vision to build an engineering practice that is people-driven, accessible to clients, and easy to work with. With a wide range of expertise from small build-outs to large lab buildings, our team finds pragmatic, innovative, and sustainable engineering solutions for our clients. Overall, this proposed mixed-use neighborhood will be a well-designed addition to the city of Bozeman that meets the needs of a growing population while furthering the city's growth policies. It offers high-quality housing in a prime location, making it an attractive option for renters seeking a vibrant and convenient lifestyle. Alpenglow – Mixed-Use Neighborhood Page 9 of 20 Neighborhood & Proposed Use The project site is designated as Block 1, Lot 1 of Phase 3 in the South University District Subdivision. The SUD Master Plan and zoning designation was approved by the City of Bozeman on April 16, 2012. SUD created a new type of zoning, “Residential Emphasis Mixed Use – REMU”. REMU zoning envisions compact, walkable neighborhoods where residential is the primary use, but is in close proximity to neighborhood commercial and civic uses. The current majority of Phase 3 consists of vacant land. The Alpenglow mixed-use neighborhood seeks to add value to SUD as well as promote the City of Bozeman Growth Policy goal DCD-1 (Support urban development) by intensifying development in proximity to high visibility corners, services, and parks. South of the project site is Block 2, which is currently vacant but has received Site Plan approval, construction permitting, and is under construction. The sites will be complementary in nature due to sharing the same zoning designation, by providing a multi-family housing neighborhood, and providing further infrastructure to connect visitors and residents with the dedicated parks/open space. This element is important to all of the blocks within SUD and to a multi-family community in particular. This benefit to the community (Goal N-4: Encouraging Bozeman’s sense of place), provides proximity to parks and trails as well as enhanced sidewalk networks. This is an appropriate location for this project. (Reference Appendix A) The primary uses for the site will be high-density residential apartment buildings and a 2-4 tenant commercial services building. The commercial services building will be located adjacent to the SE corner of 19th Ave and Kagy Blvd to promote access to walkable and sustainable neighborhood services. A variety of building types, scales, and densities have been incorporated throughout the project. This matches the characteristics for the vision of a mixed-use neighborhood, as well as addressing Growth Policy goal DCD-2 (Increase development intensity within centers of employment and activity). No zone edge transitions apply. Alpenglow – Mixed-Use Neighborhood Page 10 of 20 Design Intent The site has been arranged to take advantage of high-traffic corridors, pedestrian- friendly circulation, and connection to surrounding commercial, civic, and residential uses. Street configuration, site access, and open space networks will foster enhanced interaction within the project and to the larger community context. The project site is framed by four external streets: South 19th Ave to the west, Kagy Blvd to the north, South 17th Ave to the east, and State St to the south. Main accesses to the site are off South 17th Ave, State St, and Kagy Blvd. Arrival into the site is met with enhanced landscaping and pedestrian features including drive aisle and parking islands. We have designed the residential amenity center fronting along the high-traffic corridor for enhanced visibility. This location for the residential amenity center creates an internal network of streets and walkways internal to the site to create a dense central village that prioritizes circulation, access to amenities, and screening of internal parking. The main highlights on site are the 3 five-story, 91-plex apartment buildings that will provide a total of 273 high quality, multi-family residences (441 bedrooms) to the City of Bozeman. Adding these residences helps the city further Growth Policy goal N-3 (Promote a diverse supply of quality housing units). The five-story residential buildings are located along the exterior of the property to provide adequate internal site circulation as well as connection to local block frontages. Residential entry proximity to S. 17th Ave and State St allows residents and their guests to take advantage of adjacent on-street parking. The commercial building that is proposed on site is a one-story building with connected open space. Location for the commercial space was designed with sight exposure along Kagy Blvd. This is the most desirable location for a commercial element and furthers Growth Policy Goal N-2 (Pursue simultaneous commercial and residential development in appropriate locations). A variety of open space/parks and pedestrian connections span the site to connect commercial and residential. Surrounding connections to the site include walkways leading to Kagy Blvd and 