Loading...
HomeMy WebLinkAbout001 - Preliminary Plat NarrativeSouth Range Crossing II Subdivision Preliminary Plat April 2025 South Range Crossing II | Subdivision Preliminary Plat November 2024 | 2 Table of Contents 1. Project Team 2. Narrative I. Project Overview II. Project Design III. Alignment with the Community Plan IV. Preliminary Plat Checklist V. Preliminary Plat Suppliments 3. Appendices Appendix A – Vicinity Map Appendix B – Future Land Use Map Appendix C – Existing Zoning Map Appendix D – Community Design Framework Master Plan Appendix E – Proposed Land Use Map Appendix F – Neighborhood Center Diagram Appendix G – Parks Within 0.25 Mile Appendix H – Existing Plat Appendix I – Bylaws Appendix J – CCRs Appendix K – Design Regulations Appendix L – Concurrent Construction Request Appendix M – Traffic Impact Study Appendix N – Geotechnical Investigation Report Appendix N.2 – Groundwater Monitoring Report Appendix O – Stormwater Design Report Appendix P – Wastewater Design Report Appendix Q – Water Design Report Appendix R – MDEQ Exemption Request Appendix S – Wetland Delineation Report Appendix T – Agricultural Water User Memo Appendix U – Middle Creek Ditch Compnay Letter Appendix U.2 – Ditch Corespondance Appendix U.3 – Ditch Classification Letter Appendix V – Weed Management Memo Appendix V.2 – Weed Management Plan Appendix W – Fish, Wildlife and Parks Request to Comment Letter Appendix W.2 – Wildlife Assessment Memo Appendix X – Waiver of Right to Protest SID Appendix Y – Existing Deed Appendix Z – SRX-II Park Connection Exhibit Appendix Z.2 – Sage Peak, Alder Ridge Open Space Exhibit South Range Crossing II | Subdivision Preliminary Plat November 2024 | 3 1. Project Team Owner & Applicant: SRX II, LLC Attn: Parker Lange 1450 Twin Lakes Ave, Suite 201 Bozeman, MT 59718 Ph: 406-595-4560 Email: plange@providencedevco.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 Engineering: Morrison – Maierle Attn: Matt Ekstrom 2880 Technology Blvd W Bozeman, MT 59718 Ph: 406-922-6784 Email: mekstrom@m-m.net Landscape Design: Verdant Attn: Hampton Uzzelle 1213 N Cedarview Drive Bozeman, MT 59715 Ph: 520-975-6713 Email: hampton@verdantmt.com South Range Crossing II | Subdivision Preliminary Plat November 2024 | 4 2. Narrative I. Project Overview Executive Summary The project team is submitting a Subdivision Preliminary Plat for a Minor Subdivision. This project will divide the 35.06 -acre parcel into 3 buildable lots (16.03 acres), 1 restricted lot (16.73 acres), and road right-of-way (2.30 acres). This project is phase one of the neighborhood. It is understood that the restricted lot will require further subdivision review. This approach will allow for a LIHTC affordable housing project to be constructed as soon as possible. Additionally, this approach will allow for more time for the wetland concerns to be addressed and permitted through the Army Core of Engineers. Finally, all of the streets will be dedicated through the first phase of this project with either ROWs or Public Street Easements. Community Vision South Range Crossing II is a 35.06 -acre property located at the northeast corner of S 19th Avenue and W Graf Street. The subject property is centrally located among several new and proposed residential developments. South Range Crossing II is envisioned as a mixed-use community that will support Bozeman’s quickly growing southern corridor by offering a variety of residential product types along with compatible commercial uses. While the addition of these new amenities is a significant component of this proposal, the design recognizes the importance of preservation and enhancement of existing natural areas. The existing wetland on site (located in a future phase) will be preserved and enhanced within a dedicated Open Space parcel that will allow for public access via future trails and connect to the adjacent park amenities planned in adjacent subdivisions. In addition to these contributions to the area, South Range Crossing II will also utilize multi-modal South Range Crossing II | Subdivision Preliminary Plat November 2024 | 5 connectivity measures to ensure that these new community assets will be accessible to a variety of users and residents. These aspects of the proposed project draw from the Community Plan Goals and Objectives and seek to fulfill the needs of the surrounding area. Elements of the proposed design are explained in greater detail in the “Design Themes” section below. South Range Crossing II is proposed to be broken down into two phases to allow for LIHTC project and associated goods and services to move forward as quickly as possible. As a result of this tactic, it is proposed to only subdivide the southern half of the property into three lots and leave the northern portion of the project as a restricted development lot which will require a future subdivision application. This approach also simplifies the review as there is no impact to critical lands in these lots. The applicant submitted applications to the Army Corps of Engineers, and it is expected that the review of the wetlands and associated permitting will occur throughout 2024. Site Analysis South Range Crossing II is located on the former Yellowstone Theological Institute property. As a result, the historical lot line created by this original plan