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HomeMy WebLinkAbout001 - Prelim Plat NarrativeWALLACE WORKS Subdivision Preliminary Plat November 2025 TABLE OF CONTENTS 1. Forms & Checklists 2. Project Team 3. Narrative a. General site information b. Site considerations c. Parkland dedication d. Traffic e. Water Rights f. Affordable Housing g. Subdivision Waivers h. Pre-App Checklist Items Appendices Appendix A.1 – Vicinity Map Appendix A.2 – Existing Zoning Map Appendix A.3– Block Frontage Diagram Appendix B.1 – Proposed Lot Line On Site Plan Appendix B.2 – Parking Diagram Appendix B.3 – Open Space Diagram Appendix C – Draft CCRs Appendix D – Recorded Subdivision Exemption Appendix E – Affordable Housing Plan Appendix F – Traffic Impact Study Appendix F.2 – Fire Truck Exhibit Appendix G – Water, Sewer, Stormwater Design Report Appendix H – Stormwater Maintenance Plan Appendix I – Geotech Report Appendix J – Recorded SID Waiver Appendix K – Site Plan Approval Docs Appendix L – CILP Payment Receipt Appendix M – CILWR Payment Receipt Appendix N – Recorded Car Share Agreement Appendix O – Draft Shared Parking Agreement 1. Project Team OWNER / APPLICANT Wallace Works, LLC Nest Partners (Attn: Erik Nelson) erik@nest-partners.com 113 East Oak Street, Suite 4B Bozeman, Montana 59715 PROJECT CONSULTANTS ARCHITECT Lake Flato (Attn: Adam Martin) amartin@lakeflato.com 311 Third Street San Antonio, Texas 78205 p. 210.227.3335 CIVIL ENGINEER TD&H Engineering (Attn: Ahren Hastings) Ahren.Hastings@tdhengineering.com 234 East Babcock Street, Suite 3 Bozeman, Montana 59715 p. 406.586.0277 LANDSCAPE Design 5 ARCHITECT (Attn: Troy Scherer) Troy@design5la.com 111 North Tracy Avenue Bozeman, Montana 59715 p. 406.587.4873 PLANNING Intrinsik Architecture (Attn: Tyler Steinway) tsteinway@intrinsikarchitecture.com 106 East Babcock Street Suite 1A Bozeman, Montana 59715 p. 406.582.8988 2. Site Plan Narrative A. General site information Executive summary The project team is submitting a Subdivision Pre-Application for the Wallace Works Project. This project will divide one parcels (totaling 1.47 AC) into 2 buildable lots (8.73 acres). The Wallace Works project has been reviewed and approved under several planning applications including 22-156 (Site Plan), 24-174 (Mod) and 24-532 (Phase 2 Site Plan) and there have been several Pre-Application calls to discuss this subdivision. Wallace Works is a mixed-use development addressing "missing middle" housing in the industrial Northeast Historic district of Bozeman. Wallace Works seeks to address an urgent and growing need for attainable housing in Bozeman while embracing the mixed-use and diverse architectural character of the NEHMU district. As a whole the Wallace Works Project proposes to provide 65 dwelling units including 5 live-work units for entrepreneurs and artists, 11 rowhomes, and 49 apartments above street level. As Wallace Works has been working its way through its various approvals it was brought to our attention that our project may qualify for HUD financing. However, in order to take advantage of this available funding, the building receiving the financing must be located on its own lot. This necessitates the need to go through the subdivision process. The subject property is located on the southwest corner of Tamarack Street and North Wallace Avenue. The project site went through a subdivision exemption and was combined into 1 lot. The project site totals 62,726 SF (1.44 Acres). 1. Project History The overall Wallace Works project was permitted under a site plan/CCOA application (22- 156). Following that approval and further analysis there was a desire to establish a sequencing of the project, so a MOD application was submitted and approved (24-175). Then finally, based on market conditions and construction costs, there was a desire to make modifications to the larger building (referred to as Building A). These modifications rose above the typical MOD level and required a new site plan application. This application (24- 532) has been deemed adequate and is expecting an approval letter later in March or Early April. Building permits have been submitted for all buildings and the infrastructure is underway. The project site initially had four parcels on it but a condition of approval from the initial site plan application required the property to be combined into one parcel. This step was completed prior to our knowledge of the availability of HUD financing. As a result, now that construction is underway the applicant team is looking to add a property line back into the project to satisfy the requirements for HUD financing. B. Site Considerations 1. Setbacks & Utilities Setbacks The Wallace Works