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HomeMy WebLinkAbout003_MSPNarrative North Park-West Infrastructure MSP (22273) Application Narrative **REVISED** The Phasing Plan narrative on page 3 is the only revision contained here within. Overview This Master Site Plan application is for the proposed public infrastructure on the west side of the North Park development area. The submitted plans show extending the public infrastructure previously approved for the east side of North Park (COB Project No. 15273). Street, water, sewer, and stormwater infrastructure is proposed to extend along Wheat Drive and Cultivar Street crossing Mandeville Creek connecting in a loop on the west side. Existing Conditions The project area is bounded to the south and southwest by Interstate 90, to the north by the BNSF railroad, and to the east by Mandeville Creek. The tracts are currently undeveloped but used for agriculture. The northern portion of the project area is owned by the applicant Bozeman TRAX Partners, LLC. The State of Montana DNRC owns the southern portion of the project area. The Phillips 66 Yellowstone Pipeline bisects the project area. There are two Northwestern Energy gas lines within the project area. All the pipelines have associated utility easements. An overhead power line runs along a short portion of the project area’s northern boundary. Mandeville Creek and adjacent wetlands run north-south along the eastern edge of the project area. Water Infrastructure The proposed public water main will be extended from Wheat Drive on the east side of Mandeville Creek. The new water main will continue north northwest along Wheat Drive to the intersection with Cultivar Street. The water main will continue northwest from the intersection and turn north where it will extend under the railroad ROW and tie into the existing main within the Frontage Road. From the proposed Wheat-Cultivar intersection, the water main will loop south and back to the east connecting to the existing water main within Cultivar on the east side of Mandeville Creek. A new main will be extended under Interstate 90 to tie in to the existing main within Simmental Way. Fire hydrants are proposed along Wheat Drive and Cultivar per City spacing standards North Park-West Infrastructure MSP (22273) Application Narrative page 2 of 7 Water service stubs are proposed at regular intervals collocated with sewer service stubs. The proposed connections under Interstate 90 and the railroad will make the desired connection established in the 2016 Water Facility Plan per CIP No. FP_2152. All the water main infrastructure will be within a single existing pressure zone, thus no new PRVs are required. Sewer Infrastructure The proposed public sewer main will begin where Cultivar Street turns north near the southern extent of the project area. The sewer main will continue north to the intersection with Wheat Drive. From the intersection the sewer main will follow the proposed water main continuing under the railroad and tying into the existing Frontage Road main. Sewer service stubs are proposed at regular intervals collocated with water service stubs. Stormwater Infrastructure The proposed public stormwater systems along Wheat Drive and Cultivar Street include mains, sub-surface chambers, and detention ponds. Traffic Impact Study A comprehensive Traffic Impact Study (TIS) will be formally submitted with the second review cycle of this MSP as agreed upon by the Engineering Department and Community Development Review Coordinator via an email exchanged dated December 22, 2022. The forthcoming TIS will include the anticipated uses for the west side of North Park and incorporate the east side uses to provide a comprehensive analysis of the entire development. Street Infrastructure The proposed extension of Wheat Drive will be within a 90’ ROW. The Wheat Drive cross section includes a combination of sidewalk, shared use path, and landscaped boulevards. BOC to BOC dimension of Wheat Drive is 48’. Wheat Drive is designed to meet the City standards for Collector Streets. The Wheat Drive shared use path will connect to the previously approved SUP running north- south along the east side of Mandeville Creek. An access easement is proposed to continue to the northwest of the Wheat-Cultivar intersection to allow for the shared use path to connect to North 19th in the future. The proposed extension of Cultivar Street east of Mandeville Creek will match the 60’ ROW and Local Street cross section of the existing street. Once across and west of Mandeville Creek, the ROW will increase to 90’ and the cross section will meet the City standards for a North Park-West Infrastructure MSP (22273) Application Narrative page 3 of 7 Collector. The Cultivar Street cross section includes a combination of sidewalk, shared use path, and landscaped boulevards. Street Lighting Public street lighting will be added along the proposed Wheat Drive and Cultivar Street extensions at the time that formal Infrastructure Plan Construction Documents are submitted to the City. The street