still exists on site today. The vision for the South Range Crossing II plan will transform these original plans for the site simultaneously creating a more wholistic development that fits into the context of Bozeman today. One major goal within this vision for the site is to create better connectivity for this area. Therefore, the street network has been expanded, allowing for more points of access and passage on the property. On the east side of the site, South 15th will extend to intersect with Arnold Street. Arnold street will extend west from its current terminus at South 19th Avenue (this improvement is in a future phase). Internally Staudaher Street will extend west from the Jarrett Subdivision to South 19th Avenue. South 17th Avenue will align with Canter Avenue at Graf Street and will extend north, with a slight curve, to align with South 17th Avenue and Arnold Street (in the future phase). In this phase South 17th Avenue will be constructed to Staudaher street and the remaining portion will be constructed in a future phase. These streets are the guides that set the block framework for this Minor Subdivision. South 15th Ave ROW was dedicated through previous subdivision applications (Minor Sub 494) contains an existing stormwater conveyance ditch located in the ROW. The drain ditch is not an agricultural water user facility as no water rights are associated with the drain ditch. The ditch services as a stormwater facility utilized by Blackwood Groves, Alder Creek and future South Range Crossing developments as an overflow path for stormwater. City Engineering has reviewed said ditch as part of the Master Site Plan review on the adjacent South Range Crossing development. As part of the construction of South 15th Street, the drain ditch will either be piped or left as an open conveyance. The applicant is currently working with all parties to determine the most efficient and beneficial routing of the conveyance ditch. The zoning for the property is currently a mix of REMU and B-2M. The property owner completed a GPA and ZMA to allow for the creation of more of a mixed-use area. This is envisioned on the western portion of the site. The goal of the secured amendment and zoning is to allow for higher intensity residential & commercial use at the intersection of a collector and arterial street, which is more appropriately suited for this type of development. It is the intent to keep larger lots for multi- family housing to be built on the eastern portion of the site. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 6 Design Themes Supportive Uses The proposed project will feature a mix of uses that will support the surrounding area in multiple ways. With Bozeman growing quickly, especially in this area south of the University, there is increasing demand for new housing. South Range Crossing II will offer a variety of residential housing typologies, including townhomes and multi-family housing. These housing types will add much needed residential units to the area, at an appropriate density that is compatible with the surrounding community. In addition to this housing, the project will also feature mixed-use buildings, that will provide a mix of housing and commercial uses. This aspect of the design is intended to introduce these in-demand uses at a scale that is compatible with the surrounding community. By combining modest density with supportive commercial to pair, South Range Crossing II will help to alleviate the demand for these community components in a manner that contributes, rather than imposes. Connectivity & Walkability The area in which the project site is located currently lacks robust connectivity for all modes of transportation. The proposed street extensions will break up the property into smaller blocks, which allows for more pedestrian-friendly navigation. These road extensions will also connect the northern portion of the site to the southern portion, benefiting all road users, and connecting the project to the various surrounding neighborhoods and future developments. In addition to these transportation components, the planned PROST Trail will run along the subdivision, allowing pedestrians, bicyclists, and other users the opportunity to travel more safely, in a right-of-way that is free of motorized vehicles. II. Project Design The Plan The vision for the South Range Crossing II was developed and influenced by several factors related to the community connectivity, and social framework of the area. Outlined below are planning principles that have been incorporated into the site program and concept plan. These principles are to serve as a guide for all levels and elements of design, phasing, and implementation. These principles are as follows: Principles1: Create diverse housing and commercial opportunities. Principles 2: Enhance the overall community connectivity. Taking these principles into consideration, the plan has been developed to utilize walkable streets, that integrate with the existing neighborhoods. South 17th Avenue will serve as the main entry and backbone of the neighborhood, extending north/south for the entire length of the property, tying into the existing street network. From there, the extension of Staudaher Street to South 19th establishes the block structure that makes up the neighborhood. Each