project is located at the southwest corner of East Tamarack Street and North Wallce Avene on one parcel (recorded SE attached as Appendix D). The proposed buildings will front along both streets. Along North Wallace Avenue there is a 10’ utility easement and a 15’ powerline clearance area and as a result all the buildings are setback 15’ from the property line. Along East Tamarack there is also a 10’ utility easement, so the building are setback 10’ from the edge of the ROW. Along the west side of the property there is a 3’ required rear yard setback. The new proposed lot line will act as a side yard lot line in all locations as it splits one lot into two creating a common boundary. This line is 3’ away from all buildings and conforms with both the site and rear setback requirements. Infrastructure New water and fire line services will be extended from existing 8-inch main in East Tamarack Street and existing 10-inch main in North Wallace Avenue. New 4-inch and 6-inch sewer services are proposed from each building, with sewer cleanouts at maximum 100-foot intervals and changes in horizontal alignment. Sewer services for the rowhouses and bodega/restaurant will connect to the proposed 8-inch sewer main running west-to-east in East Aspen, while the services for the parking building and northeast mixed-use building will connect to the existing 24-inch sewer main in East Tamarack Street. The new 4” sewer service lines will be SDR-26 PVC and will be installed per the City of Bozeman Design Standards. Stormwater mitigation will be provided on the west side of the site. The proposed stormwater retention system is provided to retain stormwater from the roof and hardscape areas. These retention areas take the shape of underground stormtech systems. A transformer will be located on the northwest side of the site to service the buildings. 2. Block Frontage This project is adjacent to a Mixed Block Frontage and this project is looking to implement the Landscape portion of the Mixed Block Frontage. All buildings have been placed a minimum of 10’ setback from the property line. All buildings in this phase front onto a public street. Please note a departure was granted in the phase 1 site plan for building D. All buildings have entrances that face the street and have the required 40% transparency. All buildings have the required 3’ weather protection. The parking is located behind the building and is also screened via a fence in specific locations. There are ample sidewalks around each building with a minimum dimension of 5’. Site elements such as lighting, plant material, site furnishings, and signage will be consistent with the elements provided throughout this area. A diversity of plant materials and textures will be included to maintain visual interest from a pedestrian scale. Finally, the main entrances are recessed into the building to allow for adequate weather protection. 3. Accessible Provision This development will be designed in compliance with the IBC, including its accessible requirements; as well as ANSI 117.1 & ADA standards for accessible design. Specifically pertaining to this site plan, the site design provides two (2) accessible parking spaces across the whole site. All resident building entries, the refuse areas, and landscaped open space, are connected via an accessible pathway system which is in compliance with the requirements for an accessible route. 4. Parking Parking for this site is proposed in a surface parking lot located behind buildings A and E. All the buildings in the Wallace Works project will use this parking area to meet their parking requirements and as such parking is outlined for each building. The parking is situated across 2 lots. The parking lot is strategically split so that each lot controls its own parking and there is no need for lease agreements between the two parking lots. This project provides a significant amount of parking with this project but is also proposing to take advantage of a few parking reductions. These include 4 car share cars (16 spaces), 8 on-street parking spaces and then 5 spaces for landscaping-in-lieu. Finally, this project proposes to take advantage of the shallow affordable housing incentives which reduce the minimum number of spaces down to 1 per unit (reducing the required total from 84 spaces to 65 spaces before other reductions). It is believed that four shared cars will adequately serve the 65 units in the project, providing a good mix for residents. When there are too few shared cars, they can often be unavailable, limiting the amenity's effectiveness. With four cars, there should be sufficient availability to ensure residents can always access a vehicle. Included in this