HomeMy WebLinkAbout19440 Staff Report Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 1 of 23
Application No. 19440 Type Master Site Plan
Project Name Northwest Crossing
Summary A master site plan application for approximately 160 acres zoned B-2M and REMU northwest
of the corner of North Cottonwood and West Oak. Bound on the south by Oak, East by
Cottonwood and north by Baxter Lane. The master site plan contains the park vision plan, a
wetland delineation, street design, phasing, and infrastructure requirements.
Zoning B-2M &
REMU
Growth
Policy
2009 – Residential Emphasis Mixed
Use & Community Commercial
Mixed Use
2020 – Residential Mixed Use &
Community Commercial Mixed Use
(See #1 under Analysis & Findings)
Parcel Size 160 acres
Overlay District(s) None
Street Address 5250 Baxter Lane (currently)
Legal Description S04, T02 S, R05 E, C.O.S. 2552, Tract 5 NE4, City of Bozeman, Gallatin County, MT
Owner NWX, LLC, 1735 S. 19th Avenue, Bozeman, MT 59715
Applicant Same as owner
Representative Locati Architects, Laura Dornberger, 1007 E. Main Suite 202, Bozeman, MT 59715
Staff Planner Danielle Garber Engineer Griffin Nielsen
Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad
11/20/2020 to 12/7/2020 11/20/2020 11/20/2020 N/A
Advisory Boards Board Date Recommendation
DRC 11/18/2020 Adequacy
ADR 11/16/2020 Preliminary Approval
RPAB 10/27/2020 Preliminary Approval with conditions and code
provisions.
Recommendation Preliminary Approval
Decision Authority Director of Community Development Date 12/21/2020
Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT 59715
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 2 of 23
FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE
A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public
notice was given, opportunity to submit comment was provided to affected parties, and a review of the Site Plan described in
this report was conducted. The applicant proposed to the City a Master Site Plan (MSP) to guide the development of
approximately 160 acres zoned REMU and B-2M. The purposes of the MSP review were to consider all relevant evidence
relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria
of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved,
conditionally approved, or denied.
B) It appeared to the Director that all parties and the public wishing to examine the proposed Master Site Plan and offer
comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies
established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public
comment period defined by Ch. 38, BMC, the Director has found that the proposed Master Site Plan would comply with the
requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before
them regarding this application, the Director makes the following decision.
C) The Master Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions
listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence
contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed
on this development to ensure that the Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38,
BMC. On this ______ day of ________________, 2020, Martin Matsen, Director of Community Development, approved with
conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC.
D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying
an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision
as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC.
DIRECTOR OF COMMUNITY DEVELOPMENT
CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this report. Additional conditions
of approval and code corrections are required and will be included with the final report provided to the Director of Community
Development
1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of
approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal
Code or state law.
2. The initial master plan entitlement is five years from the date of the Planning Directors signature on the final plan.
Extensions to this initial timeframe may be requested per 38.230.140.F.
3. Each phase of this master site plan shall be evaluated independently at the time of development. Aspects including (but
not limited to) water rights or cash in lieu of water rights, required parkland, grading and drainage, watercourse and
wetlands requirements, payback districts, off site infrastructure improvements, affordable housing ordinance
requirements, and waivers of right to protest will all be evaluated with each phase at the time of development.
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 3 of 23
4. Further master site plan review is required for all phases that meet or exceed the thresholds in Section 38.230.020 –
Classification of plans.
5. All dedicated parklands including those dedicated by easement and linear parkways shall be titled “Public Park” on the
final plans.
6. The parkland tracking table in the design guidelines must be updated with each phase of development including
subsequent site plan and subdivision review.
7. Final approval by the City Commission for the Master Park Plan is required prior to final Master Site Plan approval.
8. Non-residential uses in the REMU district must not exceed 30 percent of the total gross building square footage of all
uses within the master planned area. The tracking table for non-residential uses in the design guidelines must be updated
with each phase of development including subsequent site plan and subdivision review.
9. The Montana Department of Fish, Wildlife & Parks, SCS, Montana Department of Environmental Quality and Army Corps
of Engineer's shall be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity
exemption, etc.) shall be obtained prior to final plat approval.
10. A separate Comprehensive Sign Plan application is required prior to the installation of any wayfinding, subdivision and
multi-tenant complex identification, or commercial signage. This comprehensive sign plan will have 2 parts:
i. Provide sign design, elevations, and a map for all wayfinding signs for the district to be installed and
maintained by the property owners association. Clearly describe the hierarchy of signs and include the
criteria for determining sign placement and size. Any signs intended to be read from the right-of-way must
comply with the lettering standards of the Manual for Uniform Traffic Control Devices for the road type and
speed.
ii. Provide a comprehensive sign plan for the commercial areas of the development to guide commercial sign
permitting. The purpose of the plan is to coordinate sign types, design, materials, lighting, location, and
supports.
11. Wayfinding within public parks and trails must be coordinated with the existing City standard signage or other signage
wayfinding programs that are adopted prior to parkland development.
12. The traffic impact study does not provide a detailed analysis for phased development as such must be updated with each
phase of the development. The updates must include verifying traffic counts and incorporating changes to the surrounding
transportation system. The updated study will be required prior to preliminary plat adequacy for each phase.
13. The all streets and transportation pathways must meet the City’s design standards. The street layout provided in this
application is considered conceptual and will be reviewed for full compliance with the future subdivision applications.
14. Prior to the development of the intersection of Baxter Lane and Laurel Parkway, a detailed analysis must be performed to
determine the intersection design. As present, the traffic impact study notes the need for either a roundabout or signal.