lot will be accessible via one or more of the external or internal street. Land Use Analysis South Range Crossing II | Subdivision Preliminary Plat November 2024 | 7 This project is envisioned to have a variety of housing types that range from townhouses/rowhouses, apartments, mixed-use and commercial buildings. One of the main goals with this subdivision application is to create two lots that total 9.19 AC tract (SE lot) to allow for the development of LIHTC deed-restricted affordable housing. Additionally, the western portion of the site is envisioned to be to be the location of goods and services which will service the larger south Bozeman area. This block is broken into two lots to allow for appropriate funding mechanisms to be applied to each parcel. It is anticipated that this block will be developed under one site plan application. The REMU Zoning on the eastern side of the property was approved by the Commission on March 5th, 2024. The proposed housing types, in conjunction with the existing housing in the surrounding area will greatly feed the larger community commercial components that are envisioned at the corner of South 19th Avenue and Graf Street. 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 Lots 16.03 46% Area in Restricted Lots 16.73 48% Area in ROWs 2.30 6% Area In Park 0 0% Area in Open Space 0 0% Total Site Area 35.06 100% Block Frontage All block frontages along street frontages will be designated as “Mixed”. This will allow flexibility to develop certain areas with a more urban commercial “Storefront” feel and other areas as more residential “Landscaped” feel without having to change the block frontages in the future. South 19th Avenue and Graf Street are already designated as “Landscape”, and all on-site designs will be done in accordance with these standards. Any residential areas adjacent to pathways, and any internal pathway, will be designed to the Special Residential Block Frontage standards. Parkland South Range Crossing II is uniquely situated directly adjacent to 3 large, master planned parks. One in the neighborhood to the north, the South University District (Southwood Park), the parks in South Range Crossing to the south, and the Jarrett Subdivision Park directly adjacent to 15th Street to the east. All of these parks are located directly across the street from the proposed neighborhood. Furthermore, the entirety of the proposed neighborhood is within ¼ of a mile of all these parks. Please see the “042 - Park Connection Exhibit” included in the Documents of the Preliminary Plat submittal for future and existing connection point opportunities from the residential in SRX-II to the mentioned park systems. Also attached in the Documents (“Sage Peak Alder Ridge Site Plan OS Exhibit for SRX II”) of this submittal are the open space, onsite park and amenity areas of the LIHTC project reflecting the substantial amenities onsite for residents. With the amenity areas onsite, as well as ample and close proximity connections to surrounding parks, the Developer is seeking no additional parkland requirements with this plat and will satisfy park requirements by providing cash- South Range Crossing II | Subdivision Preliminary Plat November 2024 | 8 in-lieu and improvements-in-lieu (38.420.030). It is anticipated the only residential development of this subdivision will occur in Block 2 (Alder Ridge & Sage Peak Apartments). It should also be noted that several improvements were called out as future improvements in the SUD Parks Master Plan (Southwood Park) that could be funded with the CIL. Allowing Cash-In-Lieu enables this project to accomplish more of the City’s goals such as infill and creating deed restricted affordable housing. It is the preference of the developer and property owner to pay Cash-In-Lieu rather than providing Park Land on site. Please see a breakdown of the required parkland in landscape drawings included in the Preliminary Plat submittal. Based on discussions with the city transportation and Parks department, the subdivision is providing pedestrian access along 15th Street connecting a fine gravels trail to Southwood Park for residents of SRX-II in the initial phase. It is our intention that this pathway be incorporated within south 15th Avenue ROW to provide connection to park amenities until the remainder of the 15th Street improvements are extended to Arnold Street. The trail on the east side of S 15th aligns with the Jarrett Subdivision Park and the Southwood Park pedestrian trail connection at the intersection of Arnold Street and S 15th. Additionally, SRX-II Subdivision is accommodating a 70-foot right of way in the middle of the development along 17th Street to include bike lanes that continue north along 17th Street that South University District is constructing- leading to Southwood Park. Furthermore, a shared use path is to be installed along the 19th Street corridor providing residents of the area ample transportation options through and around the SRX-II subdivision. 