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HomeMy WebLinkAbout20250902_Landern West Slorer_PP App Narrative_CNOPage 1 of 15 705 SOUTH CHURCH AVENUE FIRST MINOR SUBDIVISION SUBDIVISION PRELIMINARY PLAT APPLICATION UPDATED JANUARY 8, 2026 Page 2 of 15 TABLE OF CONTENTS 1. Project Team 2. Subdivision Preliminary Plat - BMC § 38.220.040 3. Documentation of Compliance with Adopted Standards – BMC § 38.220.060 4. Appendices a. Appendix 1: Pre-Application Materials b. Appendix 2: Preliminary Plat c. Appendix 3: Noticing Materials d. Appendix 4: Covenants, Conditions, and Restrictions e. Appendix 5: i. 5-A: Stormwater Facility Maintenance Plan ii. 5-B: Stormwater Engineering Report iii. 5-C: Storm Pond Calculations f. Appendix 6: Existing Conditions g. Appendix 7: Waters of the U.S. Delineation; Bozeman Creek h. Appendix 8: Floodplain Permit i. Appendix 9: Final Geotechnical Report j. Appendix 10: NRCS Soils Report k. Appendix 11: i. 11-A: Erosion Control Plan ii. 11-B: Grading and Drainage l. Appendix 12: Existing Vegetation m. Appendix 13: Overall Site Plan n. Appendix 14: Force Main Plan and Profile o. Appendix 15: Engineering Report p. Appendix 16: Civil Details q. Appendix 17: Sewer and Pump Tank Details r. Appendix 18: Traffic Impact Memorandum s. Appendix 19: Concurrent Construction Map t. Appendix 20: Hydrant Relocation Map Page 3 of 15 I. PROJECT TEAM 1.1. Owner/Applicant: Landern West LLC Attn: Sarabjit Slorer 110 W. Beall St., Apt. 604 Bozeman, MT 59715 1.2. Architect: 45 Architecture Attn: Tanner Skelton and Parker LaCasse 4204 Ravalli St., Suite 101 Bozeman, MT 59718 (406) 577-2345 tskelton@45arch.com placasse@45arch.com 1.3. Civil Engineer: Hyalite Engineers, PLLC Attn: Brett Megaard 161 W. Haley Springs Rd., Suite 101 Bozeman, MT 59718 (406) 587-2781 bmegaard@hyaliteeng.com 1.4. Representative: KLH Advisors PLLC Attn: Clare Ols 1940 W. Dickerson St., Suite 206 Bozeman, MT 59718 (406) 577-2199 clare@klhadvisors.com Page 4 of 15 II. SUBDIVISION PRELIMINARY PLAT The requirements of Sec. 38.220.040, BMC, are listed with responses indicated below. 2.1. Pre-application information. All information required with the pre-application plan, as outlined in section 38.220.030. Response: This information is attached as Appendix 1. 2.2. 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: This information is shown on the Preliminary Plat attached as Appendix 2. 2.3. Subdivision map. Map of entire subdivision as specified on the application form provided by the community development department. Response: This information is shown on the Preliminary Plat attached as Appendix 2. 2.4. 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: This information is shown on the Preliminary Plat attached as Appendix 2. 2.5. Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. Response: This information is shown on the Preliminary Plat attached as Appendix 2. 2.6. Adjoining owners. Names and addresses of record owners of lots and tracts immediately adjoining the proposed subdivision. Response: This information is shown on the Preliminary Plat attached as Appendix 2. 2.7. 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: This information is shown on the Preliminary Plat attached as Appendix 2. 2.8. Section corner. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. Response: This information is shown on the Preliminary Plat attached as Appendix 2. Page 5 of 15 2.9. 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: There are no phased improvements to be completed within the Subdivision after final plat. 2.10. Contours. Ground contours must be provided for the tract. Response: This information is shown on the Preliminary Plat attached as Appendix 2. 2.11. Waivers. List of waivers granted from the requirements of Sec. 38.220.060 during the pre- application process must be submitted with the preliminary plat application. Response: No waivers were requested during the Pre-Application. Based upon Pre- Application comments, the Applicant is requesting a traffic impact study waiver as discussed in Appendix 18. 2.12. Request for exemption from department of environmental quality review. If the developer is proposing to request an exemption from the department of environmental quality for infrastructure plan and specification review, the preliminary plat application must include a written request from the developer's professional engineer, licensed in the state, that indicates the intent to request the exemption, and details the extent of water, sewer and stormwater infrastructure that will be completed prior to final plat approval. A detailed preliminary stormwater drainage plan must also be submitted with the written request. Response: The Applicant is not requesting an exemption from Department of Environmental Quality (“DEQ”) review. 