15. Prior to the development of the intersection of Oak Street and Laurel Parkway, a detailed analysis must be performed to
determine the intersection design.
16. A "1 foot No Access" strip must be placed along the Cottonwood Road frontage of any lot for which the City’s access
separation requirement cannot be fully met. This will be listed as a condition of approval for future subdivision.
17. A "1 foot No Access" strip must be placed along the Oak Street frontage for any lot which the City’s access separation
requirement cannot be fully met. This will be listed as a condition of approval for future subdivision.
18. A "1 foot No Access" strip must be placed along the Baxter Lane frontage for any lot which the City’s access separation
requirement cannot be fully met. This will be listed as a condition of approval for future subdivision.
19. A "1 foot No Access" strip must be placed along the Laurel Parkway frontage for any lot which the City’s access
separation requirement cannot be fully met. This will be listed as a condition of approval for future subdivision.
20. The wastewater report must be updated with each phase of the development. The updated report is required prior to
preliminary plat adequacy for each phase.
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 4 of 23
21. The water design report does not provide a detailed analysis for phased development as such the water report must be
updated with each phase of the development. The updated report is required prior to preliminary plat adequacy for each
phase.
22. The proposed street cross-sections for the internal streets is conceptual. Lane widths and striping patterns will be shown
as “preliminary, not approved by the engineering department” and approved with the future subdivision applications.
23. Due to the high groundwater and increased rate of corrosion with in the clay soils all water mains must have additional
cathodic protection. A minimum of V-bio polyrap or approved equal is required by the City.
24. The stormwater plan provided with the application is conceptual. A comprehensive drainage plan is required for all
development larger than five acres. "Comprehensive drainage plan" means a stormwater management plan that covers
all current and anticipated development on a site greater than five acres and sites planned for phased development,
including the impact on existing off-site infrastructure. The comprehensive drainage plan must be provided with the future
subdivision.
i. Low Impact Design (LID) to mitigate stormwater must be used within the REMU zoning district and is
encouraged across the entirety of the development.
25. A pedestrian signal warrant analysis must be provided with the first phase of development in order to determine if
additional infrastructure is required to support bike and pedestrian connectivity/crossing.
26. Public transit route options and stop locations must be consider when each phase of development. HRDC or the current
transit authorities must be contacted and allowed to comment with each phase. If a transit stop is identify with or adjacent
to the development must be completed prior to final plat approval or with subsequent site plan approval.
27. The sanitary sewer within Rosa Way must be extended to the south side of the section of Oak Street required to be
constructed.
28. The sanitary sewer must be designed and extended to accept flow from the Laurel Glen lift station. The sewer must be
south side of the section of Oak Street required to be constructed.
29. Access must be provided to all sanitary sewer lines and manholes. For mains not located in a street or alley, a 12-foot all-
weather surface must be provided and maintained by the property owner's association. In addition, all sewer mains must
be located a minimum of ten feet from all structures and major landscaping features including trees. All points where
mains are proposed within parks must be approved by both the Public Works and Parks Department.
30. The applicant proposes a transfer to City ownership of existing water rights associated with the subject property. The City
hereby elects to accept these existing water rights for transfer to City ownership pursuant to Sec. 38.410.130.A.2
BMC. The transfer of ownership of these existing water rights must be in a form and manner suitable for municipal
purposes. The applicant and City shall, prior to final plat approval, enter into an agreement containing mutually
acceptable terms and provisions for the water rights ownership transfer. 38.410.130 BMC must be satisfied prior to final
plat approval.
31. Easements must be provided for the tile drain system or any alternative dewatering system to ensure long-term access
and maintenance. The easements must include language restricting the construction of structures over the tile drain or
alternative system. Where the system crosses public right-of-way a utility occupancy permit must be obtained from the
City.
32. An approved Park Master Plan is required prior to preliminary plat approval. All conditions of approval as approved by the
Commission for the Park Master Plan shall be considered part of the Master Site Plan.
33. The Master Park Plan Conditions of Approval shall be added as an addendum to the Park Master Plan.
34. Each subsequent park phase shall have a balance of land and improvements as depicted in the park master plan (roughly
50% as land and 50% as improvements in lieu). Future phased individual parkland proposals must be shown to
individually meet the criteria for cash-or-improvements-in-lieu of parkland in Resolution 4784.
35. Future phases that include new parkland shall be adopted as amendments to the NWX Park Master Plan and all future
final plat or site plan applications shall provide updated Parkland Tracking Tables updated sequentially.
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 5 of 23
36. Although an easement or parkland dedication is required at the time of initial subdivision for the entire Homestead or
other park, the Parks and Recreation Department does not assume maintenance responsibility until improvements within
each phase have been installed and fully accepted on behalf of the City.
37. East/West Connector parks shall provide a balance to the linear nature of Homestead Park and will be reviewed against
the frontage requirements of the UDC and guidelines for linear parks within the citywide park plan. Linear parks on short
blocks with private frontage do not meet the intent as described in the PROST and are typically accepted as open space
parcels.
38. Upon phased development of Homestead Park and other subdivision parks, the individual park master plans shall be
reviewed for compliance with the requirements of the Unified Development Code, PROST Plan or other citywide park
master plan, Park-naming policy, CILP Criteria and other relevant requirements, including but not limited to the following:
i. The pathway corridors within required watercourse setbacks have been accepted within the design of the
larger Homestead Park.
ii. Homestead Park Master Plan conceptually approves inclusion of the stormwater features within the larger
park boundary given the value of consistent trail ownership/management and parkland frontage; however
inclusion is based on trail width and other drainage facility design considerations.
