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HomeMy WebLinkAboutNarrative_012221 2880 Technology Boulevard West, Suite 271, Bozeman MT 59718 Project Narrative The Norton East Ranch Subdivision, Phase 5 preliminary plat received approval at the December 1, 2020 City Commission Meeting. A condition of that approval required Laurel Parkway to be constructed from Durston Road to West Babcock Street prior to the final plat of Phase A of the subdivision. In response to this condition the applicant is requesting to amend the preliminary plat, as presented in this application. The purpose of this amendment is to facilitate the construction of Laurel Parkway with the first phase of Norton Ranch. This amendment modifies the phasing plan and schedule by creating Phase 6, consisting of the restricted lots to the east of Laurel Parkway. As allowed by Section 38.270.030.B.1.b.(2) of the City of Bozeman Uniform Development Code, Phase 6 will be moved up in the schedule to be final platted prior to any construction on the site. The applicant will enter into an improvements agreement guaranteeing the completion of Laurel Parkway between West Babcock St. and it’s current terminus at the north boundary of the project. These lots are restricted and no building permits will be issued or further development occur without further review by the City of Bozeman. Plans and specifications for Laurel Parkway will be submitted to and approved by the City of Bozeman Engineering Department prior to final plat approval. This will create 4 transferable lots which can then be sold to generate funds to assist in the construction of Laurel Parkway. The approved Norton East Ranch Subdivision, Phase 5 preliminary plat layout is not being modified. The only modification is to the phasing plan and the project schedule. Updated Phasing Plan The Updated Preliminary Plat Phasing Exhibit Norton East Ranch Subdivision, Phase 5 is provided with this submittal. Updated Preliminary Plat The Amended Preliminary Plat of Norton Ease Ranch Subdivision, Phase 5 is provided with this submittal. Updated Project Schedule The project schedule is presented below: Winter 2021 – Phase 6 final platted with Improvements Agreement to guarantee the construction of Laurel Parkway. 2 Norton Ranch Subdivision, Phase 5 – Amended Plat Spring/Summer 2021 – Construct and Final Plat Phase 5A, including Laurel Parkway between West Babcock St. and its current terminus at the north boundary of the project. Home construction begins upon final plat approval. Landscaping and sidewalks will be guaranteed by and an improvement agreement. Fall 2021 – Construct and Final Plat Phase 5B. Landscaping and sidewalks will be guaranteed by and an improvement agreement. This phase may be constructed simultaneously with Phase 5A depending on the jurisdictional status review by the Army Corps of Engineers relating to the ditch along the north boundary of the property. Spring 2022 – Construct and Final Plat Phase 5C and 5D. Landscaping and sidewalks will be guaranteed by and an improvement agreement. These phases may be also be constructed simultaneously with Phase 5A depending on the jurisdictional status review by the Army Corps of Engineers relating to the ditch along the north boundary of the property. Effect on Recommended Conditions of Approval and Required Code Provisions To accommodate this amendment, it will be necessary to modify several Conditions of Approval and Required Code Provisions established in the City Commission Findings of Fact and Order for the Norton Ranch Phase 5 Subdivision. Following is a summary of the conditions and code provisions that are affected and proposed language to modify the condition to allow the proposed changes to the Phasing Plan. Recommended Conditions of Approval: 15. BMC 38.220.070.A.7. Ensure that a conservation easement within the City park parcel is transferred to the City of Bozeman with the final plat. Proposed Modification: 15. BMC 38.220.070.A.7. Ensure that a conservation easement within the City park parcel is transferred to the City of Bozeman with the appropriate final plat within Phase 5. 24. The applicant must provide a drain tile maintenance plan for the existing tile drain along Fallon Street to the City Engineering Division for approval and include the maintenance plan in the POA documents prior to final plat approval. The plan must include the long-term maintenance instructions for the POA and an exhibit clearly showing the location and detail for the tile drain. 3 Norton Ranch Subdivision, Phase 5 – Amended Plat Proposed Modification: 24. The applicant must provide a drain tile maintenance plan for the existing tile drain along Fallon Street to the City Engineering Division for approval and include the maintenance plan in the POA documents prior to final plat approval of any plat in Phase 5. The plan must include the long-term maintenance instructions for the POA and an exhibit clearly showing the location and detail for the tile drain. Required Code Previsions: 1. BMC 38.220.300 and 310. The property owners’ association (POA) documents must be finalized and recorded with the initial final plat of the entire property. The POA documents must include the requirements of Section 38.220.300 and 320. Proposed Modification: 1. BMC 38.220.300 and 310. The property owners’ association (POA) documents must be finalized and recorded with the initial final plat within Phase 5 of the entire property. The POA documents must include the requirements of Section 38.220.300 and 320. 7. BMC 38.420.022.D. A Park easement throughout Phase 5 is required with the approval of Phase 1. Proposed Modification: 7. BMC 38.420.022.D. A Park easement throughout Phase 5 is required with the approval of the first phase within Phase 5. 