19th Ave, both of which are major arterial streets offering direct access to the local community and connecting to Bozeman's extensive trail system, the MSU campus, nearby grocery stores, restaurants, and shops. These connections create a family-friendly environment and complement the amenities available on-site. The proposed plan is designed to help diversify the housing options in Bozeman, and to synergize and solidify the growing adjacent neighborhoods. Alpenglow – Mixed-Use Neighborhood Page 11 of 20 Building Program KEPHART begins with research, drawing from our understanding of “place” -- this is a key part of our design process. We began this project with a map study looking at the recorded history of the area through 19th and 20th century maps charting changes overtime. We looked at and studied their construction form, with the intent to formalize what is called the “Bozeman vernacular” (Reference Appendix B). We observed buildings utilizing construction techniques and material appropriate for their place and function. We then considered our context of contemporary Bozeman, saw its growth as a city over the last decade and development of its own urban character. Overall, our concept for Alpenglow extends this vernacular to contribute to Bozeman as a whole. Our design strives to speak with an architectural language of clarity, simplicity, and functionality. Alpenglow intends to be a merger of thoughtful buildings and quality experiential spaces for residents and visitors. The colors of the project are those of the immediate landscape and environs and are in keeping with the City of Bozeman guidelines. The stone draws from the natural colors of the area, with special attention paid to 19th century Bozeman public buildings. Cementous board and batten and lap siding are the primary building materials used, designed to allow light and shadow to render natural articulation on the building’s pure geometric surfaces. These materials pick up on the materials of the Old West and are used to celebrate the buildings internal functions. A language of protection occurring over bedroom spaces is clad in board and batten siding. The scale of this material relates to the approach seen on agrarian buildings of the area. The living spaces are significantly glassier and use a language of heavy trim boards, and lap siding, showing a different function relating to a more 19th century house scaled material. Alpenglow – Mixed-Use Neighborhood Page 12 of 20 The applicant is proposing to develop 273 rentable multi-family residences. This project proposes to develop: ▪ Three (3) five-story, 91-plex buildings o Includes 441 bedrooms ▪ One (1) ±5,000 sf commercial services building ▪ One (1) ±10,800 sf clubhouse with fitness and pool amenities To facilitate financial feasibility for residents, Alpenglow will offer a wide range of floorplans and capacities. The neighborhood will provide a mix of studio, one, two, and three-bedroom apartments. Alpenglow – Mixed-Use Neighborhood Page 13 of 20 Site Considerations Setbacks All buildings fronting on Kagy Blvd, South 19th Ave, South 17th Ave and State St are providing a minimum 10’ setback from the property line. A 10’ public utility easement is provided. The setback space will be used to comply with the Mixed- Landscape block frontage standards. Utilities/Infrastructure On-site Public Infrastructure Water and Sewer Mains exist around the perimeter of the Block 1 site and will be extended into the site with the proposed development to serve the new buildings with water, sewer, and fire protection. Water and sewer mains will be located within 30-foot water and sewer easements. (Reference Appendix G) Private Utilities Stormwater for Block 1 will be collected and retained onsite. Stormwater will be mitigated utilizing low impact development techniques and will be evenly distributed throughout the site. Franchise utility mains will be installed in the existing utility easements around the perimeter of the site and service will be extended to each building. (Reference Appendix H) Block Frontages All portions of the Alpenglow mixed-use neighborhood will be designed in accordance with the Mixed-Landscape block frontage standards. The streetscapes of South 19th Ave, Kagy Blvd, South 17th Ave, and State St will feature a 10’ landscaped setback, 5’ sidewalk, and boulevard planting strips with street trees for every 50 linear feet. Buildings on site are addressing all streets with emphasized landscape and clear pedestrian paths to entries. Entries are placed on several locations along the building facade. Pedestrian Circulation Non-motorized circulation is designed to create a safe, easy, and comfortable pedestrian experience on site. All building entries have direct access to a pedestrian circulation network. The circulation network includes strong connections to the main neighborhood amenity center, parks, commercial plaza, and parking options provided for residences and visitors of the neighborhood. The proposed design also Alpenglow – Mixed-Use Neighborhood Page 14 of 