39. Trail Classifications per 38.420.110. shall be determined at the time of individual park plan review.
40. At the time of development of the first park parcel of Homestead Park, with the preliminary plat or plan, the developer
must provide an evaluation of the future maintenance requirements for the wetland(s) and a preliminary maintenance
plan, both prepared by a qualified person or agency (PROST)
CODE REQUIREMENTS
1. BMC 38.270.070. And BMC 38.400.010. The development is responsible for the local share of Baxter Lane,
Cottonwood Road, Laurel Parkway, and Baxter Lane. The local share must be provided prior to final plat.
a. With the proposed first phase, Cottonwood Road must be completed where adjacent to the development
from the intersection to the phase boundary. The section must be complete and accepted by the City or a
payment for the development’s local share, per BMC 38.270.070 if approved by the review authority, must
be made prior to final plat.
b. With the proposed first phase, Oak Street must be completed where adjacent to the development from the
intersection to the phase boundary. The section must be completed and accepted by the City and the
properties prior to final plat approval.
2. BMC 38.410.070. Municipal Water, Sanitary Sewer and Storm Sewer Systems. - The proposed development falls
within the wastewater drainage basin for the Norton East Ranch Outfall and Davis Lane Lift station. The outfall and
lift station, listed as Capital Improvement Project (CIP) no. WWIF38 and WWIF31, are currently in progress. The
projects must be completed and accepted by the City prior to final plat approval; the City does not guarantee the
timing of these projects.
3. BMC 38.410.100. Watercourse Setback – Watercourse setbacks apply to the Baxter Ditch including the defined bed
and back along the Baxter Lane. Any alterations to the watercourse will be reviewed with future subdivision
applications. If alterations are proposed with a future subdivision written documentation must be provided from all
agencies holding jurisdiction of the water course that changes alterations area acceptable prior to plat adequacy.
a. Reducing the water course setbacks by filling within the 100-year flood hazard area extending beyond the
50 foot setback will be reviewed future subdivision applications
4. 20’ Wetland Setback “non-qualifying” per BMC 38.420.020.E.1. Adjust tables and “Park Provided” narrative
5. BMC 38.420.020.A.2.a.(2). If net residential density is of development is unknown, 0.03 acres per dwelling unit must
be provided, for initial subdivision or other development, within REMU zoning district as an area equal to that required
for eight dwelling units or 13.5 persons in group quarters per net acre.
6. BMC 38.420.020.A.2.a.(3). If net residential density is of development is unknown, 0.03 acres per dwelling unit must
be provided, for initial subdivision or other development, within B-2M zoning district (“intended for residential
development as shown in the Master Site Plan) an area equal to that required for six dwelling units or 13.5 persons
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 6 of 23
in group quarters per net acre. Cash-in-lieu of Parkland for residential B-2M lot is required at the time of Subdivision
Final Plat for the corresponding phase based on the valuation at the time of final plat completeness (38.420.030).
7. BMC 38.230.020. Classification of plans. Master Site Plan Application requirements;
a. Provide detailed phasing information including a. proposed phase lines.
b. Statement that following approval of a master site plan, the applicant shall submit to the department,
sequential individual site plan for specific areas within the master site plan. Each subsequent application
for a site plan shall be consistent with the approved master site plan and subject to the review criteria of
Section 38.230.100.A BMC.
ADVISORY COMMENTS:
1. The commercial development partially presenting in the master site plan application has not been reviewed. Due to the
significance of the a above comments and the require changes to the master site plan and the subsequence required
subdivision and site plan review required for the development the engineering department cannot provide a complete
review.
2. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water
improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be
provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana
Department of Environmental Quality. The applicant must also provide professional engineering services for construction
inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on
the public infrastructure improvements until the plans and specifications have been approved and a preconstruction
conference has been conducted. Building permits will not be issued prior to City acceptance of the site
infrastructure improvements unless all provisions set forth in Section 38.270.030.C of the Bozeman Municipal
Code are met to allow for concurrent construction.
3. The Montana Department of Fish, Wildlife & Parks, SCS, Montana Department of Environmental Quality and Army Corps
of Engineer's shall be contacted regarding the proposed project and any required permits (i.e., 310, 404, Turbidity
exemption, etc.) shall be obtained prior to future plat approval.
4. The Applicant is required to update the Community Design Framework Master Plan with the Phase 1 Preliminary Plat
Application, and all subdivision applications moving forward to designate Block Frontages on all perimeter and internal
streets.
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 7 of 23
Figure 1: Current Zoning Map
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 8 of 23
Figure 2: Proposed Master Site Plan and Zoning Boundary Revisions
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 9 of 23
Figure 3: Transportation Framework Plan
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 10 of 23
Figure 4: Homestead Park Vision Plan
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 11 of 23
Figure 5: Pedestrian Connectivity
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 12 of 23
Figure 6: Bicycle Connectivity
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 13 of 23
Figure 6: Surface Water and Wetlands
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 14 of 23
ANALYSIS AND FINDINGS
Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards,
plans, public comment, and all other materials available during the review period. Collectively this information is the record
of the review. The analysis in this report is a summary of the completed review.
Plan Review, Section 38.230.100, BMC
In considering applications for plan approval under this title, the Director of Community Development shall consider the
following:
1. Conformance with Article 1 - Consistency with the City’s adopted Growth
Policy 38.100.040.D
Meets Code?
