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HomeMy WebLinkAbout001- MSP NarrativeThe Stockyard Infrastructure Master Plan RC1 June 2025 June 2025 The Stockyard Master Site Plan | 2 Table of Contents 1. Project Team 2. Project Narrative a. REMU Zoning Analysis b. Project History 3. Project Design a. Land use analysis b. Streetscape d. Landscape e. Parkland f. Neighborhood Centers g. Infrastructure & Utilities h. Traffic Impact Study 4. Entitlement Period 5. Phasing 6. HOA Documents 7. Departures Appendices Appendix A – Vicinity Map Appendix B.1 – Infrastructure Master Plan Appendix B.2 – Green Plan Appendix C – Land Use Diagram Appendix D – Block Frontage Diagram Appendix E – Design Regulations Appendix E.2 – CCRs Appendix E.3 – Bylaws Appendix F– Water Design Report Appendix G – Sewer Design Report Appendix H – Stormwater Management Report Appendix I – Geotechnical Reports Appendix J – Traffic Study Appendix K – Story Mill Park Master Plan Appendix L – Commercial Area Tracking Table Appendix M – COS (Amended Plat) - From SE App Appendix N – Draft Easements Appendix O – Wetland Review Checklist and Attachments Appendix P – SID Waiver June 2025 The Stockyard Master Site Plan | 3 1. Project Team APPLICANT Wake Up, Inc. Attn: Christine Huyser PO Box 23 Harrison, MT 59735 Ph. 310.717.8807 Email: christinehuyser@gmail.com PROJECT CONSULTANTS Intrinsik Architecture Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph. 406.582.8988 Email: tsteinway@intrinsikarchitecture.com Stahly Engineering & Associates Attn: Cordell Pool 851 Bridger Drive, Suite 1 Bozeman, MT 59715 Ph. 406.522.8594 Email: cpool@seaeng.com June 2025 The Stockyard Master Site Plan | 4 2. Project Narrative Executive Summary The project team is submitting an Infrastructure Only Master Site Plan Application for the Stockyard project, which is zoned as a combination of REMU & B-2M. The intent of this specific Master Site Plan is to establish the framework for the development of infrastructure within these REMU & B-2M zoned lots. The subject site, which is bordered by Story Mill Road, Hillside Lane, East Griffin Drive & future Stockyard Way, is comprised of 6 tracts of land, and is currently planned to develop into a mixed-use community. The goal of this application is to establish a framework for the development of the infrastructure, which will allow for additional planning and future development. Basic assumptions have been made for on lot development to assist with the planning of this infrastructure, but each lot will be subject to an individual Site Plan Applications. No on lot development is proposed with this application. Community Vision The Stockyard is a 13.99-acre property located north & south of East Griffin Drive. The site is located at the NW corner of the intersection Story Mill Road and East Griffin Drive (Appendix A). These developments look to complement this unique and soon to be vibrant corner of Bozeman, which includes Story Mill Park, Bridger View Neighborhood, and the Story Mill complex. June 2025 The Stockyard Master Site Plan | 5 The Stockyard site is a landmark in this community and provides a sound location for redevelopment with significant swaths of land that are readily able to be converted to uses that complement the area. While this site does not fully lie within the Historic District, the redevelopment ideas discussed in this submittal are intended to support and take direction from the context of the surrounding area. Given its location and proximity to high traffic transit corridors, Story Mill Community Park, and medium density residential districts, this site is a practical location for redevelopment under the proposed REMU & B-2M zones to create a neighborhood with residential and mixed-use components that will help support and bolster the nearby existing neighborhoods. Site Analysis The project site is bound by Hillside Drive (Local Street) and the Bridger View PUD to the north, Story Mill Road (Collector) to the east, East Griffin Drive (Local Street) to the south, and Story Mill Community Park to the west. East Griffin Drive (Local Street) bisects the project site and will be improved to City standards. The site is developed and contains a mix of existing buildings scattered across the 13.99-acre subject area. This site’s proximity to the newly completed Bridger View neighborhood and the adjacent Story Mill Park make it a logical candidate for redevelopment. In addition to these existing community assets, the existing road network that surrounds it positions the subject site in a prime location to be developed in a manner that will help bolster and strengthen the overall state of the immediate area. The vision for this site is to improve the infrastructure on and around the site, which will allow for the properties to be further developed in the future to provide a mix of uses and intensities that will be most compatible and appropriate within its context. Project History The Stockyard property has a rich history and has been in various stages of planning for a number of years. Most recently this property had its Future Land Use Map (FLUM) designation updated as a part of the 2020 Community Plan Update. Following that, a Zone Map Amendment Application and Subdivision application were approved to que up this property for future development. Additionally, this property has submitted a number of concept plans and Pre- application meeting requests to determine the best path forward for this interesting and unique site. This application will allow the vital missing links in city infrastructure to be constructed and will cue up these properties for possible future development. 