application is the recorded protective covenant and car-share management plan. Please see the parking calculation table below. Use/ Building Number of Units/ Square Footage Parking Ratio Number of Spaces Required Residential Building B – 4 Bedroom 1 1 Per DU 1 Building C & D Rowhouses - 2 Bedroom 7 1 Per DU 7 Building C Rowhouses - 1 Bedroom 4 1 Per DU 4 Building E – 2 Bedroom 5 1 Per DU 5 Building A - Studio 21 1 Per DU 21 Building A – 1 Bedroom 21 1 Per DU 21 Building A – 2 Bedroom 3 1 Per DU 3 Building A – 4 Bedroom 3 1 Per DU 3 Total 65 65 Commercial Bodega Indoor Seating 1,500 1 Space per 300 SF 5 Bodega Patio Seating 500 1 Space per 300 SF 2 Wallace Street Suites 3,416 1 Space per 300 SF 11 Total 18 Non-residential reductions – Bike Parking & Changing room (10% Reduction) 17 Total After Reductions 17 COMBINED TOTAL 82 Other Reductions Car Share Agreement (1 car =5 spaces) 4 Cars 16 On Street Spaces 8 Landscaping in-Lieu *5 spaces for 1,750 SF of added landscaping 5 TOTAL REQUIRED AFTER REDUCTIONS 53 TOTAL PROVIDED ON SITE 54 Lot/Use/Building Number of Spaces Required Number of spaces provided LOT 1 Building B Residential 1 1 Commercial 7 7 Building C 6 6 Building D 5 5 Building E 5 5 TOTAL LOT 1 24 24 LOT 2 Building A Residential 48 Commercial 11 TOTAL LOT 2 58 REDUCTIONS On Street Parking 8 Car Share 16 Space (4 Cars) TOTAL AFTER REDUCTIONS 30 30 TOTAL 54 54 5. Bike Parking The required number of parking spaces, before any reductions, for the site is 65 spaces, which then requires 6 bike parking spaces (10% of total parking). There is bike parking spaces proposed adjacent to all buildings which total 36 spaces (18 racks). Additionally these bike racks are placed throughout the site and each lot will have enough bike parking spaces to satisfy the minimum required for the whole site plan. Please see the bike parking calculations below. Bike Parking Number of Spaces Total Number of Required Spaces (10% of total required parking spaces) 6.5 (3 Racks) Total Outside building 36 (18 Racks) Total Provided 36 (18 Racks) 6. Recycling & Garbage The minimize visual and other impacts, recycling and garbage facilities are located on the ground level in the parking areas behind a fence. Residents will deliver their trash to these dumpster locations. Please refer to Sheets G100.2 for location and access. 7. Open Space The on-site open space for this project is proposed to be provided through a combination of areas in shared-open spaces, outside of the building, and in private balconies. Each of these spaces will be in centralized areas visible from units and comply with listed design standards. Open space is one of the areas of the site plan that bridges the phase line and as such open space has been calculated for the entire Wallace Works project. A significant portion of the required open space is provided in ground level courtyard space. This space is located near the entrance of building A, Building B and in between Buildings C &D. These areas have been designed to create welcoming gathering areas for the residents of the Wallace Works project. The rowhouse buildings C & D feature expansive private ground level porches for their required open space. Then finally, in Building A, at the building’s second level, private residential balconies are included. This project proposes two distinct housing typologies rowhouses and multi-family apartments as such the calculations have been broken out by type. Additionally, due to the overall project size the commercial area is also required to provide open space. To make things easier, the lots lines have been drawn so that the open space required for each building is located on the associated lot. LOT 1 - BUILDINGS B - E Number of Units Unit Square footage Open Space Factor Required Open Space Total Provided (Front Porch) Multi-Family Studio 0 NA 100 0 NA 1 Bed 0 NA 100 0 NA 2 Beds (Building E) 5 NA 150 750 NA 3 Beds 0 NA 150 0 NA 4 Beds (Building B) 1 NA 150 150 NA 900 Rowhouse Building C - Unit 1 1 632 10% 63.2 75 Building C - Unit 2 1 632 63.2 75 Building C - Unit 3 1 1,098 10% 109.8 110 Building C - Unit 4 1 1,098 10% 109.8 110 Building C - Unit 5 1 632 10% 63.2 75 Building C - Unit 6 1 632 10% 63.2 75 Building D - Unit 7 1 1,098 10% 109.8 110 Building D - Unit 8 1 1,098 10% 109.8 110 Building D - Unit 9 1 1,098 10% 109.8 110 Building D - Unit 10 1 1,098 10% 109.8 110 Building D - Unit 11 1 1,098 10% 109.8 110 Total 17 1,021 1,070 Total Required 1,921 Provided Open Space Ground-level Exterior Open Space (100%) 2,956 Rowhouses Usable Open Space 1,070 Private Balconies (50% Cap) - Total Provided 4,026 Commercial Open Space Site Area 2% of Site Area Required Open Space Provided Open Space ( Adjacent to