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HomeMy WebLinkAboutBlackwood Groves MSP RC#2 Narrative 03-24-2021 MASTER SITE PLAN (MSP) NARRATIVE RC#2 BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 2 of 25 Table of Contents NARRATIVE I. Project Overview II. Entitlement Period III. Phasing Timelines IV. Draft Design Guidelines V. Deviations VI. Response to Master Site Plan Checklist Item #4 APPENDICES Appendix A: Phasing Plan Appendix B: Block Frontage Plan Appendix C: Vicinity Map Appendix D: Proposed Street Cross Sections Appendix E: Parks Master Plan & CIL Information Appendix F: Stormwater Design Report Appendix G: Sanitary Sewer Design Report Appendix H: Water Design Report Appendix I: Draft Design Guidelines, Bylaws, & CCRs Appendix J: Building Envelope Diagram Appendix K: Land Use Map Appendix L: Noxious Weed Management Appendix M: Traffic Impact Study Addendum Appendix N: Geotechnical Report Appendix O: Wetland Review Information Appendix P: MSP Tracking Table BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 3 of 25 PLANS: CIVIL Sheet C.1.0 - Existing Site Conditions Sheet C.2.0 - Zoning Map Sheet C.3.0 - Existing Surface Water & Wetlands Sheet C.4.0 - Construction Management Plan Sheet C.5.0 - Water Utility Plan Sheet C.6.0 - Sanitary Sewer Utility Plan Sheet C.7.0 - Lot Layout Sheet C.8.0 - Street Layout Phasing Exhibit (Preliminary Plat Exhibits) Street Exhibit (Preliminary Plat Exhibits) Utility Exhibit (Preliminary Plat Exhibits) LANDSCAPE (As submitted with the Preliminary Plat) L000 - Overall Site Plan L001 - Notes & Legends L002 - Notes & Legends L300 - South 19th Avenue Planting L301 - South 19th Avenue Planting L302 - Blackwood Road Median Planting L303 - Blackwood Road Median Planting L304 - South 11th Avenue, Park 4, & Open Space A Planting L305 - Open Space Planting L306 - Open Space Planting L307 - Park 1 Boulevard Planting L308 - Park 1 Boulevard Planting L309 - Park 2 Boulevard Planting L310 - Park 3 Boulevard Planting L311 - Park 6 & 7 Boulevard Planting L312 - Park 8, 9, & 10 Boulevard Planting BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 4 of 25 L313 - Park 5 & 11 Boulevard Planting L314 - Park 12 & 13 Boulevard Planting L315 - Park 14, 15, & 16 Boulevard Planting L316 - Block 28 Watercourse Planting L500 - Landscape Details L501 - Landscape Details L600 - Overall Irrigation Plan L601 - Well 1 & 2 Irrigation L602 - Well 3 West Irrigation L603 - Well 3 East Irrigation L604 - Well 4 South Irrigation L605 - Well 4 West Irrigation L606 - Well 4 East Irrigation L607 - Well 5 North/Central Irrigation L608 - Well 5 South Irrigation L609 - OS Areas L700 - Irrigation Details L701 - Irrigation Detail LIGHTING Lighting Plan BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 5 of 25 Artist rendering looking northeast along a linear park corridor (Park 14) I. Project Overview Blackwood Groves (“Blackwood Groves”, the “Neighborhood”, or the “Property”) is a 119.45-acre property that is located to the south and west of the current terminus of South 11th Avenue and sits directly south of Alder Creek Subdivision (See Appendix C). Sacajawea Middle School comprises most of the eastern boundary, whereas South 19th Ave acts as the Property’s western boundary. Blackwood Groves is envisioned as a walkable, lifestyle- oriented, mixed-use community, which consists of a diverse set of residents with a range of income and demographics, that also provides amenities and services to all surrounding neighborhoods. Blackwood Groves, approximately 2.5 miles south of Downtown Bozeman, is situated with panoramic views to the Bridger Range to the north, Gallatin Range to the east, Spanish Peaks and Madison Range to the south, and Tobacco Root Mountains to the west. The community is specifically planned to embrace the Property’s proximity, natural features, and stunning vistas to create a public realm that is seamlessly connected to greater Bozeman but distinct in its inherent walkability and sense of place. The neighborhood will coalesce around a dynamic center that is planned to serve as a hub of community-oriented amenities; amenities such as restaurants, retail and commercial services, entertainment, and recreational activities. This mixed-use hub of features and BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 6 of 25 services will be surrounded by a variety of housing types and price points, specifically intended to encourage a diverse and dynamic mix of residents with a range of demographics and income levels. This is of particular importance, given the proximity of significant education centers to the property – namely Sacajawea Middle School, Morning Star Elementary, and Montana State University. The residential and mixed-use town center neighborhoods within the Property are envisioned to be interconnected by a series of parks, plazas, natural open spaces and biking/hiking trails that celebrate the connection to the outdoors and encourage vehicles to be used as a last