3. Project Design Land Use Analysis Stockyard’s vision hinges on the underlying REMU & B-2M zoning districts. Understanding what is currently allowed in the REMU and B-2M district is an important component to analyzing the necessary infrastructure upgrades needed. The range of land uses permitted in both REMU and B-2M allow for a dynamic mix of residential and commercial uses. The commercial/mixed uses are anticipated to range from retail establishments to offices & daycares. The residential uses are anticipated to range from single households to multifamily. This neighborhood is planned to be compact and walkable, to promote and support an active lifestyle. June 2025 The Stockyard Master Site Plan | 6 The specific site & buildings designs are to be determined, and the exact square footages are unknown, so for the purposes of this application, our analysis will calculate land use proportions based on the regulations outlined in the UDC. Additionally, a commercial tracking table has been included as a separate appendix for the REMU-zoned portion of the site (Appendix K) to ensure that any development is in accordance with the REMU standards. This table will track the residential square footage and the percentages of commercial built. It is envisioned that this will be monitored and administered by the to be formed Property Owners Association. Tracts 1-3 are all zoned REMU and cover an area totaling 2.96 acres. As outlined in UDC section 38.310.060 non-residential uses within the REMU zoning district must not exceed 30% of the total gross building square footage of all the uses within the master planned area. Hypothetically, if you use the total land area designated for residential and mixed use in this Master Plan and a minimum density of 12 units an acre (anticipated to be in the 12-30 U/A range) the number of units created would be approximately 35 units. If each unit is a 600 SF, one bedroom unit, the square footage created would be 21,000 SF. In this scenario the maximum amount of commercial area that could be created is 6,300 SF. Based on preliminary site planning efforts these numbers appear to be conservative, but they will be accurately tracked in the commercial tracking table (Appendix K). The REMU zoning district envisions a balance of both residential at a variety of shapes and scales, coupled with a small amount of neighborhood commercial. At this time the total number of dwelling units is still in flux, but more concrete numbers will be submitted with each site plan application. Please see the Land use table below: Streetscape The bulk of this project is rebuilding the street network. Sections of Story Mill Road, East Griffin Road and Stockyard Way (new – but planned with the Park) will all be constructed with this application. These streets have been designed to the standard city road sections with curb, gutter sidewalks and underground utilities. For Stormwater along Stockyard Way, the applicant is proposing to utilize bio-swale retention systems, which will match Hillside Lane and the Bridger View Project. The streetscape Block frontage will take shape in a variety of different ways in Stockyard. The majority of the public streets will utilize the landscape block frontage with the exception of East Griffin Drive & Story Mill Road, which will employ mixed block frontage where the two streets intersect and their respective approaches. In addition to the standard streetscape elements included with these block frontages, only Stockyard Way will feature streetside bioswales to handle stormwater retention and infiltration. Landscape There is no major landscaping proposed with this project and each lot will be responsible for their required landscaping. That said, all landscaping will comply with the mandatory Area (in Acres) Percent of Total Area in REMU-Zoned Lots 2.96 21.16% Residential 2.38 17.01% Mixed Use 0.58 4.15% Area in B-2M-Zoned Lots 11.03 78.84% Total Site Area 13.99 100% June 2025 The Stockyard Master Site Plan | 7 landscaping provision of the UDC, include the use of drought tolerant plants, use of appropriately sized landscape plant material, coordination with utilities, use of permanent irrigation and perpetual maintenance in a health condition. Furthermore, all required