2.13. 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: The Applicant is not required to provide the sanitation information set forth in MCA 76-3-822 because the new land division is excluded from review pursuant to MCA 76-4-125(1)(d)(i). 2.14. Area map. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads. Response: This information is shown on the Preliminary Plat attached as Appendix 2. 2.15. 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). Response: No variances are requested for this Subdivision. Page 6 of 15 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: This information is described in the Traffic Impact Memorandum attached as Appendix 18. 2.16. Noticing materials required by Sec. 38.220.420. Response: The Noticing Checklist (Form N1) is attached as Appendix 3. Addresses for notice purposes are as follows: City of Bozeman PO Box 1230 Bozeman, MT 59715 Jacob Peter 623 S. Church Ave. Bozeman, MT 59715 Andrew Babcock 719 S. Church Ave, Unit 7 Bozeman, MT 59715 Robert and Mary Ann Brown 719 S. Church Ave, Unit 17 Bozeman, MT 59715 Kristal and Jeffrey Butler 719 S. Church Ave, Unit 4 Bozeman, MT 59715 John Croff 719 S. Church Ave, Unit 2 Bozeman, MT 59715 Dahlinger 13 LLC 719 S. Church Ave, Unit 13 Bozeman, MT 59715 Lana Jewel Dalton 719 S. Church Ave, Unit 10 Bozeman, MT 59715 Kenley Graves 719 S. Church Ave, Unit 12 Bozeman, MT 59715 Page 7 of 15 Erin McDonald Hessee 719 S. Church Ave, Unit 16 Bozeman, MT 59715 Shawn Hystad 719 S. Church Ave, Unit 8 Bozeman, MT 59715 Herta and Thomas Kaerner 719 S. Church Ave, Unit 9 Bozeman, MT 59715 Jan McEveety 719 S. Church Ave, Unit 5 Bozeman, MT 59715 Tamra McPherson 719 S. Church Ave, Unit 14 Bozeman, MT 59715 Nicholas Metzler 719 S. Church Ave, Unit 6 Bozeman, MT 59715 Jill Pancerz 719 S. Church Ave, Unit 11 Bozeman, MT 59715 Skyfire Condo LLC 719 S. Church Ave, Unit 15 Bozeman, MT 59715 Jon, Tod, and Mary Stutzman 719 S. Church Ave, Unit 1 Bozeman, MT 59715 Susan Sunkel 719 S. Church Ave, Unit 3 Bozeman, MT 59715 Matthew Wood 719 S. Church Ave, Unit 18 Bozeman, MT 59715 Page 8 of 15 2.17. 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. Response: Draft covenants, conditions, and restrictions (“CCRS”) are attached as Appendix 4. 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. Response: No encroachment permits are requested for this Subdivision. c. A draft of such other appropriate certificates. Response: No additional certificates are applicable to this Subdivision. 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: Maintenance provisions for the private improvements are addressed in the draft CCRs attached as Appendix 4. The Stormwater Facility Maintenance Plan is attached as Appendix 5. 2.18. Street profile sheets. Profile sheets for street grades greater than five percent. Response: There are no streets proposed in the Subdivision. 2.19. Landscaping and irrigation. Proof of compliance with water conservation standards outlined in the most recent version of the City of Bozeman Landscape and Irrigation Performance and Design Standards Manual and sections 38.550.050.D. and 38.550.070 of this Code. Response: There are no city rights-of way boulevard strips, medians, parks, or open space areas proposed within the Subdivision. Page 9 of 15 III. DOCUMENTATION OF COMPLIANCE WITH ADOPTED STANDARDS The following information is provided in order to document compliance with adopted development standards. 3.1. Surface water. a. Mapping. Locate on a plat overlay or sketch map all surface waters and the delineated floodplain which may affect or be affected by the proposed subdivision including: (1) Natural water systems such as natural streams, creeks, stream/ditches, drainages, waterways, gullies, ravines or washes in which water flows either continuously or intermittently and has a definite channel, bed and banks. (2) Artificial water systems such as canals, ditches, ditch/streams, aqueducts, reservoirs, irrigation or drainage systems. Response: This information is shown on the Preliminary Plat attached as Appendix 2 and on the map of Existing Conditions attached as Appendix 6. b. Description. (1) Describe all surface waters which may affect or be affected by the proposed subdivision including name, approximate size, present