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. Neighborhood Center A neighborhood center plan is not required for this property due to several factors. The Bozeman UDC describes the requirements for Neighborhood Centers in Section 38.410.020, stating that, “Developments may be exempted from this requirement if every lot within the development is within one-half mile of an existing neighborhood center”. All lots within the subject property are within one-half mile of several existing neighborhood centers, including those at 2131 Graf Street, South Range Crossing, South University District Phase 3 & Jarrett Subdivision. See Appendix F for information on the subject property’s proximity to these neighborhood centers. Infrastructure & Utilities Common subdivision infrastructure improvements are critical to the Property’s utility and transportation networks. The construction of these improvements will be done in accordance with a subdivision application for each phase of development. These common subdivision improvements South Range Crossing II | Subdivision Preliminary Plat November 2024 | 9 will need to be installed or financially guaranteed prior to occupancy of any structures within each phase. The applicant will meet the necessary requirements pursuant to BMC 38.270.030.B.1.b (2). It is anticipated that all streets (including paving, curb and gutter) will be completed along with all major utilities at the final plat. It is anticipated that sidewalks, landscaping, and streetlighting be financially guaranteed through an improvements agreement with the COB at final plat depending on the work completed and time of the year of such improvements (i.e winter). It is the intention of the developer to complete the most improvements possible at the time of final plat to reduce the necessary improvement agreements required for final plat of this subdivision. It should be noted that the concurrent construction request for this subdivision is pursued. All infrastructure design reports have also been included as Appendices (Appendix N-Q). Phasing The proposed subdivision proposes 3 buildable lots and 1 restricted lot, which will be subject to a future subdivision application. This breaks the neighborhood into a current phase and then a future phase. The three developable lots included in this application are along Graf Street at the south end of the property. The intention is to build South 17th Avenue north from Graf Street to the intersection with Staudaher street. Additionally, South 15th Avenue will be extended to the intersection with Staudaher Street. Staudaher Street will be extended from south 15th Avenue over to the intersection with South 19th Avenue. Limiting the scope of this subdivision application allows for a quicker review & delivery of the southeast lot which will be developed as a LIHTC housing project. A future phase for the remainder of the neighborhood (restricted lot) will be applied for at a later date. Conformance with the REMU Supplimental Standards The project site is predominately 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. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 10 5. Shared drive accesses must be used to reduce the need for additional curb cuts, when feasible. 6. On-street parking should be maximized wherever feasible. 7. Front-loaded local streets. To ensure that front-loaded streets are community-oriented and pedestrian-friendly, adjacent buildings, garages and drive aisles must comply with the following specific standards of this chapter. a. Section 38.350.070, parking and garages (for single to four-household dwellings). b. Section 38.400.090.C.2.a, drive access requirements—Residential. c. Division 38.510, block frontage standards (for all development except single to four-household dwellings) d. Section 38.540.010.A.4, stacking of off-street parking spaces. e. Section 38.540.010.A.5, no parking permitted in required front or side setbacks. f. Section 38.540.010.A.6, parking permitted in rear setbacks. 8. Woonerfs. Woonerfs, or streets where pedestrians and cyclists have priority over motorists, are encouraged on private drive accesses or properties in the REMU district. Woonerfs may be permitted on public local streets or alleys through the subdivision variance or PUD process. 9. Alleys. Alleys are encouraged, but not required, in the REMU district. a. Apply standards of section 38.400.060.B (street improvement standards—alleys) where applicable. Response: The overall flow and circulation of this site has been carefully studied to help promote the overall goals of this project. The goal of this project is to create a hub or gathering space for the neighborhood, so access via all methods of transportation is important. Pedestrian pathways surround the site on all sides. 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. 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 have been 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. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 11 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 is located in between a few great parks, one to the north, another to the east, and south of SRX-II. This application will expand the trail network and connection between these parks by extending a few PRAT Planned trails. E. Building standards. 1. See division 38.520 for applicable standards for all development types, except single to four- household dwellings. 