ROW landscaping will comply with the UDC regulations. All mature trees and significant vegetation will be preserved where possible, as they are a direct enhancement of the pedestrian streetscape environment. All site development will go through a future site plan application to verify all on site landscaping meets the intent of the UDC. Parkland Each individual tract within the subject site will handle their own parkland dedication. These details will be shared at the time of future development applications. An additional detail that is relevant to the dedication of parkland on this site is that Story Mill Park’s masterplan calls for additional infrastructure improvements that will be completed as part of the infrastructure plan that is proposed in this application. The Story Mill Park Master Plan calls for a road to run along its eastern boundary, which has yet to be constructed. This proposed road will be constructed in the form of Stockyard Way, as detailed in the site plan (Appendix B). Stockyard Way will be built along the property line shared by this site and Story Mill Park, with approximately 0.35 ac. of this infrastructural improvement being completed on Story Mill Park’s property. This new road will vastly improve Story Mill Park’s accessibility, opening up a large portion of the park’s eastern border to visitors. This road will also provide street parking for this park, which will make entering the park from the east much more feasible than it is today. In addition to improving overall accessibility to the park, sustainable stormwater improvements will be incorporated into this new road in the form of bioswales. Not only will this improve the runoff situation in the immediate area, but it will also contribute to its beautification. As discussed with the Parks Department in the past, the Applicant would like get a park land dedication credit for improving the frontage of the park. Neighborhood center Per Section 38.410.020 of the Bozeman UDC, “Developments may be exempted from this requirement if every lot within the development is within one-half mile of an existing neighborhood center”. This exemption is applicable to this project, as every lot within the project site is within one-half mile of Story Mill Park. Infrastructure & Utilities Within the context of the project there is a hierarchy of travel paths. Story Mill Road a collector, is located to the east of the site. East Griffin Drive and (new) Stockyard Way are local streets, East Griffin runs through the middle of the property and Stockyard Way is along the northwestern property line. These local streets will provide lot access and systemic circulation within the Stockyard Property and adjacent neighborhoods. Sidewalks and pathways will provide multi-modal opportunities and allow pedestrian travel between existing neighborhoods and parks. It was determined very early on in the design process that allowing traffic on Griffin Drive to flow freely on our site and across Story Mill Park was a bad idea. The existing infrastructure off site is in poor/unsafe condition and improving this street promotes more people to cut through the June 2025 The Stockyard Master Site Plan | 8 park which ultimately would be a detriment to the park. For this reason, the street was designed in a way to appear as though it wasn’t a through street and to promote traffic to turn on Stockyard Way. Rather than a traditional intersection a concrete band was added to appear as though the road curved north. This band is flush with the asphalt. This subtle design solution will hopefully deter the majority of drivers from traveling down Griffin Drive, all the while maintaining it as the street it is today. Another component to street design is the incorporation of bio-retention swales along Stockyard Way. These natural storm drainage systems are allowed in REMU under section 38.330.020.B.1.a & b. These Bio-Swale systems have been proven to be a benefit to the community. They help treat the stormwater before it enters local water bodies, it reduces the speed and volume of runoff to help control erosion and protect integrity of surrounding soils and they are cost-effective and low maintenance compared to traditional stormwater management infrastructure. This design also is the most efficient use of space which reduces the need for onsite retention facilities both in Story Mill Park and on our site. Story Mill Drive will be upgraded along our property frontage with this application. One of the components included in our application below is a request for a departure from the access spacing standards to allow for full access along story Mill Road South of the Griffin Drive Intersection. For more information on this request please see the narrative section below. Below is specific information pertaining to improvements proposed as part of this application: - Story Mill Road (Collector) o Story Mill Road will be improved from a rural 23-foot road to City collector