Growth Policy
Land Use
2009 – Residential Emphasis Mixed Use & Community
Commercial Mixed Use
2020 – Residential Mixed Use & Community Commercial
Mixed Use
Yes
Zoning B-2M & REMU Yes
Comments: This master site plan was primarily reviewed under the 2009 Community Plan (called the 2009 Plan below),
however the project received adequacy on November 18, 2020. On November 17, 2020 the 2020 Community Plan (called
the 2020 Plan below) was adopted by the City Commission and immediately went into effect. Staff will provide analysis below
from both plans.
2009 Plan: Community Commercial Mixed Use Designation. Activities within this land use category are the basic employment
and services necessary for a vibrant community. Establishments located within these categories draw from the community as
a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail,
education, professional and personal services, offices, residences, and general service activities typify this designation. The
Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large
Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles
surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically
distributed on a one-mile radius. Smaller Community Commercial areas are usually in the 10-15 acre size range and are
intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support
and help give identity to individual neighborhoods by providing a visible and distinctive focal point. The southeast corner of the
proposed master site plan has this community plan designation and is approximately 29 acres, with 15 acres being developed
with primarily commercial uses. This commercial area will serve two functions with appropriate land uses placed along two
arterial roads to serve the broader community including the new Gallatin High School, adjacent residential neighborhoods,
and activities in the adjacent Sports Park, as well as functioning as the neighborhood center for the larger development with
bicycle and pedestrian connectivity from within the broader 160 acres.
2009 Plan: Residential Emphasis Mixed Use Designation. The Residential Emphasis Mixed-Use category promotes
neighborhoods with supporting services that are substantially dominated by housing. A diversity of residential housing types
should be built on the majority of any area within this category. Housing choice for a variety of households is desired and can
include attached and small detached single-household dwellings, apartments, and live-work units. Residences should be
included on the upper floors of buildings with ground floor commercial uses. Variation in building massing, height, and other
design characteristics should contribute to a complete and interesting streetscape and may be larger than in the Residential
category. The proposed master site plan contains approximately 130 acres of land under this designation. The proposed plan
includes planning areas for a variety of housing types. While the nature of development for each area is not yet known,
development will be guided according to the Residential Emphasis Mixed Use (REMU) zoning designation that correlates with
this district. The applicant has proposed multi-household higher density housing adjacent to the commercial node, with
medium and lower density attached and detached single-household making up the balance of the plan.
The proposed master site plan meets the following goals and objectives of the 2009 Community Plan:
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 15 of 23
Objective LU-2.1: Locate high-density community scale service centers on a one-mile radius, and neighborhood
service centers on a one-half mile radius, to facilitate the efficient use of transportation and public services in
providing employment, residential, and other essentials. This proposed master site plan advances this objective by
providing a service node approximately 1.5 miles from the commercial center at the corner of Baxter Lane and
Davis Road, and approximately 1 mile from the commercial center along North Cottonwood Road to the south. The
commercial services provided in this node will serve adjacent neighborhoods and public institutions such as the
high school.
Objective C-1.4: Achieve an environment through urban design that maintains and enhances the City’s visual
qualities within neighborhood, community and regional commercial areas. This objective is met through the use of a
design guidelines document within the master plan intended to guide the planning, design and construction of any
proposed development within the master plan area. This is intended to work in tandem with applicable zoning and
design regulations at the time of development.
Objective C-2.1: Require adequate and efficient circulation in all subdivisions and site plans and provide connectivity
between developments and major destinations for both pedestrians and vehicles, including human powered
vehicles. This objective is met through the transportation framework plan included within this master site plan. This
framework plan provides the basic street grid, areas with bicycle lanes, and sidewalks and trails within the proposed
development and to adjacent neighborhoods and public lands.
Objective C-3.2: Provide for neighborhood focal points to encourage local identity within the community and provide
a place for social interaction. The commercial node within this plan will serve as a focal point for the development. It
is located at the intersection of two principal arterial streets serving the surrounding areas, while also providing a
neighborhood center for residents within the development. Plazas and courtyards in this area are outlined in the
design guidelines within the plan providing a place for social interaction.
Objective C-3.5: Integrate a wide variety of open lands such as parks, trails, squares, greens, playing fields, natural
areas, orchards and gardens, greenways, and other outdoor spaces into neighborhoods. The proposed plan is
meeting this objective by orienting the primary park and open space within the master plan around existing
watercourses and wetlands, providing for the enhancement of natural areas, and active areas for residents. As the
area develops in the coming years additional parks will be added as required by municipal code and will connect
Homestead Park with the surrounding parks and open spaces.
2020 Plan: Community Commercial Mixed Use. The Community Commercial Mixed Use Designation promotes commercial
areas necessary for economic health and vibrancy. This includes professional and personal services, retail, education, health
services, offices, public administration, and tourism establishments. Developments in this land use area should be located on
one or two quadrants of intersections of the arterial and/or collector streets and integrated with transit and non-automotive
routes. Due to past development patterns, there are also areas along major streets where this category is organized as a
corridor rather than a center. Although a broad range of uses may be appropriate in both types of locations, the size and scale
is to be smaller within the local service areas. Building and site designs made to support easy reuse of the building and site
over time is important. Mixed-use areas should be developed in an integrated, pedestrian friendly manner and should not be
overly dominated by any single use. Higher intensity uses are encouraged in the core of the area or adjacent to significant
streets and intersections. Building height or other methods of transition may be required for compatibility with adjacent
development. Smaller neighborhood scale areas are intended to provide local service to an area of approximately one half-
mile to one-mile radius as well as passersby. These smaller centers support and help give identity to neighborhoods by
providing a visible and distinct focal point as well as employment and services. Densities of nearby homes needed to support
this scale are an average of 14 to 22 dwellings per net acre. As with review of the 2009 Plan, the proposed master site plan is
meeting the 2020 Plan with the commercial areas that will serve both the surrounding neighborhoods and broader
community, and will function as a service center for the neighborhoods within the development. Higher density multi-
household is planned for the areas adjacent to the community commercial node.