2. Parking structures must not have more than one two-way vehicle entrance or two one-way vehicle entrances facing any public way. Fifty percent of a parking structure's ground floor linear frontage along the primary street must be retail, commercial, office, civic, residential, or live/work. 3. Building encroachments are permitted in accordance with section 38.350.050, subject to any and all applicable International Building Codes. 4. All projects in the REMU district are exempt from the rear setback lot coverage requirements of section 38.360.030.I. 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. III. Alignment with Community Plan South Range Crossing II | Subdivision Preliminary Plat November 2024 | 12 The Future Land Use Map in the Bozeman Community Plan 2020 designates the property as Urban Neighborhood. The intent of the Urban Neighborhood designation is to allow for a variety of types, shapes, sizes and intensity of homes. Large areas of single types of housing are discouraged. REMU as a zoning district is one of the best zoning districts for accomplishing the intent of the Urban Neighborhood designation. Although primarily residential in nature, the REMU district also encourages a mix of residential and commercial uses providing a variety of options for housing, employment, retail, and neighborhood service opportunities. Additionally, it is the intention of the applicant to submit future GPA and ZMA applications to redesignate the western half of the property to a different FLUM category and different zone to allow for a more mixed use approach to unfold on the site. Providing such commercial amenities at the corner of 19th and Graf provides south Bozeman residents goods and services nearby without the need to travel further distances into higher traffic areas of Bozeman. This idea of providing goods and services closer to home meets the goals and objectives of the city. Mixed use areas are generally envisioned to be located at the intersections of higher intensity streets. Our proposal is to provide 2 residential product types and commercial, which will accomplish the goals and intent of both the REMU and B-2M zoning designation. This development pattern is consistent with several goals and objectives of the Community Plan including: 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. This applicant proposes to extend all logical extensions of the street grid creating more pedestrian scaled blocks. Furthermore, there will be a network of pathways and trail throughout the site that will increase the overall connectivity of the neighborhood. N-1.1 Promote housing diversity, including missing middle housing. This property is currently zoned a mix of R-1, R-2 and REMU which allow for a wide range of allowed residential uses allows for creativity and flexibility when land planning the project site. Additionally, the minimum density requirements in REMU are higher than that of R-1 & R-2 so any proposed project will be required to provide more housing that is currently allowed. The hope is that this wide range of residential uses will allow for the creation of a variety of housing types to be considered, hopefully lowering the end price point and creating more missing middle, obtainable housing. The subdivision is planned for a large component of deed restricted affordable housing. Additionally, it is anticipated that a future GPA and ZMA application will be submitted to remove the R-1 & R-2 which will be in accordance with providing more opportunities for housing diversity and missing middle. N-1.9 Ensure multimodal connections between adjacent developments. Multimodal connections have been extended wherever possible. There is a PROST/PRAT Planned trail running n/s across the site which will tie into the park system in South University District. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 13 Furthermore, the sidewalk/park system created in South Range Crossing I will further link the entire neighborhood together. N-1.3 Revise the zoning map to lessen areas exclusively zoned for single-type housing. The project site is zoned a mix of REMU, R-1, & R-2 which allows for a wide range of housing uses. It is anticipated that a GPA and ZMA will be submitted to eliminate the R-1 & R-2 which are restrictive on the types of housing allowed. The goal is to create a mixed-use vibrant neighborhood that fits into the surrounding context. This future application will further these ideas of housing diversity and the removal of R-1 and R-2 will allow for this vision to be realized. Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. The corner of 19th and Graf is a great opportunity to provide goods and services closer to residents. The surrounding area is currently established as primarily housing with minimal goods and services close by. The approval of GPA/ ZMA applications allows SRX-II to bring goods and services closer to residents. N-2.2 Revise the zoning map to support higher intensity residential districts near schools, services, and transportation. This project site is in close proximity to several schools. Additionally, this site is located at the intersection of two high classification roadways. Finally, the multimodal network in this area is rapidly expanding and will be further expanded by any future development. This project site is in the perfect location for creating a commercial hub on the south side of Bozeman. N-2.3 Investigate and encourage development of commerce concurrent with, or soon after, residential development. Actions, staff, and budgetary resources relating to neighborhood commercial develop. There is a significant amount of residential in the area and now is the right time for commercial development to follow. This site is in the best location to achieve this given its access to the existing street network. This commercial area will be planned for in a future site plan application(s). 