lighting will be designed and specified to match the approved lighting from the east side of North Park (COB Project No. 15273). Landscaping No landscaping is being proposed at this time in keeping with the previously approved east side infrastructure MSP (COB Project No. 15273). Railroad Crossing Once Wheat Drive crosses Mandeville Creek the road will then bisect a proposed railroad spur. The proposed rail crossing will be a ‘quiet crossing’ design like the one recently constructed on Griffin and approved for the Rouse and Wallace crossings. Creek Crossings The proposed Wheat Drive and Cultivar Street extensions both cross Mandeville Creek. Sanderson Stewart and Weston Environmental have submitted a joint 404/310 permit application on behalf of Bozeman TRAX Partners LLC. Phasing Plan The project is proposed to be permitted and constructed in three phases. The first phase will include all the improvements extending Cultivar street from the east side of Mandeville Creek for approximately 500 linear feet with a temporary fire department compliant turnaround. The existing water main will be extended and stormwater facilities will be added. The second phase will include all the improvements extending Wheat Drive from the east side of Mandeville Creek to the north and northwest. The first phase will include the water and sewer connections under the railroad to Frontage Road per CIP No. FP_2152. The third phase will include all the improvements extending Cultivar Street from the east side of Mandeville Creek to the northwest and connecting to the north at Wheat Drive. The second phase will include the water connection to Simmental Way per CIP No. FP_2152. Financial Guarantee No financial guarantees for infrastructure are anticipated. North Park-West Infrastructure MSP (22273) Application Narrative page 4 of 7 Entitlement Period The applicant requests a five (5) year Master Site Plan entitlement period. Infrastructure Plan Statement The applicant acknowledges that after Master Site Plan approval a formal Infrastructure Plan consisting of the required Construction Documents will be submitted to the City of Bozeman. Also, a formal Montana DEQ and City of Bozeman MFE will be submitted to both agencies. Individual Site Plan Statement The applicant acknowledges that after Master Site Plan approval subsequent and sequential individual Site Plans will be submitted for each private site development. North Park West INF DRC Meeting September 29, 2022 City INF Comments and Discussion Topics 1. Extending Cultivar Street across the creek to connect with Mandeville Drive, extend water and sewer utilities. a. See INF comment(s) No. 17, 18 b. Staff seemed open to other transportation crossing design solutions like a SUP with bike/ped bridge. i. Brian Krueger mentioned that no transportation crossing would require a variance. 2. Why does the system need to be connected north of the PRV if the system is looped from the south? Our understanding is that North Park is one pressure zone and the pressure is dropped just before the railroad for the infrastructure north of the railroad. a. See INF comment(s) No. 2, 31 b. Staff discussed the new PRV locations currently being reviewed as part of Allied’s CD for the east side infrastructure. i. Karl said he would share the new infrastructure design once approved. 3. Clarify water main referring to in the comment? a. See INF comment(s) No. 32 b. Staff referenced the Master Water Facility Plan (see PW GIS Viewer) which indicates two water main connections that would be triggered by the NP project requiring two borings under I-90 and one under BNSF North Park-West Infrastructure MSP (22273) Application Narrative page 5 of 7 c. SS pointed out that these connections would carry an added cost of $1.5m (WAG) to the project. d. Staff acknowledged the burden and is open to consider alternative water main loop options 4. Shared use path alignment options a. See INF comment(s) No. 5, 25 b. Talked about PROST SUP connecting at Red Wing/Frontage grade crossing is not feasible now since Red Wing Drive and grade RR crossing have been abandoned and closed. c. Staff is open to a solid AT design the interconnects the parts of NP and aligns with a future connection to N19th and the proposed Frontage Road SUP. d. CN idea…put SUP on inside of Mandeville Lane for its full length…continue SUP along east side of Mand. Cr. to Wheat Drive and continuing south side of Wheat as it crosses Mand. Cr. and the RR spur and continuing to the Wheat/Mandeville Lane intersection. 5. Block Size a. See INF comment 37 b. Staff recognizes the challenges with block length code provision as it relates to large scale industrial design. c. Staff is open to create block delineation using a combination of streets, driveways, and AT routes (aka Pedestrian Pathways in UDC). 6. Solvent Site Payback district the comment references a document, but the link isn’t provided. a. See INF comment No. 21 b. https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=181705 & 7. Since will be TIS required it will be based on assumptions about future uses and intensities. a. See INF comment No. 14 b. Staff acknowledged that the TIS will be based upon assumed future uses and intensities. Would like to see the west side analysis account for the Abelin east side trip gen calcs. 