Building B) Building B Commercial Area 1.44 2% 1,255 1,619 LOT 2 - BUILDING A Number of Units Square footage Open Space Factor Required Open Space Total Provided (Front Porch) Multi-Family Studio 21 NA 100 2100 NA 1 Bed 21 NA 100 2100 NA 2 Beds 3 NA 150 450 NA 3 Beds 0 NA 150 0 NA 4 Beds 3 NA 150 450 NA Total 48 5100 Total Required 5,100 Provided Open Space Ground-level Exterior Open Space (100%) 2,731 Private Balconies (50% Cap) 1,791 Lobby Space 676 Total Provided 5,198 TOTAL Total Required 7,021 Provided Open Space Ground-level Exterior Open Space (100%) 5,687 Rowhouses Usable Open Space 1,070 Private Balconies (50% Cap) 1,791 Lobby Space 676 Total Provided 9,224 8. Snow Storage The proposed building will cover the majority of the site, including the majority of the parking lot and as a result only a small amount of the parking lot will see snow. The snow storage area is located near the building transformers on the north side of the site. Snow storage for sidewalks, and entrances will be located adjacent to those facilities. 9. Construction Management To provide a safe working environment for adjacent properties, the project will utilize temporary construction fencing around the project extents which generally follows the perimeter of the property. A 30-CY dumpster will be located near the site in an easily accessible and clearly defined area to provide easy disposal of construction waste. The dumpsters will typically be placed near the alley to allow for easy pick up. C. Parkland The larger Wallace Works project paid CIL for its park requirements with application 22-156. Below is an outline of the required CIL amount and the amount that was paid with the original application. While the number of units increased with this updated phase the original dedication was at the maximum dedication required and therefore this added density doesn’t result in the need to pay any additional CIL. Because the CIL dollar amount was increased after this project was entitled the applicant is willing to pay the difference. This has been paid with the site plan application 24-532. No additional parks requirement are known at this time. Wallace Works Original Application Park and Recreation Requirements Total site area (ac) 1.44 (s) school or park sites (ac) 0.0 Total excluded (ac) 0.0 (D) Net residential density 40 (c) commercial lot area (ac) 0.0 (a) ROW & easements (ac) 0.0 (N) Net residential lot area (ac) 1.44 Zoning District Other (i) industrial lot area (ac) 0.0 (d) Open space/Park (ac) 0.0 (du) Number of units 58 (M) Max density by zone 12 Required land dedication. Required cash-in- lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 1.44 Net residential land area (ac) 1.44 Parkland dedication required (ac) 0.35 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $17,031.96 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in-lieu ($) $35,065.80 Land dedication (ac) 0.35 Equivalent land area (ac) 0.18 Land equivalent required (ac) 0.35 Total CILP/IILP $52,097.76 land appraisal value ($/sf) $2.30 Land appraisal value ($/sf) 2.30 Cash-in-lieu ($) $17,031.96 In-lieu fee equivalent ($) $35,065.80 Wallace Works phase 2 Application Park and Recreation Requirements Total site area (ac) 1.44 (s) school or park sites (ac) 0.0 Total excluded (ac) 0.0 (D) Net residential density 40 (c) commercial lot area (ac) 0.0 (a) ROW & easements (ac) 0.0 (N) Net residential lot area (ac) 1.44 Zoning District Other (i) industrial lot area (ac) 0.0 (d) Open space/Park (ac) 0.0 (du) Number of units 65 (M) Max density by zone 12 Required land dedication. Required cash-in-lieu Adjustments to Parkland Requirements Approved Parkland Dedication Net residential land area (ac) 1.44 Net residential land area (ac) 1.44 Parkland dedication required (ac) 0.35 Land dedication (ac) 0.00 Dwellings/acre (du) 8 Dwelling/acre (du) 4 Land already provided (ac) 0.00 Cash-in-lieu ($) $20,778.12 Acre/du of land 0.03 Acre/du of land 0.03 Land dedication proposed (ac) 0 Additional in- lieu ($) $40,401.90 Land dedication (ac) 0.35 Equivalent land area (ac) 0.18 Land equivalent required (ac) 0.35 Total CILP/IILP $61,180.02 land appraisal value ($/sf) $2.65 Land appraisal value ($/sf) 2.65 Cash-in-lieu ($) $20,778.12 In-lieu fee equivalent ($) $40,401.90 Wallace Works Phase 1 Paid Amount $52,100.00 Wallace Works Phase 2 Park Requirements $61,180.02 Difference Paid with Phase 2 $9,080.02 E. Traffic A Traffic Impact Study (TIS) conducted by Sanbell is included in this submittal. A trip distribution is an estimate of site-generated trip routing, which can be determined by several methods such as computerized travel demand models, calculation of travel time for various available routes and/or