20 seeks to improve the access to local sidewalk/trail connections, business, transit, and other connections to the city. As stated previously, pedestrian circulation on and around the site was an important element to capture in design. Our initiatives for this include enhancing the sense of this neighborhood and furthering the Growth Policy Goal N-1 (Support well-planned, walkable neighborhoods). (Reference Appendix C) Accessibility The site has been designed in compliance with IBC and FHA guidelines, including accessible requirements and design. The site plan provides 13 accessible parking spaces across the whole site. All residential building entries, trash enclosure, amenities, and landscaped open spaces are connected via an accessible pathway system that complies with the requirements of an accessible route. Parking The proposed project includes a total of 510 parking spaces. It should be noted that this is in excess of the required parking by 84 spaces -- Parking spaces include a variety of garages, tandem, surface, and on-street parking. The required parking for the proposed development is 459 spaces. A parking reduction has been taken at this time to include 33 offsite street parking spaces, the required spaces after reduction is 426 spaces. The development will also provide EV charging infrastructure on site, to support the charging of +/- 20 EV’s, with (4) of those spaces to be EV installed on day one. 1 of the 4 EV spaces will also be an accessible space. EV spaces will become assigned to residents upon request. The development offers a variety of secure bicycle parking solutions catering to the diverse needs of our residents who do not wish to store their vehicle in the apartment. Bicycle parking areas will be conveniently located near each apartment building's ground floor entries. The site will also offer bicycle parking spaces strategically distributed around the commercial plaza, main amenities, and the rest of the site. Altogether, we are planning to provide 46 bicycle parking spaces throughout the site, 11 of which will be covered, ensuring ample and secure options for all residents and visitors. Alpenglow – Mixed-Use Neighborhood Page 15 of 20 See civil drawing sheet C1.0 – site plan & appendix I – occupancy phasing plan for more detail on proposed parking locations. Alpenglow – Mixed-Use Neighborhood Page 16 of 20 Waste Management Solid waste & recycling on site will be handled in each residential building individually, and there will be one trash enclosure located at the end of the drive aisle just south of the commercial and clubhouse buildings, to service that area of the site. The trash enclosure will house 2 four cubic yard receptacles. Residential buildings will provide residents shoot access in tandem with valet service. Trash will be collected for pickup in a waste disposal area located on the ground floor of each 91-plex apartment building. This area will include 6 three cubic yard receptacles. Receptacles will be rolled out three times per week onto a heated tip pad directly outside of the waste disposal area, near the end of each building. Property Management will be responsible for moving the trash out on collection days. Snow Storage Ample snow storage will be provided throughout the site by utilizing dedicated stockpile locations, parking islands, and landscape bump outs. 21,485 SF has been dedicated for surface snow storage, located in areas where snow can be pushed efficiently in order to minimize interference with site circulation. See drawing sheet C1.0 for proposed locations. To address the long, cold winters in Bozeman, we have also included areas that will address deicing and removal methods maintained by a dedicated snow removal company at the time of occupancy. Residents will also be allowed convenient access to one of the clubhouse hot tubs year-round by providing a snowmelt pathway. Alpenglow – Mixed-Use Neighborhood Page 17 of 20 Construction Management We are requesting a phased approach to construction and occupancy. Our approach to phased occupancy will ensure that occupied buildings can be lived in and accessed by residents. We will provide adequate parking and site circulation for each phase. Please reference Appendix I – occupancy phasing plan for more detail. Phase 0: Site construction (sewer, water, storm, shallow utilities, parking lot, sidewalks) Phase 1: Clubhouse with adjacent amenities, and Building 1 with adjacent OS Phase 2: Building 2 with adjacent OS Phase 3: Building 3 Phase 4: Commercial building Alpenglow would like to start construction on phase one while on-site improvements are being installed. On-site improvements include private roads with associated water, sewer, and stormwater. Water and sewer mains will be extended to service the buildings. Other on-site improvements include landscaping, irrigation, and sight lighting. CCON applications are included with this submittal, as required, and detailed in appendix J. Park improvements will also be constructed concurrently in conjunction with development of the other