2020 Plan Residential Mixed Use. This category promotes neighborhoods substantially dominated by housing, yet integrated
with small-scale commercial and civic uses. The housing can include single-attached and small single-detached dwellings,
apartments, and live-work units. If buildings include ground floor commercial uses, residences should be located on upper
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 16 of 23
floor. Variation in building mass, height and other design characteristics should contribute to a complete and interesting
streetscape. Just like with the 2009 Plan, the master site plan includes planning areas for a variety of housing types. While the
nature of development for each area is not yet known, development will be guided according to the Residential Emphasis
Mixed Use (REMU) zoning designation that correlates with this district. REMU zoning allows non-residential uses up to 30%
of the total gross building square footage of all uses within the master planned area.
The proposed master site plan meets the following goals and objectives of the 2009 Community Plan:
Goal N-1: Support well-planned, walkable neighborhoods. This proposed plan supports this goal by allowing for
housing diversity in the REMU and B-2 M zoned areas, encouraging connected parks and services by providing
neighborhood focal point development, in close proximity to schools, and near dense multi-unit housing.
Goal DCD-2: Encourage growth throughout the City, while enhancing the pattern of community development
oriented on centers of employment and activity. Support an increase in development intensity within developed
areas. The proposed plans advances these goals by planning for higher density residential development along a
primary arterial street and a business, service and employment center of approximately 15 acres at a high visibility
street corner where Cottonwood and Oak intersect.
Goal EPO-1 & EPO-2: Prioritize strategic acquisition of parks to provide a variety of recreational opportunities
throughout the City. Work to ensure that development is responsive to natural features. This goal is advanced by
the creation of a new park and linear trail connection along Baxter Ditch. This park will serve to connect to adjacent
parks and open spaces, while enhancing the quality of an existing waterway when developed, and encouraging
people to access the natural feature.
With this application, there is also a request for a minor zoning boundary alignment between the REMU and B-2M district
lines. Section 38.300.050.C allows minor adjustments (up to ten percent increase or decrease in area, not to exceed one
acre, of either zone on the applicable lot) to the zoning boundary for approval by the Community Development Director. The
criteria for making such a determination must include an evaluation of site topography, proximity of non-compatible uses
adjacent to the subject property, and overall function and integration of the development with the community. Due to the
location of the proposed roadway separating these two zoning districts, staff supports this minor adjustment, which is under
the required 10% and 1-acre threshold allowed per this standard.
2. Conformance with Article 1 - All other applicable laws, ordinances, and
regulations (38.100.080)
Condominium ownership NA
Comments: Additional steps will be required including but not limited to review of the Preliminary Plat
application for Phase 1 that will provide for execution of easements, public right of way dedication,
infrastructure review and construction, and the creation of smaller parcels within the overall master planned
area. The initial master plan entitlement is five years. Where thresholds detailed in Section 38.230.020 are
exceeded by development within this plan, additional master site plan applications will be required. This is
anticipated in the commercial and multi-household areas of the Phase 1 plan. The Building Division of the
Department of Community Development will review the requirements of the International Building Code for
compliance at the time of building permit application.
3. Conformance with Article, including the cessation of any current violations
(38.200.160)
Meets Code?
Current Violations None Yes
Comments: There are no current violations on the property.
4. Conformance with Article 2 - Submittal material (38.220) requirements and
plan review for applicable permit types (38.230)
Meets Code?
Site Plan Yes
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 17 of 23
Submittal requirements 38.220.100 Yes
Phasing of development 38.230.020.B No. of phases: Multiple Yes
Comments: The site plan criteria are met with this project. All appropriate documents and plans were
submitted with the application. There is not a determined amount of phases within the master site plan.
Each phase outside of phase one is subject to further subdivision review and is required to update the
required parkland tracking, as well as the required commercial area tracking system within the REMU
district. Condition of approval #3 requires each phase of this master site plan to be evaluated
independently at the time of development. Aspects including (but not limited to) water rights or cash in
lieu of water rights, required parkland, grading and drainage, watercourse and wetlands requirements,
payback districts, off site infrastructure improvements, affordable housing ordinance requirements, and
waivers of right to protest will all be evaluated with each phase at the time of development.
5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code?
Permitted uses 38.310 Varies Yes
Form and intensity standards 38.320
Zoning: B-2M &
REMU
Setbacks
(feet)
Structures Parking / Loading NA
Front Varies & Subject
to Block Frontage
Varies & Subject to
Block Frontage
Rear Varies Varies
Side Varies Varies
Alley Varies Varies
Comments: No structures are proposed with this application. General areas for development are
identified, as well as critical infrastructure to support that development including roads, utilities, parks,
and trails. Development within each zoning district will be reviewed with subsequent subdivision and site
plan applications.
Lot
coverage
None Proposed Allowed Varies NA
Building
height
None Proposed Allowed Varies NA
Comments: No structures are proposed with this application. Development within each zoning district will be
reviewed with subsequent subdivision and site plan applications.
Applicable zone specific or overlay standards 38.330-40 NA
Comments: This project is not in an overlay district or special district
General land use standards and requirements 38.350 NA
Comments: No Structures are currently proposed.