simple inspection of existing traffic patterns within the project area. Please see Appendix F for more information relating to traffic impacts. The future subdivision application should have no effect on this approved TIS. F. Water Rights CILWR has been paid for with both site plan applications. Documentation of these payments has been included in this application as Appendix M. G. Affordable Housing The Wallace Works project is proposing to deed restrict 10% of the total number of units to 80% of AMI (for rent) for a period of 30 years. The incentive that this project is aiming to take advantage of is the reduced parking requirement. This application does not propose to take advantage of any of the allowable height increases. An affordable housing plan documenting compliance with 38.380.040 was approved with application 24-532. Preliminary Plat Checklist Items 38.220.040 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. 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. All improvements will be built in one phase. The common subdivision improvements are under construction and will be completed prior to recording the final plat. The project will not stop until completion, and all buildings are also under construction. A sequencing plan will allow specific buildings to be occupied prior to all the building being completed. This sequencing plan will be handled under the active site plan applications. 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 no waivers granted during the Pre-Application. Please see the Preliminary Plat Supplements below in Section 5. 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: Wallace works is requesting exemption from Montana Department of Environmental Quality (MDEQ) review of the subdivision. Because Bozeman is a first- class municipality with an approved growth policy, this exemption complies with Montana Code Annotated (MCA) 76-4-125(1)(d). As such, the Wallace Works Subdivision is excluded from the requirement for Montana Department of Environmental Quality review. All of the utilities have been reviewed and approved by the City of Bozeman and DEQ with the site plan applications. Approved plans, and design reports are included for reference in this application. 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: The project team is not aware of the need for any variances, departures or deviations. The vertical construction has been reviewed and approved under a site plan 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 C 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 & Bylaws outlining who is responsible for the maintenance of these non-public facilities. 5. Street profile sheets. Profile sheets for street grades greater than five percent. Response: Acknowledged. The existing streets are constructed and don’t have any grades steeper than 5%. 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. Documentation of Compliance – 38.2220.060 1. Surface Water (Waiver Granted) There is no surface water on site and therefore this item is not applicable. 2. Flood Plains (Waiver Granted) There are no FEMA mapped floodplains on site and therefore this item is not applicable. 3. Groundwater Ground water was encountered in all four borings and one test pits at depths ranging from 11.2 to 14.0 feet below ground surface. Some seasonal fluctuation of this water elevation is anticipated and ground water monitoring is continuing using wells installed as at the time of our investigation. Evidence of ground water during our investigation was ubiquitous, and ground water will be an important consideration in the design and construction process. 4. Geology; Soils; Slopes TD&H Engineering conducted a field investigation of the site in 2020 and developed recommendations for development of the site. A copy of that report is included in this application as Appendix I. The information below responds to the requirements BMC 38.220.060.A.4. Geologic Hazards The primary geotechnical concern is the subsurface soil conditions consisted of primarily fill materials overlying native poorly graded gravel with sand extending to depths of at least 20.9 feet, the maximum depth investigated. Based on the findings of our field investigation, the seismic site class for this property is C. The risk of seismically induced liquefaction is considered low and does not warrant additional consideration. The foundation design for the buildings was carefully studied and planned on this condition. This concern was mitigated through the building design process. 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 All soils information is included in the Geotechnical Report included as Appendix I. Cuts and Fills It is not anticipated that cuts or fills will exceed 3’ for the project. 