8. BMC 38.220.320.A.5 Common area and facility maintenance plan. The developer must submit a legal instrument setting forth a plan providing for the permanent care and maintenance of common areas and facilities. The same must be submitted to the city attorney and must not be accepted by the city until approved as to legal form and effect. Common areas and facilities must be deeded to a POA and, the applicant must record the proposed documents governing the association at the time of final plat filing. Proposed Modification: 8. BMC 38.220.320.A.5 Common area and facility maintenance plan. The developer must submit a legal instrument setting forth a plan providing for the permanent care and maintenance of common areas and facilities. The same must be submitted to the city attorney and must not be accepted by the city until approved as to legal form and effect. Common areas and facilities must be deeded to a POA and, the applicant must record the proposed documents governing the association at the time of final plat filing for any portion of Phase 5. 4 Norton Ranch Subdivision, Phase 5 – Amended Plat 15. BMC 38.270.030 requires that all improvements to be dedicated to the public, such as water mains, sewer mains, parkland and related improvements, and public streets, must be installed in accordance with the approved plans and specifications by the developer, and certified by a registered professional civil engineer, licensed in the state of Montana, and accepted by the city prior to the approval of the final plat, building permit, issuance of a certificate of occupancy or other identified benchmark as may be appropriate. Proposed Modification: 15. BMC 38.270.030 requires that all improvements to be dedicated to the public, such as water mains, sewer mains, parkland and related improvements, and public streets, must be financially guaranteed by an improvements agreement or installed in accordance with the approved plans and specifications by the developer, and certified by a registered professional civil engineer, licensed in the state of Montana, and accepted by the city prior to the approval of the final plat, building permit, issuance of a certificate of occupancy or other identified benchmark as may be appropriate. 21. BMC 38.410.070.A. The Norton Ranch Lift Station has been designed to be reconfigured to allow for phased development of the Norton Ranch Subdivision. The exact configuration is dependent on the phase and number of dwelling units to be served. Currently, there are three pumps at the lift station with a single principal pump that can operate under different hydraulic conditions that the station experiences, specifically column separation after pumping cycles. Montana Department of Environmental Quality (DEQ) Circular 2 requires that multiple pumps must be provided and of the same size. Units must have capacity such that, with any unit out of service, the remaining units will have capacity to handle the design peak hour flow. The station does not satisfy DEQ firm capacity requirements. The lift station must be upgraded prior to final plat approval. Proposed Modification: 21. BMC 38.410.070.A. The Norton Ranch Lift Station has been designed to be reconfigured to allow for phased development of the Norton Ranch Subdivision. The exact configuration is dependent on the phase and number of dwelling units to be served. Currently, there are three pumps at the lift station with a single principal pump that can operate under different hydraulic conditions that the station experiences, specifically column separation after pumping cycles. Montana Department of Environmental Quality (DEQ) Circular 2 requires that multiple pumps must be provided and of the same size. Units must have capacity such that, with any unit out of service, the remaining units will have capacity to handle the design peak hour flow. The station does not satisfy DEQ firm capacity requirements. The lift station must be upgraded prior to final plat approval of any phase within Phase 5. 23. BMC 38.410.080.A. The proposed stormwater discharge from the detention pond on the northwest corner of the development is located off-site. The applicant must obtain an easement from the adjacent property owner for the off-site discharge prior to final plat approval. 5 Norton Ranch Subdivision, Phase 5 – Amended Plat Proposed Modification: 23. BMC 38.410.080.A. The proposed stormwater discharge from the detention pond on the northwest corner of the development is located off-site. The applicant must obtain an easement from the adjacent property owner for the off-site discharge prior to final plat approval of any phase within Phase 5. 24. BMC 38.410.080.A. The subdivision is responsible for maintaining the stormwater system. A stormwater maintenance plan must be reviewed and approved with the infrastructure submittal. The approved plan must then be incorporated into the POA documents and a copy of the POA documents demonstrating inclusion of the stormwater maintenance must be provided to the Community Development Division prior to final plat approval. Proposed Modification: 24. BMC 38.410.080.A. The subdivision is responsible for maintaining the stormwater system. A stormwater maintenance plan must be reviewed and approved with the infrastructure submittal. The approved plan must then be incorporated into the POA documents and a copy of the POA documents demonstrating inclusion of the stormwater maintenance must be provided to the Community Development Division prior to final plat approval of any phase within Phase 5.