use and time of year when water is present. (2) Describe proximity of proposed construction (such as buildings, sewer systems, streets) to surface waters. Response: This information is shown on the Preliminary Plat attached as Appendix 2. c. Water body alteration. Describe any existing or proposed streambank or shoreline alterations or any proposed construction or modification of lake beds, watercourses or irrigation ditches. Provide information on location, extent, type and purpose of alteration. Provide a revised floodplain analysis report, in compliance with article 6 of this chapter, as appropriate. Response: The proposed bore, under Bozeman Creek, won't affect the surface water as the extent of the bore is outside the floodplain, and deep enough to not be affected by scour. The utility line will be installed using a specialized, trenchless technique called directional boring. This method is designed to pass significantly beneath the streambed—over 6.5 feet below the bottom of the creek—and is strategically routed entirely outside of the creek’s active floodplain. By maintaining a distance of more than 115 feet horizontally from the creek surface, this approach ensures that the installation will have absolutely no physical impact on the surface water, banks, or ecological health of Bozeman Creek. d. Wetlands. If the subdivision contains wetlands, as defined in section 38.700.210 of this chapter, then a delineation of the wetland meeting standards of division 38.610 must be provided and the location of existing and proposed modifications to wetlands must be shown on an overlay of the proposed plat. Response: This information is shown on the Preliminary Plat attached as Appendix 2, on the map of Existing Conditions attached as Appendix 6, and in the Waters of the US Delineation; Bozeman Creek attached as Appendix 7. e. Permits. Include copies of any permits listed in section 38.41.020 that have been obtained for the project. Page 10 of 15 Response: This information is described in the Joint Application for Proposed Work in Montana’s Streams, Wetlands, Floodplains, and other Waterbodies attached as Appendix 8. An updated floodplain permit will be resubmitted for the Subdivision. 3.2. Floodplains. A floodplain analysis report must be submitted with the preliminary plat in compliance with division 38.600 of this chapter. Response: This information is described in the Joint Application for Proposed Work in Montana’s Streams, Wetlands, Floodplains, and other Waterbodies attached as Appendix 8. 3.3. Groundwater. a. Depth. Establish the seasonal minimum and maximum depth to the water table, dates on which these depths were determined, and the location and depth of all known aquifers which may be affected by the proposed subdivision. The high-water table must be determined from tests taken during the period of major concern as specified in writing by the county environmental health department. Specific locations for test holes may also be determined by the county environmental health department. Response: This information is described in the Final Geotechnical Report for the Property attached as Appendix 9. b. Steps to avoid degradation. Describe any steps necessary to avoid the degradation of groundwater and groundwater recharge areas. Response: This information is described in the Final Geotechnical Report for the Property attached as Appendix 9. 3.4. Geology; soils; slopes. a. Geologic hazards. Identify geologic hazards affecting the proposed subdivision which could result in property damage or personal injury due to rock falls or slides; landslides, mud or snow; surface subsidence (i.e., settling or sinking); or seismic activity. Response: This information is described in the Final Geotechnical Report for the Property attached as Appendix 9. b. Protective measures. Explain what measures will be taken to prevent or materially lessen the danger of future property damage or injury due to any of the hazards referred to in subsection A.4.a of this section. Response: This information is described in the Final Geotechnical Report for the Property attached as Appendix 9, the Erosion Control Plan attached as Appendix 11- A, and the Grading and Drainage Plan attached as Appendix 11-B. c. Unusual features. Provide a statement describing any unusual soil, topographic or geologic conditions on the property which limit the capability for building or excavation using ordinary and reasonable construction techniques. The statement should address conditions such as shallow bedrock, high