5. Vegetation (Waiver Granted) This project site is the former brewery wall site and is an infill project. Additionally, the site has been scraped and is under construction, there is currently no vegetation on site. noxious weeds will be addressed in the CCRs and are required to be maintained by the Property Owners Association. 6. Wildlife (Waiver Granted) This project site has been located inside city limits for a number of years and previously had development on it. This redevelopment project is an infill project which is not adjacent to any farm fields, or any sensitive lands. There are no wildlife species located on site. 7. Agriculture (Waiver Granted) This project site is the former brewery wall site and is an infill project. This site is not near any agricultural operations either. 8. Agricultural Water User Facilities (Waiver Granted) There are no floodplains or surface waterways flowing on or near this site. Therefore, this item is not applicable. 9. Water and Sewer Sewer The Sewer Design Report was reviewed and approved through the site planning process. The improvements included in that report are in the process of being constructed. The design report has been included as Appendix G. Water The Water Design Report was reviewed and approved through the site planning process. The improvements included in that report are in the process of being constructed. The design report has been included as Appendix G. Water Rights The applicant has Cash-in-lieu of water rights in the site planning process. Documentation of those payment are included in this application as Appendix G. 10. Stormwater Management A stormwater design report is included as Appendix H. The proposed site development includes new multi-story buildings, new concrete sidewalks, hardscape patios, new parking areas, and new landscaping. Existing concrete sidewalk at the corner of North Wallace Ave and East Tamarack Street currently has grades over 5% and will be replaced to maintain grades below maximum. Site stormwater will be conveyed to the existing 30” PVC stormwater main in East Tamarack Street and the existing 24” PVC stormwater main in North Wallace Avenue. From the stormwater mains, site stormwater is conveyed to the receiving water of Bozeman Creek as it crosses East Tamarack Street between North Rouse Avenue and North Wallace Avenue. The proposed site grading directs all on-site runoff to storm inlets directed into sub-surface infiltration chambers. To accommodate the storm runoff from the buildings, a series of roof drains and drainage chases will direct runoff to the hardscaped open spaces to drain to storm inlets and the sub-surface infiltration chambers. The volume of off-site runoff produced by post-development Basin 3 that does not flow to on-site infiltration chambers is accounted for by retaining extra volume in the on-site infiltration chambers equal to the volume flowing off site. The sub-surface infiltration chambers are designed to fully retain/infiltrate the flow from the first half inch of rainfall from site impervious areas. Runoff volumes greater than the first half inch will be allowed to flow to the existing stormwater mains via the sub-surface infiltration systems with the overflows flows being restricted to the pre-development runoff rate for the design storm. Flow restriction will be performed by weirs in storm drain manhole outlet structures. 11. Streets, Roads & Alleys A traffic study has been completed for the development and are included as Appendix F. The following text is provided in the order outlined in BMC 38.220.060 A. 11. Description Streets around Wallace Works have been designed and constructed 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. Bicycle and Pedestrian Pathways East Tamarack Street has a westbound bike lane and eastbound painted “sharrows” east of North Rouse Avenue. North Rouse Avenue and East Oak Street have bike lanes in both directions. East Peach Street and North Wallace Avenue are dedicated as bike routes with sharrows and there are no dedicated bicycle facilities on North Broadway Avenue or East Main Street. There is sidewalk along all streets in the study area except for the east side of North Wallace Avenue north of East Tamarack Street and an approximately 200-foot section along the east side of North Broadway Avenue south of its intersection with East Avocado Street. There is also sidewalk missing along the northeastern side of East Avocado Street. All sidewalk in the study area is approximately 5 feet wide, which is adequate for a local street. Access to Arterials This property has no direct adjacency to arterials but will access