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 REMU district allows for the construction of a full range of residential buildings. The B-2M district also allows for a wide range of multi-family residential buildings. This supports the opportunity for diversity of supply. Quality of housing will be assessed and assured during subsequent development review for compliance with both the UDC and the adopted buildings codes. Furthermore, the surrounding area shows the diverse nature of building products in the area. 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. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 14 The 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 permitted uses within the proposed zoning districts. Allowing these extra housing types will hopefully allow for the creation of smaller units which in theory could help meet this missing middle demand. IV. Subdivision Preliminary Plat Checklist 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. 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. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 15 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. This minor subdivision application contains 1 restricted lot which will be subject to further subdivision review. All of the required infrastructure to service the developable lots in this phase will be constructed in one phase. 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 a number of waivers requested during the Pre-Application. Waivers for providing information on agriculture and miscellaneous items were granted by the planning department. 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. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 16 Response: The applicant proposes to request for exemption from DEQ review. See Appendix R for additional information. 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. 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 I - Appendix K 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 & South Range Crossing II | Subdivision Preliminary Plat November 2024 | 17 Bylaws outlining who is responsible for the maintenance of these non-public facilities. All roads 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 SRX-II 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. V. Documentation of Compliance – 38.220.060 1. Surface Water A Wetland Delineation report was prepared by Morrison-Maierle for the entire South Range Crossing II property and has been included as Appendix S. Historically this site has been used for agricultural crop production but has been inactive recently. Included in the study are several figures and maps delineating the wetland systems. Furthermore, those wetland systems are depicted on the Civil Plan Sheets. 2. Flood Plains There are no floodplains located onsite and therefore this is not applicable. 3. Groundwater Groundwater levels beneath the proposed subdivision experience seasonal variations but are generally relatively high. The groundwater levels onsite range between approximately 1 and 5 feet below existing grade based on well monitoring performed from May 2023 to September of 2023 and was highest during the spring runoff season. Complete groundwater observation data is provided in Appendix N.2, including a map showing the locations of each well. High groundwater is a major design factor for this subdivision. Storm treatment structures for the subdivision were designed with bottom elevations above the seasonal high ground water level to ensure they will drain as required. Stormwater treatment structures are designed with sufficient storage to treat the Runoff Reduction Volume (first ½” over impervious areas). Overflow pathways for treatment basins was considered to the extent practical that will allow larger storm events sufficient drainage pathways to prevent inundating structures. Each detention area is designed to capture the first 0.5” of runoff from impervious areas to meet the State of Montana MS4-required levels prior to release. 4. Geology; Soils; Slopes South Range Crossing II | Subdivision Preliminary Plat November 2024 | 18 Rawhide Engineering conducted a field investigation of the site in 2024 and developed recommendations for development of the site. A copy of that report is included in this application as Appendix N. The information below responds to the requirements of 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, sloping slightly to the northwest. Due to this factor several building recommendations have been provided to mitigate any future development. See Appendix N – Geotechnical Report. 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 site is shown to consist of: Western Cool Temperature Pasture & Hayland, and Developed and Urban Vegetation. Additionally, 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 All wetland impacts will be in a future phase of the neighborhood. These impacts will be reviewed and revisited in a subsequent subdivision application for said future phase. 