water table, unstable or expansive soil conditions, and slope. On a map, identify any slopes in excess of 15 percent grade. Response: This information is described in the Final Geotechnical Report for the Property attached as Appendix 9. There are no slopes in excess of 15 percent grade. Page 11 of 15 d. Soils map. The subdivision must be overlaid on the county soil survey maps obtained from the Natural Resource and Conservation Service (NRCS). The maps are 1:24,000 in scale. These maps may be copied without permission. However, enlargement of these maps could cause misunderstanding of the detail of mapping. Soils were mapped using a minimum delineation of five acres, and these soils reports were intended to alert developers to possible problems and the need for a more detailed on-site investigation. The developer must provide the following soil reports, which can be obtained from the NRCS: (1) The physical properties and engineering indexes for each soil type; (2) Soil limitations for utilities, building and site development, and water features for each soil type; (3) Hydric soils report for each soil type. If hydric soils are present, the developer must provide a wetlands investigation by a certified consultant, per division 38.610; and (4) The developer must provide any special design methods planned to overcome the above limitations. e. Cuts and fills. Describe the location and amount of any cut or fill three or more feet in depth. These cuts and fills should be indicated on a plat overlay or sketch map. Where cuts or fills are necessary, describe any plans to prevent erosion and to promote revegetation such as replacement of topsoil and grading. Response: This information is described in the Final Geotechnical Report for the Property attached as Appendix 9 and the NRCS Soils Report attached as Appendix 10. 3.5. Vegetation. a. Vegetation map. On a plat overlay identify critical plant communities such as stream bank or shoreline vegetation; vegetation on steep, unstable slopes; and vegetation on soils highly susceptible to wind or water erosion. Response: This information is described in the Existing Vegetation Map attached as Appendix 12. b. Protective measures. Describe measures to preserve trees and critical plant communities (e.g., design and location of streets, lots and open spaces). Response: This information is described in the Existing Vegetation Map attached as Appendix 12. c. Noxious weed management and revegetation plan. Noxious weeds must be controlled in all developments as directed by the county weed control district (district) in accordance with the Montana County Noxious Weed Control Act (MCA 7-22-21). The developer must have any noxious weeds identified and their location mapped by a person with experience in weed management and knowledgeable in weed identification. A noxious weed management and revegetation plan approved by the district for control of noxious weeds must be submitted with the preliminary plat application. This plan must ensure the control of noxious weeds upon preliminary plat approval and the revegetation of any land disturbed during the construction of subdivision improvements. Page 12 of 15 Response: This information is described in the CCRs attached as Appendix 4. 3.6. Wildlife. Response: The Property is privately owned and managed for residential use within established City limits. The Property does not host a significant amount of wildlife habitat, nor does the Property include critical wildlife areas or rare or endangered species. The Property has been previously developed, and this Subdivision proposes redevelopment of the existing conditions as shown on the map of Existing Conditions attached as Existing Conditions attached as Appendix 6 and the Overall Site Plan attached as Appendix 13. 3.7. Agriculture. When a proposed development is adjacent to land used for agricultural production. Response: The proposed development is not adjacent to agricultural land. 3.8. Agricultural water user facilities. Response: There are no agricultural water user facilities present on-site or within 100-feet of the exterior Property boundary. 