South Rouse Avenue via Tamarack Street (Collector). Modification of Existing Streets There are no modifications to 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 POA. Traffic Generation A Traffic Impact Study (TIS) has been conducted by Sanbell Engineering and is provided as Appendix F of the subdivision submittal. Capacity The Traffic Impact Study evaluates the level of service of intersections before and after the proposed development. Capacity and level of service (LOS) analyses were performed for the study area intersections to evaluate existing traffic and non-motorized user conditions based on existing traffic control and intersection geometry. The analyses found that the intersections are currently operating within acceptable levels of service (LOS C or better). Analysis of trip generation estimates, traffic operations, and considerations for alternative modes of transportation reveal that the proposed Wallace Works development will have minimal impact on the area traffic operations. As with any development, there will be an increase in traffic volumes with the buildout of the proposed project. Please refer to the Traffic Impact Study for more information. Traffic Calming At this time traffic calming does not appear to be necessary and is not proposed. Improvements and Securities Upgrading of streets was not required with the site plan application, all the adjacent streets are built out and this is in an infill project. No improvements agreement or securities will be necessary. 12. Non-municipal Utilities (Waiver Granted) The applicant has been coordinating with the non-municipal utility providers as the site is under construction. The appropriate utility easements were provided with the site plan application. 13. Land Use This project was permitted through a site plan review application first. It is a mixed-use project totaling 65 dwelling units across 5 buildings. the buildings labeled as “A” and “B” both have ground floor commercial spaces. These spaces are being built as a shell with future tenant improvements coming along later. The goal is to create a vibrant and activated space along Wilson to continue the already successful community node. 14. Parks and Recreation Facilities (Waiver Granted) The site plan applications requested and were granted the ability to pay CIL of Parkland. This subdivision will not generate any additional development and therefore should not be required to provide any park space. Furthermore, documentation of the CILP payments are included in this application. 15. Neighborhood Center Plan (Waiver Granted) The project size is less than 10 net acres and therefore is exempt from this requirement. 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. All lighting associated with this project has been permitted through the site plan review and subsequent infrastructure review. The approved infrastructure plans have been included in this application for reference. 17. Miscellaneous. (Waiver Granted) 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 known 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 (Waiver Granted) Through the site planning process, the applicant applied for the shallow incentives and was granted approval. Prior to occupancy of the building the applicant must record a deed restriction with the CCRs to ensure 10% of the units are affordable. This plan has been included for reference. 19. Proposed subdivision advances the adopted growth policy. The Future Land Use Map in the Bozeman Community Plan 2020 designates the property as Community Commercial Mixed Use. The intent of Community Commercial Mixed Use is to promote commercial areas necessary for economic health and vibrancy. Residences on upper floors, in appropriate circumstances, are encouraged. The urban character expected in this designation includes urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities. High density residential areas are expected in close proximity. NEHMU and the Wallace Works project are furthering the intent of this FLUM Category and will further several other goals and objectives of the Community Plan. Goal DCD-1 Support urban development within the city N-3.7 Support Compact neighborhoods, small lot sizes and small floor plans, especially through mechanisms such as density bonuses. R-1.7 Be flexible: willingness and ability to adopt alternative strategies in response to changing circumstances. The Wallace Works project is currently under construction and is furthering several goals and objectives of the Community Plan. This application is to subdivide the land into two lots which will allow for additional affordable housing to be completed, which further even more goals and objectives.