adjacent South University District Phase 3 lots. Concurrent construction is being requested with this application, in conformance with the “South University District Phase 3 Major Subdivision Phasing Plan for Concomitant Construction,” dated May 18, 2021 and made a part of the Subdivision’s Improvements Agreement. The Common Subdivision Improvements (CSIs), as outlined in the aforementioned Phasing Plan, are required to be installed before any of the four South University District Phase 3 lots can be constructed. Construction on the Common Subdivision Improvements commenced in October 2021 and to date has installed most of the required improvements. It is anticipated that the Common Subdivision Improvements will be completed by October 2023. (Reference Appendix I,J,S) Alpenglow – Mixed-Use Neighborhood Page 18 of 20 Landscape Narrative Parkland Improvements A Park Master Plan has been developed, detailed, and bid for the South University District. The improvements to the 20+ acres park will be built in 2023 and 2024 and will satisfy the code required needs of the entire South University District neighborhood. The master developer of the South University District is building the park and each project will reimburse the master developer for their portion of the project. (Reference Appendix K) Open Space The project will provide a variety of uses in its open space areas. There is focus on both active space as well as passive and relaxation uses. With so much focus on active landscape spaces, there is also a need for areas that foster relaxation and contemplation. A portion of the open space on this project will be devoted to landscape that provides sensory stimulation through visual, smell, and auditory senses to allow for a more relaxed contemplative setting in which to read a book, check in with loved ones, or have personal time to disconnect from our overly connected world. Required residential open space will be amenitized to provide a wide variety of seasonal uses. Each of these spaces will comply with listed design standards. The shared common areas are in centralized areas that are visible from units within the development, located away from service areas, and screened from ground level residential windows. Within these spaces, amenities include: a pool, a fitness area, gathering spaces, landscaping, paving, seating space, lighting, firepits, pavilions, outdoor activity/recreation, and lawn areas. (Reference Appendix E and Landscape drawing sheets) Alpenglow – Mixed-Use Neighborhood Page 19 of 20 Streetscape and Parking Lot Landscape Approach Site elements such as lighting, plant material, site furnishings, and signage will be consistent throughout the development to define the character of the neighborhood. The commercial space, adjacent to the NW corner of the site and the entry off Kagy Blvd, will provide easy and immediate access for visitors to the Block 1 commercial building. The commercial building will include a commercial open space, the building design will serve to address and activate Kagy Blvd. The design of the clubhouse building fulfills the code necessity of activated corners while also providing ample landscape buffering and enhancing the major intersection at 19th Ave and Kagy Blvd. All portions of the Alpenglow mixed-use neighborhood will be designed as Mixed- Landscape block frontage. The streetscapes of South 19th Ave, Kagy Blvd, South 17th Ave, and State St will feature a 10’ landscaped setback, 5’ sidewalk, and boulevard planting strips with street trees for every 50 linear feet. Code required residential open space will be provided in the Clubhouse facilities as well as large, amenitized green spaces throughout the block. Each open space area will have its own character and group of features. A list of amenities and locations are detailed on drawing sheet L 0.00 submitted with this proposal. Landscaping All landscaping will comply with the mandatory landscaping provisions of the Bozeman UDC including the use of drought tolerant plants, use of appropriately sized landscape plant material, street frontage landscaping, use of trees with residential adjacency, coordination with utilities, and use of permanent irrigation. All service areas and utility equipment will be screened as necessary. Alpenglow – Mixed-Use Neighborhood Page 20 of 20 Site Lighting We intend to provide lighting in outdoor public places where public health, safety, and welfare are potential concerns. We will protect our neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained, or shielded light sources. Keeping with the goals set forth by the City of Bozeman we will protect and maintain the character of the city, prevent excessive lighting, conserve energy, and maintain adequate lighting for safe automobile, pedestrian, and bicycle travel. (Reference Drawing E1.0 Photometric Plan) Traffic A Traffic Impact Study has been provided as part of the submittal. See Appendix M Water Rights We are requesting Cash-In-Lieu. A formal letter, appendix R, has been included as part of this submittal.