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 V.2. 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 W. Following their review, FWP stated no concerns. 7. Agriculture A waiver for this item was granted by the Planning Department in the Pre-Application. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 19 8. Agricultural Water User Facilities All agricultural water uses facilities on and adjacent to this project will be protected and allowed to continue. The irrigation ditch is proposed to stay in its current location with a proposed culvert for road/access crossing to this ditch for Staudaher Street as it connects to S 19th Ave. Middle Creek Ditch Company has been contacted to ensure that all agricultural water uses facilities will be protected and that access for maintenance is adequately provided. Correspondence with the Ditch Company has been included in this application as Appendix U.2. The applicant is working on agreements with the ditch company that will be provided to the city of Bozeman with Final Plat. 9. Water and Sewer Please see the preliminary water and sewer design reports included as Appendix P & Appendix Q. Sewer The project will be developed in phases. Currently, Phase 1 will consist of 8-10” sewer mains flowing east, connecting to the existing sewer main in S 19th Ave. Please see the Preliminary Plat for proposed sewer layout. Water The proposed water main extensions within the property will be extensions of the City of Bozeman water infrastructure. South Range Crossing II will tie into two existing water mains in four locations to create a looped distribution system within the subdivision. Tie in locations are as follows: • 8” water main within West Arnold Street o Existing 8” stub north of the project location at the intersection of South 17th Avenue o Existing 8” stub north of the project location at the intersection of South 15th Avenue • 12” water main within Graf Street o Existing 8” stub to property at the intersection of South 17th Avenue o Existing 8” stub at the intersection of South 15th Avenue Fire protection will be provided by hydrants placed within the development at recommended spacing intervals and supplied by the new 8” mains proposed. This project involves installing 8-inch Class 51 DIP water pipe, 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 Q for proposed water main layout schematic. The water main extensions will serve Block 1 and Block 2 of the subdivision. Future water main extensions will stub at the intersections of South 15th Avenue and Staudaher (North and East) and South 17th and Staudaher (North). South Range Crossing II | Subdivision Preliminary Plat November 2024 | 20 Construction specifications will be Montana Public Works Standards and Specifications (MPWSS), and the City of Bozeman Modifications to MPWSS. 10. Stormwater Management A stormwater design report is included as Appendix O. Stormwater will generally be conveyed using storm drain mains to ponds as designated on the Preliminary Plat. Stormwater generated by each lot will be treated on site by using detention ponds or underground storage chambers on site. 11. Streets, Roads & Alleys A traffic study has been completed for the development and is included as Appendix M. The following text is provided in the order outlined in BMC 38.220.060 A. 11. Description Streets within South Range Crossing II 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 South Range Crossing II 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 streets (South 19th Avenue & West Graf Street). The proposed transportation pathways are designed to be relevant throughout this transformation and well into the future. Bicycle and Pedestrian Pathways There is sidewalk along Graf Street west of the roundabout at South 3rd Avenue with some missing sections, and east of its other intersection with South 3rd Avenue. There is also continuous sidewalk along Kagy Boulevard east of South 11th Avenue. South Willson Avenue, South 11th Avenue, and South 19th Avenue north of Kagy Boulevard all have sidewalk on both sides, and Wagonwheel Road has sidewalk along the west side. South 19th Avenue has some additional sections with sidewalk along one or both sides south of Kagy Boulevard until Blackwood Road. Blackwood Road has a sidewalk only along the north side west of South 19th Avenue and on both sides east of South 19th Avenue. There is generally no sidewalk along South 3rd Avenue, but there is a shared-use path along the west side south of Graf Street. South 11th Avenue, Graf Street west of the roundabout at South 3rd Avenue, and South 19th Avenue north of Kagy Boulevard all have striped bike lanes in both directions, with some additional unconnected bike lanes on South 19th Avenue farther south. The Bozeman TMP recommends sidewalk improvements along South 19th Avenue as well as a shared use path, with bike lanes recommended along the length of Stucky Road, and on Graf Street where currently missing. Shared-use paths are also recommended along Kagy Boulevard, Graf Street, Goldenstein Lane, and South 11th Avenue. Grade-separated pedestrian crossings are recommended at the intersections of Kagy Boulevard with South 7th Avenue, South 