street standards. The proposed street width is 48’ (measured from back of curb to back of curb). o An 10’ concrete sidewalk will be installed on the west side of the street to provide pedestrian connections between existing neighborhoods and parks. o Continuous street lighting is proposed with these improvements as required. - East Griffin Drive (Local Street) o The proposed street width for East Griffin Drive is 35’ (measured from back of curb to back of curb) with 5’ sidewalks on each side, in 60’ rights-of-way. o City utilities: water, sewer, and storm drainage, will be located within the proposed street rights-way. o Private franchise utilities will be in 10’ easements running along the street rights- of-way, with utility sleeves installed for crossings. - Stockyard Way (Local Street) o The proposed street width for Stockyard Way is 35’ (measured from back of curb to back of curb) with a 5’ sidewalk inside of a 32’ public street and utility easement on the east side. o The proposed center line of Stockyard Way lies along the shared property line between the Stockyard Property and the Story Mill Community Park to the west. o The existing park pathway will be utilized for pedestrian traffic along the west side of Stockyard Way. June 2025 The Stockyard Master Site Plan | 9 o City and Private utilities: water, sewer, storm drainage and franchise utilities will be located within the proposed street & utility easement with utility sleeves installed for crossings. All infrastructure design reports have also been included as Appendices (Appendix E-G). Traffic Impact Study A Traffic Impact Study (TIS) has been conducted by 406 Traffic & Transportation Consulting and is provided as Appendix J of this submittal. The Traffic Impact Study evaluates the level of service of intersections before and after the proposed development. The TIS shows that all on- site and nearby intersections and accesses function at a Level of Service A with the planned improvements, with the exception of the intersection of East Griffin at Bridger/Rouse, which is projected to function at a Level of Service B. Additional turn lanes or restricted turning movements are not required to accommodate the subdivision traffic. At this time, traffic calming does not appear to be necessary and is not proposed. 4. Entitlement period The infrastructural components of this project are planned to be constructed this summer. Each lot has legal and physical access, and future development plans are not required to be included in this Master Site Plan. Following approval of the Master Site Plan, the applicant will submit subsequent site plans. Following the approval of those phases site plans and sketch plans will be developed for each lot. Each subsequent application shall be consistent with the approved Master Site Plan and subject to the review criteria of Section 38.230.100.A BMC. 5. Phasing The projected entitlement period for this Master Site Plan is 3-5 years; however, this timeline pertains specifically to infrastructure. Based on the size and scale of this project, extension(s) may be requested to complete vertical construction of planned structures. This project is proposed to be completed in one phase. Because there are no development projects proposed with this project concurrent construction is not being applied for. In the event one of the lots would like to be further developed prior to the completion of this infrastructure, the applicant wants to reserve the right to request concurrent construction with that future site plan application. Please advise if any of the CCON or COFF forms are necessary. 6. HOA Documents CCR, Bylaws, and Articles of Incorporation are included in this application as Appendix E. The main function of the HOA is for common maintenance of stormwater facilities. The HOA will be responsible for any stormwater facilities. 7. Departures (Engineering Deviations) The Applicant is requesting two departures (or engineering deviations) with this Master Site Plan Application. One to vary from the access separation requirements on a collector for Story June 2025 The Stockyard Master Site Plan | 10 Mill Road. The proposed access meets the minimum separation for right in right out approach, but full access is requested. It is our understanding that this departure will not be granted with the MSP but can be further studied with any future site plan application. The original request is still included for reference as Appendix J.2. The second departure is to vary from the minimum tangent length and minimum radius at the intersection of Hillside Lane and Stockyard way. Due to the existing conditions, the property configuration and grading challenges, the intersection is limited in its ability to meet the geometric requirements. For more information this departure please see Appendix J.3. Each lot will be required to go through the site planning process, at that time any additional departures may also be requested.