3.9. Water and sewer. Provide an engineering design report and/or other documentation demonstrating that adequate water distribution systems and capacity, and sewage collection and disposal systems and capacity, exists or will be provided to serve the proposed subdivision consistent with the city's adopted design standards and chapter 40. Response: This information is shown on the Overall Site Plan attached as Appendix 13, the Force Main Plan and Profile attached as Appendix 14, the Civil Details attached as Appendix 16, the Sewer and Pump Tank Details attached as Appendix 17, and the Engineering Report attached as Appendix 15. a. Water rights. Describe how the proposed subdivision intends to satisfy section 38.410.130. Provide documentation of all water rights appurtenant to the proposed subdivision; e.g. previous estimates or actual payment-in-lieu of water rights, certified well logs, decrees or adjudications, etc. Response: There are no water rights appurtenant to the Property for transfer to the City. BMC § 38.410.130 will be satisfied through cash-in-lieu of water rights (“CILWR”) payments to the City under § 38.410.13(D)(3). No previous estimates or actual CILWR payments have been made as of the date of this submission. b. The information needed to demonstrate proposed compliance with division 38.270. Special care is needed when concurrent construction is proposed. Response: This information is described in the Engineering Report attached as Appendix 15 and the Concurrent Construction Map attached as Appendix 19. 3.10. Stormwater management. A stormwater management plan meeting the requirements of section 40.04.700 and the city's adopted stormwater master plan. Response: This information is discussed in the Stormwater Facility Maintenance Plan attached as Appendix 5-A, the Stormwater Engineering Report attached as Appendix 5-B, and the Storm Pond Calculations attached as Appendix 5-C. Page 13 of 15 3.11. Streets, roads and alleys. a. Description. Describe any proposed new public or private streets, roads or alley, or substantial improvements of existing public or private streets, roads or alleys. The developer must demonstrate that the land to be subdivided has access onto a legal street and the future streets will be consistent with the city's adopted design standards, article 34.4, the long range transportation plan, and other relevant standards. Response: There are no new public or private streets, roads, or alleys proposed in the Subdivision. b. Bicycle and pedestrian pathways, lanes and routes. Describe bicycle and pedestrian pathways, lanes or routes to be developed with the development. Response: There are no bicycle or pedestrian pathways, lanes, or routes proposed in the Subdivision. c. Access to arterial. Discuss whether any of the individual lots or tracts have access directly to arterial streets or roads, and if so, the reason access was not provided by means of a street within the subdivision and how the access complies with section 38.400.090. Response: Both lots within the Subdivision will have access to South Church Street as shown in the Existing Conditions attached as Appendix 6 and the Overall Site Plan attached as Appendix 13, in accordance with BMC § 38.400.090. d. Modification of existing streets, roads or alleys. Explain any proposed closure or modification of existing streets, roads or alleys. Response: This information is shown on the Existing Conditions attached as Appendix 6 and the Overall Site Plan attached as Appendix 13. e. Dust. Describe provisions considered for dust control on alleys. Response: There are no alleys proposed in the Subdivision. f. Pollution and erosion. Explain how street, road and alley maintenance will be provided to meet the department of environmental quality guidelines for prevention of water pollution and erosion and who is proposed to provide the required maintenance. Response: There are no privately maintained streets or alleys within the Subdivision. The City of Bozeman provides all South Church Street maintenance. g. Traffic generation. Discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, when the subdivision is fully developed. Response: This information is described in the Traffic Impact Memorandum attached as Appendix 18. 3.12. Non-municipal utilities. The developer must submit a copy of the subdivision plat to all relevant utility companies. With the preliminary plat, the developer must provide written documentation of the following: a. Affected utilities. Indicate which affected utilities the subdivision plat has been submitted to for review, and include a copy of responses. Page 14 of 15 b. The developer must provide a written statement from the utility companies that the proposed subdivision can be provided with service. c. Non-municipal utility locations shall be coordinated with locations of municipal utilities. Response: A new service request has been sent to Northwestern Energy to service the Subdivision. 