11th Avenue, the MSU Stadium, and South Willson Avenue. The visionary street network also shows most streets being extended where necessary to form a connected grid layout. Any future multi-modal improvements should be constructed to be uniform with the design of adjacent facilities and developments. South Range Crossing II | Subdivision Preliminary Plat November 2024 | 21 Access to Arterials South 19th Avenue is the only arterial adjacent to the project site. A 60’ public ROW at Staudaher Street will provide access to the project from 19th. There is another planned future intersection with the arterial planned. This occurs at South 19th Avenue and Arnold Street. Modification of Existing Streets All existing roadways will remain open and in current form. Dust 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 HOA. Traffic Generation A Traffic Impact Study (TIS) has been conducted by Sanderson Stewart and is provided as Appendix M of the 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. Traffic Calming Natural traffic calming occurs with the lengths of the blocks and curvature of the streets. A traffic circle is planned to be installed at 15th and Staudaher in the future with the continuation of 15th to Arnold. 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. 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) South Range Crossing II | Subdivision Preliminary Plat November 2024 | 22 Copies of the letters to each of these utilities requesting design input are included, along with any other correspondence. 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. The preliminary plat encompasses the entire property, but the northern half of the property will be platted as a restricted lot with street easements as they are still under development. For the sake of this application the restricted lot is mentioned but will go through a future subdivision application. Please see the table below showing the breakdown of the site statistics. This 35.06-acre parcel will be divided into 3 buildable lots, road Right-of-Way and 1 restricted future development lot. Block 1 is located on the southwestern corner of the site adjacent to the intersection of South 19th Avenue and West Graf Street, is bound by the proposed extension of South 17th Avenue to the east, and the proposed Staudaher Street to the north. The intent of this lot is to create a commercial center to support the residential areas proposed elsewhere on the site, as well as the nearby residential districts that surround the site. The other two buildable lots, located on the southeast corner of the site adjacent to the intersection of South 15th Avenue and West Graf Street, is bound by the proposed extension of South 17th Avenue to the west, and the proposed Staudaher Street to the north. The intent with this lot is for it to be developed as a LIHTC housing project, with a projected density of 12-25 du/ac. As previously stated, the rest of the site is contained within the 1 restricted lot for the north half of the property (north of Staudaher Street). A future phase for the remainder of the neighborhood (restricted lot) will be applied for at a later date. A plat map documenting our approach has been included in the plan section of the application. 14. Parks and Recreation Facilities There is no park proposed as part of this application. Instead Cash-In-Lieu is proposed to support future improvements for nearby parks. There are 4 parks in close proximity to the subject site, with Number of Lots Area (in Acres) Percent of Total Area in Residential Lots 2 9.19 26.21% Area in Commercial Lots 1 6.84 19.51% Area In Restricted Lots 1 16.73 47.72% Area in ROWs 0 2.3 6.56% Area In Park 0 0 0% Area in Open Space 0 0 0% Total Site Area 4 35.06 100% South Range Crossing II | Subdivision Preliminary Plat November 2024 | 23 a number of improvements listed as future improvements. Please see the parkland calculations on the landscape plans cover sheet for more detail on the proposed CIL amounts. 15. Neighborhood Center Plan A neighborhood center plan is not required for this property due to several factors. The Bozeman UDC describes the requirements for Neighborhood Centers in Section 38.410.020, stating that, “Developments may be exempted from this requirement if every lot within the development is within one-half mile of an existing neighborhood center”. All lots within the subject property are within one-half mile of several existing neighborhood centers, including those at 2131 Graf Street, South Range Crossing, South University District Phase 3 & Jarrett Subdivision. See Appendix F for information on the subject property’s proximity to these neighborhood centers. 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. 18. Affordable Housing The State of Montana has limited Municipalities ability to enact Inclusionary Zoning and require affordable housing. There is a LIHTC project actively being planned on the southeastern block of this project. That project will go through a further site plan review documenting the number of units and level of affordability. Additionally, included in their application will be a more detailed affordable housing plan. 19. Proposed subdivision advances the adopted growth policy. Please see a detailed analysis of the proposed land uses in Section 1 above.