Applicable supplemental use criteria 38.360 NA
Supplemental
uses/type
NA NA
Comments: There are no supplemental uses currently proposed for this project
Wireless facilities 38.370 NA
Affordable Housing 38.380.010 NA
Affordable housing plan NA
Comments: Residential uses are planned with this development. Affordable housing compliance will be
evaluated with subsequent subdivision and site plan applications. See condition of approval #3.
6a. Conformance with Article 4 - Community Design Provisions: Transportation
Facilities and Access (38.400)
Meets Code?
Streets 38.400.010 Yes
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 18 of 23
Street and road dedication 38.400.020 NA
Access easements Yes
Level of Service
38.400.060
NA Transportation grid adequate to serve site Yes
Comments: the Engineering Division reviewed the proposed traffic impact study, roadway alignment and
intersections within and around the proposed development. While this master site plan provides a
framework, the street layout provided in this application is considered conceptual and will be reviewed for
full compliance with the future subdivision applications. Condition of approval #12 states that the traffic
impact study does not provide a detailed analysis for phased development and must be updated with
each phase of development. This is a high level master site plan. Subsequent subdivision and site plan
applications within each phase will also be required to provide detailed traffic demand and impacts that
will be evaluated during review for those applications. Conditions of approval 13-19 require further
detailed analysis on proposed intersections at Oak Street and Laurel Parkway, and Baxter Lane and
Laurel Parkway prior to further development, as well as 1-foot No Access Strips along perimeter collector
and arterial roads. Internal street cross-sections and striping patterns are considered preliminary by
engineering and will be evaluated in detail with future subdivision applications.
Sidewalks 38.400.080 Yes
Comments: Framework street sections and a pedestrian connectivity plan were provided with this master
site plan. Perimeter interior sidewalks will be required to be installed or guaranteed with the Phase 1
Subdivision application.
Drive access 38.400.090 Access to site: 12 Yes
Fire lanes, curbs, signage and striping NA
Comments: Access to the overall site is proposed from Cottonwood Road, Baxter Lane, West Oak Street
and Laurel Parkway. This transportation framework is preliminary and will provide the backbone for
access into and through the site that will guide future applications. Future infrastructure not included in
Phase 1 will be evaluated with further subdivision and site plan applications.
Street vision triangle 38.400.100 NA
Transportation pathways 38.400.110 NA
Pedestrian access easements for shared use pathways and similar transportation
facilities
NA
Public transportation 38.400.120 NA
Comments: A preliminary pedestrian and bicycle connectivity framework plan was provided and reviewed
for compliance. Exact trails, bicycle lanes, and sidewalks will be reviewed with future subdivision and site
plan applications. Condition of approval #25 requires a pedestrian signal warrant analysis with the first
phase of development to determine if additional infrastructure is required to support bike and pedestrian
connectivity and crossings. Condition of approval #26 requires public transit route options and stop
locations to be considered with the transit authority in place at the time of development to evaluate transit
connectivity when development is known.
6b. Conformance with Article 4 – Community Design Provisions: Community
Design and Elements (38.410)
Meets Code?
Neighborhood centers 38.410.020 Yes
Comments: Neighborhood centers are required for developments larger than 10 acres. The Master Site
Plan identifies the commercial node as the neighborhood center. This sections states that the geographic
center point of the neighborhood center must be no further than 600 feet from the geographic center point
of the development. This requirement may be waived if the center is a neighborhood commercial center
or is adjacent to a neighborhood commercial center. The proposed neighborhood center is meeting this
section.
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 19 of 23
Lot and block standards 38.410.030-040 Yes
Midblock crossing: rights of way for pedestrians alternative block delineation NA
Comments: Lot and block width and length standards are preliminarily met with this site plan application.
Phase 1 includes 4 planning areas or blocks labeled A-D. Through the course of review Wellspring Drive
was extended to mitigate block length between blocks C and D. Block width for blocks C and D exceed the
400-foot maximum detailed in this section of the municipal code. However, due to the location of the
watercourse and engineering requirements for limited access from primary arterials (Oak), staff supports the
proposed design. Block length and width will be further refined with the Phase 1 Preliminary Plat Application.
Lot and block design will be further reviewed with subsequent subdivision applications outside of phase 1.
If the development is adjacent to an existing or approved public park or public open
space area, have provisions been made in the plan to avoid interfering with public
access to and use of that area
NA
Provisions for utilities including efficient public services and utilities 38.410.050-060 NA
Easements (City and public utility rights-of-way etc.) NA
Water, sewer, and stormwater NA
Other utilities (electric, natural gas, communications) NA
CIL of water NA
Comments: All easements, disposition of water rights, utility design, and stormwater facilities will be provided
with the Phase 1 Preliminary Plat Application. See the conditions of approval beginning on page 2.
Municipal infrastructure requirements 38.410.070 NA
Comments: Municipal infrastructure will be reviewed in detail with the Phase 1 Preliminary Plat
Application. See the conditions of approval beginning on page 2.
Grading & drainage 38.410.080 NA
Location, design and capacity of stormwater facilities NA
Stormwater maintenance plan NA
Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H NA
Comments: A conceptual drainage plan has been provided with this application for phase 1 drainage and
this plan has been preliminarily reviewed by engineering. Condition of approval #24 states a comprehensive
drainage plan is required for all development larger than five acres. Comprehensive drainage plan means a
stormwater management plan that covers all current and anticipated development on a site greater than five
acres and sites planned for phased development, including the impact on existing off-site infrastructure. The
comprehensive drainage plan must be provided with the subdivision.