3.13. Land use. a. Indicate the proposed use and number of lots or spaces in each: (1) Residential area, single-household; (2) Residential area, multiple-household. Types of multiple-household structures and numbers of each (e.g., two or four unit structures); (3) Condominium (number of units); (4) Recreational vehicle park; (5) Commercial or industrial; and (6) Other (please describe). Response: This information is shown on the Preliminary Plat attached as Appendix 2 and the Overall Site Plan attached as Appendix 13. 3.14. Parks and recreation facilities. Response: There are no proposed park or recreation facilities, and the Property is exempt from the dedication requirements under BMC § 38.420.020(B)(4) because only one (1) additional parcel is being created in the subdivision, and development of the subdivision will create only one (1) additional dwelling unit. 3.15. Neighborhood center plan. A neighborhood center plan must be prepared and submitted for all subdivisions containing a neighborhood center. Response: The Subdivision is less than 10 net acres in size and therefore exempt from the neighborhood center requirement. 3.16. Lighting plan. The following lighting information must be submitted for all development where lighting is proposed other than within the street right-of-way: proposed fixture locations, types, source of power, and demonstration of compliance with city lighting standards. Response: This information is shown on the Preliminary Plat attached as Appendix 2 and the Overall Site Plan attached as Appendix 13. 3.17. Miscellaneous. a. Public lands. Describe how the subdivision will affect access to any public lands. Where public lands are adjacent to or within 200 feet of the proposed development, describe present and anticipated uses for those lands (e.g., open space, recreation, etc.), and how public access will be preserved/enhanced. Response: The Property is located within City limits, and the Subdivision will not affect access to public lands. b. Hazards. Describe any health or safety hazards on or near the subdivision, such as mining activity or potential subsidence, high pressure gas lines, dilapidated structures or high voltage power lines. Any such conditions must be accurately described and their origin and location identified. List any provisions that will be made to mitigate these hazards. Also describe any on-site or off-site land uses creating a nuisance. Page 15 of 15 Response: There are no health or safety hazards located on or near the Subdivision. c. Wildlands-urban interface. Describe the subdivision's location within or proximity to the wildlands-urban interface (WUI) and ember zone designated by the most recent city- adopted hazard mitigation plan. Describe any hazard from the subdivision's proximity to the WUI. List any provisions that will be used to mitigate these hazards and reduce structure ignitability. Response: The Property is located in the WUI interface according to the Gallatin County Wildland Urban Interface mapper. The greatest hazard within the Subdivision is flooding and the provisions made to mitigate flooding is to not disturb any existing vegetation around Bozeman Creek. In addition to keeping the existing vegetation the subdivision is specifically designed for any future structures to be outside of the 100-year floodplain. The Subdivision is located in the low wildfire hazard zone according to the Relative Wildfire Hazard Map. The Subdivision is located within the City of Bozeman and a fire hydrant is proposed to be relocated 10' from the Subdivision boundary to provide protection against wildfires and structure fires as shown on the Hydrant Relocation Map attached as Appendix 20. 3.18. Affordable housing. Describe how the subdivision will integrate with division 38.380. The description must be of adequate detail to clearly identify those lots complying with division 38.380 requirements and to make the obligations placed on the affected lots readily understandable. On all lots intended to comply with division 38.380, the building envelope must be depicted. Response: There is no affordable housing proposed in the Subdivision. 3.19. A description of how the proposed subdivision advances the adopted growth policy. Response: The proposed Subdivision will create high-density townhome housing in the R-4 Zoning District. The advances the City’s adopted growth policy by increasing housing unit diversity, encouraging high-density growth, and re-developing aging infrastructure on the Property.