8. Street lighting, was a SILD created for the east side masterplan? If so, can we annex the west side into that SILD? a. See INF comment No. 15 b. Staff said it is acceptable to annex west side into east side SILD North Park-West Infrastructure MSP (22273) Application Narrative page 6 of 7 9. Water rights, is this necessary for the infrastructure submittal with no water use/services or only for individual site plans? a. See INF comment No. 19 b. Staff agreed that water rights will be deferred until MSP/SP submittal for site developments 10. SS asked what would be the best way to get staff review and direction on the next iteration of design before formal MSP submittal. a. Staff suggested a Pre-App submittal/meeting would be the best way to continue the feedback look prior to MSP. North Park West Pre-Application Pre-App Meeting December 5, 2022 City Discussion Topics 1. Does the City support the proposed phasing for the watermain extension or will looping of the water main be required in Phase 1? a. Karl: Nick Persitch (water/sewer superintendent) would have final decision. To be discussed at DRC meeting. b. Bobby noted connection to north under MRL would essentially create a ‘loop’. c. Karl said that would eliminate a dead-end main which is the goal. SS: Revise phasing line to include water main connection to Frontage Road. 2. During Phase 1, is it acceptable to not pave any portion of Cultivar and only pave the Wheat Drive extension to the proposed cul-de-sac? a. Karl…seems feasible but would need to address secondary access. Scott Mueller ultimately decides. b. Chris said the only other option would be to provide temporary gravel access along proposed Cultivar alignment. c. Casey said he had previously talked to Scott M. about extending Wheat Drive ‘dead end’ and considering industrial use rather than high volume commercial or residential, Scott indicated that would be acceptable. d. Karl said this item would be discussed further at MSP DRC meeting. 3. Based on the proposed pressure zone changes on the east side of North Park, can you confirm we do not need any PRVs for the west side of North Park by making our road/water connections/extensions to Cultivar and Wheat. a. Karl: Wheat Drive, east & west sides, plus connection on Frontage are all in same pressure zone. North Park-West Infrastructure MSP (22273) Application Narrative page 7 of 7 4. We are proposing one watermain connection under I-90 and one watermain connection to the north under the railroad, our understanding is those connections will tie-in to the same pressure zone as well. Please confirm this will be acceptable. a. Karl: Yes, acceptable as the I-90 connection would be in the same pressure zone. 5. We are proposing one connection under I-90 and the proposed water line does not loop into Mandeville Lane. Please confirm one connection under I-90 is acceptable. a. Karl: Need to confirm with City Engineer. 6. We are no longer proposing a road or utility connection/extension west and north from the existing Mandeville Lane and only proposing crossings/extensions of Cultivar and Wheat Drive. Is this acceptable? a. Karl: secondary access looks good. Utility looping and coverage looks good. TIS would answer questions about intersection capacity. 7. As requested by City staff, the revised plans show a 30’ utility easement and corresponding gravel access path following the water and sewer mains extending west and north from the end of Wheat Drive. The plans also show gravel access path to be the alignment of a future shared use path. a. Is this acceptable for utility access? i. Karl: 12’ wide gravel path to handle vac truck is the minimum requirement. ii. Trail alignment look good but need to get Addi at Parks to weigh-in on SUP versus fines trail. b. Is this acceptable for future active transportation connectivity? i. Question for Addi…SUP versus fines trail 8. Will the anticipated, but not shown, driveways/egresses to the three likely development sites (Tract 1B, Tract 2, and State ‘tract’) along Cultivar create acceptable block lengths? a. Likely separation between driveways could range between 550’ and 750’. i. Karl: Driveways don’t count to break up blocks…must be done with public streets or trails. ii. Chris said the industrial sites will likely not have any public/retail component and therefore most likely be restricted access and fenced. So not feasible to allow public access via a trail along Tract 2/DNRC property line that would only lead to an active railroad spur. iii. Karl agrees that public access into restricted industrial sites would not meet the intent of the code or be in the best interest of public safety. He said they have broad leniency regarding block length. iv. Chris asked if that would require a deviation request and CC action. v. Karl said no CC deviation…admin approval.