Watercourse setback 38.410.100 Yes
Watercourse setback planting plan 38.410.100.2.f NA
Comments: There are two primary watercourses through the development, Baxter Creek on the far west
side, and Baxter Ditch closer to the center. The wetlands on the subject property are emergent riverine
wetlands associated with those watercourses. Offsite wetlands adjacent to the west of the subject
property were also delineated and provided. There are also wetlands along a roadside ditch along East
Baxter Rd that have been delineated on the north edge of the property. The wetlands delineation report,
methodology, and findings were reviewed by the City’s wetlands consultant and found to be scientifically
sound. An appropriate watercourse setback that includes adjacent wetlands has been provided for this
master site plan. Wetland setback plantings, Army Corps review, and mitigation where needed will be
provided with further subdivision and site plan applications and evaluated for compliance at that time.
Condition of approval #9 requires the Montana Department of Fish, Wildlife & Parks, SCS, Montana
Department of Environmental Quality and Army Corps of Engineer's be contacted regarding the proposed
project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) shall be obtained prior to final
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 20 of 23
plat approval. A planting plan for any stormwater ponds is required with the final plat application for those
ponds located within parks and open spaces.
6c. Conformance with Article 4 – Community Design Provisions: Park and
Recreation Requirements (38.420)
Meets Code?
Parkland requirements 38.420.020.A See below No
Cash donation in lieu (CIL) 38.420.030 NA
Improvements in-lieu NA
Comments: The Parks Planning and Development Manager reviewed the master site plan and proposed
Homestead Park plan. The Subdivision Review Committee of the Recreation and Parks Advisory Board
reviewed the proposal on October 27, 2020, which consists of Homestead Park, a 14.32-acre park
spanning both sides of Baxter Ditch and consisting of 4.2 acres of unrestricted active parkland and 10.12
acres of watercourse and wetlands. The unrestricted “upland” park areas are connected by a loop of trails
that that run the length of the subdivision from north to south and cross Baxter Ditch in two locations with
pedestrian bridges. Homestead Park is divided into 3 separate park parcels, each spanning the long
central blocks of the development and therefore providing long segments of trail that meet the intent of
Linear Parks within the Parks, Recreation, Open Space and Trails Plan (PROST). With this application,
“East-West Park Connectors” are proposed as conceptual parkland areas to be further developed upon
subsequent development of restricted lots created within Phase 1 of the subdivision. The Park Master
Plan commits to the addition of an additional 2 acres of parkland on each side of Homestead Park for a
total of 4 additional unrestricted park areas (8.2 acres total). The remaining estimated 7.52 acres of
required parkland are proposed as either additional park or improvements-in-lieu of parkland as listed
generally on the Homestead Park Vision sheet and more specifically within the Park Master Plan
“Potential Park Amenities” sheets. The Northwest Crossing Park Master Plan, to be adopted
concurrently with the preliminary plat application, should reflect the known phasing boundary and
parkland requirements for Phase 1 Subdivision or a Master Plan Amendment would be required. As
indicated in the code corrections (See Page 4), the current phase 1 parkland proposal is inadequate for
continued review and must include a request for cash-in-lieu of parkland for the B-2M residential lot.
Park Frontage 38.420.060 No
Park development 38.420.080 NA
Recreation pathways 38.420.110 NA
Park/Recreational area design NA
Comments: See above conditions of approval and code corrections. Because the City Commission is the
review authority for the park master plan, it will be reviewed and presented to the City Commission with
the Phase 1 Preliminary Plat Application. This master park plan simply provides a framework for how park
requirements will be met throughout the future development of the property. The park master plan is
based on an estimate of required parkland and describes the general park location and potential
amenities to be provided as improvements-in-lieu of parkland. Where parkland area requirements and
park frontage requirements are not currently being met these will be corrected at the time of the first
individual park site plan review. This preliminary master site plan approval will be updated prior to final
master site plan approval with the approved park master plan.
7a. Conformance with Article 5 – Project Design: Block Frontage Standards
(38.510)
Meets Code?
Block frontage classification Varies Yes
Departure criteria None NA
Comments: Block frontage is not yet known adjacent to and within the development, with the exception of
Oak street along the southern boundary being classified as Landscaped. The applicant is required to submit
a Community Design Framework Master Plan with the Phase 1 Preliminary Plat application according to
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 21 of 23
7d. Conformance with Article 5 – Parking (38.540) Meets Code?
Parking requirements residential 38.540.050.A.1 NA NA
Reductions residential 38.540.050.A.1.b NA
Parking requirements nonresidential
38.540.050.A.2
NA
Reductions nonresidential 38.540.050.A.2.c NA
Provided off-street NA
Provided on-street NA
Bicycle parking 38.540.050.A.4 NA NA
Comments: No structures are proposed with this application.
Loading and uploading area requirements 38.540.080 NA
First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA
Additional berth – minimum 45 feet length NA
Comments: No structures are proposed with this application.
Section 38.230.130 to designate all adjacent block frontages around the perimeter and along known internal
roads.
7b. Conformance with Article 5 – Project Design: Site Planning and Design
Elements (38.520)
Meets Code?
Design and arrangement of the elements of the plan (e.g., buildings, circulation, open
space and landscaping, etc.) so that activities are integrated with the organizational
scheme of the community, neighborhood, and other approved development and produce
an efficient, functionally organized and cohesive development
NA
Relationship to adjacent properties 38.520.030 NA
Non-motorized circulation and design systems to enhance convenience and safety
across parking lots and streets, including, but not limited to paving patterns, pathway
design, landscaping and lighting 38.420.040
NA
Comments: No structures or site developments are proposed at this time.
Design of vehicular circulation systems to assure that vehicles can move safely and
easily both within the site and between properties and activities within the general
community 38.420.050
Yes
Internal roadway design 38.520.050.D NA
Comments: A preliminary transportation, bicycle, and pedestrian circulation framework plan has been
provided with this application.
On-site open space 38.520.060
Total required NA SF NA
Total provided NA SF NA
Comments: No structures or site design has been provided with this application.
Location and design of service areas and mechanical equipment 38.520.070 NA
Comments: No structures or site design has been provided with this application.
7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code?
Compatibility with, and sensitivity to, the immediate environment of the site and the
adjacent neighborhoods and other approved development 38.530.030
NA
Building massing and articulation 38.530.040 NA
Building details, materials, and blank wall treatments 38.530.050-070 NA
Comments: No structures are proposed with this application.
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 22 of 23
7e. Conformance with Article 5 – Landscaping (38.550) Meets Code?
Mandatory landscaping requirements 38.550.050 NA NA
Drought tolerant species 75% required NA
Parking lot landscaping NA
Additional screening NA
Street frontage NA
Street median island NA
Acceptable landscape materials NA
Protection of landscape areas NA
Irrigation: plan, water source, system type NA
Residential adjacency NA
Comments: No site design is proposed with this application. A conceptual framework and landscape
guidelines were provided in the application for the streetscape, parks, open space, and lot design and was
reviewed by Planning, Parks, and Forestry for preliminary compliance.
Landscaping of public lands 38.550.070 NA
Comments: See comment above.
7f. Conformance with Article 5 – Signs (38.560) Meets Code?
Allowed SF/building 38.560.060 NA NA
Proposed SF/building NA NA
Comments: No signage is proposed at this time. A separate comprehensive sign plan is required (see
condition of approval #10) that will provide subdivision sign design include entrance signs, and possibly
wayfinding signage, as well as a plan for commercial signs.
7g. Conformance with Article 5 – Lighting (38.560) Meets Code?
Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 NA
Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B NA
Comments: No lighting is proposed at this time. Lighting is discussed in the design guidelines. An SILD
for subdivision wide lighting in the public right of way will be required with subdivision review.
8. Conformance with Article 6 – Natural Resource Protection Meets Code?
Floodplain regulations 38.600 NA
Wetland regulations 38.610 Yes
Comments: See #6b above for wetland comments.
9. Relevant Comment from Affected Parties (38.220) Meets Code?
Public Comment Yes
Comments: Public comment was conducted. One letter of public comment has been received from K.
Silvestri on 11-28-20. The comment mentioned three concerns that are summarized below and can be read
in full in the project file. Staff responses are also below:
1) Loss of open lands and impacts to wildlife. Staff Response: This 160-acre parcel was annexed into
the City of Bozeman on June 24, 2019, and initial zoning of B-2M and REMU was adopted by the
City Commission on July 15, 2019. Staff has determined that this master site plan, outlining future
development of the site, complies with the zoning with conditions of approval and code provisions. A
detailed analysis of the watercourse and wetlands located on the subject property was provided by
the applicant, and was found to be scientifically sound by the City’s wetlands consultant. A 50-foot
watercourse setback along both sides of Baxter Ditch and Baxter Creek is required to be provided.
The wetlands report indicates that after decades of agricultural use and use as pastureland these
watercourses currently have minimal vegetation and in some areas are severely degraded by cattle.
The proposed plan outlines a linear park along Baxter Ditch that when developed will be required to
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449
Staff Report
Northwest Crossing Master Site Plan
Application 19440
December 21, 2020
Page 23 of 23
provide plantings along the watercourse that in accordance with state and local laws are intended to
enhance the quality of the watercourse and improve habitat potential. See the wetlands delineation
report within the project file, as well as staff analysis in Section 6 of this report.
2) Property values and negative impacts to existing development. Staff Response: This plan has be
found to be in compliance with both the 2009 and 2020 Community Plans. Both growth policies
encourage development of urban density housing and commercial services. Compatible
development is defined as “The use of land and the construction and use of structures which is in
harmony with adjoining development, existing neighborhoods, and the goals and objectives of the
City’s adopted growth policy. Elements of compatible development include, but are not limited to,
variety of architectural design, rhythm of architectural elements, scale, intensity, materials, building
siting, lot and building size, hours of operation, and integration with existing community systems
including water and sewer services, natural elements in the area, motorized and non-motorized
transportation. Compatible development does not require uniformity or monotony of architectural or
site design, density or use. Condition of approval #3 requires “each phase of this master site plan
shall be evaluated independently at the time of development. Aspects including (but not limited to)
water rights or cash in lieu of water rights, required parkland, grading and drainage, watercourse
and wetlands requirements, payback districts, off site infrastructure improvements, affordable
housing ordinance requirements, and waivers of right to protest will all be evaluated with each
phase at the time of development.”
3) Traffic concerns. Staff Response: A preliminary traffic impact study was provided with this
application. Condition of approval #12 states “The traffic impact study does not provide a detailed
analysis for phased development as such must be updated with each phase of the development.
The updates must include verifying traffic counts and incorporating changes to the surrounding
transportation system. The updated study will be required prior to preliminary plat adequacy for
each phase.” Traffic impacts and mitigation will be required with the initial phase 1 subdivision
application, and with each phase of development, as densities and traffic counts become known to
ensure a transportation grid that is adequate to serve the site.
10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code?
Subdivision exemptions NA
Required easements NA
Comments: A subdivision preliminary plat application for Phase 1 is currently in review under application
#20113.
DocuSign Envelope ID: 3B5E175F-0AD9-439D-901E-6A02ED6B1449