resort – instead of the first (or more often, the only) option. This series of multi-modal connections throughout the Property, along with well-planned and activated streetscapes, are intended to encourage a social atmosphere within the community. In June 2020, the Property was annexed into the City of Bozeman and underwent a Growth Policy Amendment and Zone Map Amendment Review. Following those approvals, the property is now classified as Residential Emphasis Mixed Use zoning and future land use. This proposal shows conformance with the UDC standards for development within this zone or clarifies when such necessary information is to be provided (see below for additional Land Use Analysis). A Preliminary Plat RC was filed March 24, 2021, and that application is currently under review (File No. 20-447). If possible, the applicant requests that any unresolved minor code corrections or other development concerns be addressed through conditional approval of this MSP. This option would allow for concurrent review and approval of this submittal with the Preliminary Plat. It is the applicant’s expectation that any necessary conditions can be resolved prior to a future approval horizon, such as the approval and City sign off on the Final Plat. Land Use Analysis The Blackwood Groves neighborhood is to be developed under the UDC required standards for the Residential Emphasis Mixed Use (REMU) zoning district. The site is larger than the five (5) acres minimum and is located adjacent to existing residential neighborhoods, which will help sustain Blackwood Groves proposed commercial uses. The property is designated Residential Mixed Use on the current Future Land Use Map, and the attributes of that designation further encourage neighborhoods sustainability and community interconnectivity. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 7 of 25 REMU zoning confers an expectation on future site development that the area will be mixed-use in character and provide options for a variety of housing, employment, retail, and neighborhood services. The neighborhood design of Blackwood Groves embodies this expectation. From the variety of housing options proposed to the Town Center area envisioned in the heart of the community providing employment and retail opportunities, this neighborhood strives to exceed the REMU intent expectations established in the UDC (Appendix K). While the walkable and compact neighborhood will emphasize residential as the primary use, the inclusion of community scale retail and services supports the overall neighborhood design and experience. A diverse array of community scale commercial uses is envisioned for the Town Center area of the site, including retail, restaurants, offices, maker spaces, grocery, small-format cinemas, and fitness (not to exceed 30% of the total gross building square footage allowed within the REMU zoning standards). Residential uses will also be integrated into the upper floors of the Town Center. At this time, it is difficult to project the exact non-residential building square footage, but a preliminary land use analysis is included as Table 1. The Project Team understands the requirements of the Residential Emphasis Mixed Use (REMU) zoning district and all applicable UDC standards will apply for all individual phases. Whereas a Site Plan application has not been submitted concurrently with this Master Site Plan submittal, the applicant intends to ensure future development is proposed consistent with UDC REMU required limits on non-residential land uses and REMU special standards during future Site Plan applications. A proposed REMU Tracking Table, one that will be submitted with the initial phase of development and amended with each future phase, has been included as Appendix P. The community has been designed to be complimented by vibrant, urban, and pedestrian- oriented complete streets. The street sections (Appendix D) proposed provide for safe and broad connections across and through the neighborhood, while the linkages enhance neighborhood's sense of place and park experiences (Appendix E). The proposed off- and on-streets connections encourage pedestrian and bicycle travel, transit, on-street parking, and include the required physical elements of complete streets. Natural spaces have been incorporated throughout the development to serve the community needs for both neighborhood residents and visitors alike. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 8 of 25 The streets of Blackwood Groves incorporate natural drainage technologies. On-street parking is planned throughout the site, with back-in angled parking proposed adjacent to the Town Center area. Shared access drives and alleys are proposed throughout the development to create a more vibrant public realm as well as reduce the need for additional curb cuts. Buildings are to be oriented to the streets and public spaces as is allowed in the BMC, and the proposed building envelopes have also been analyzed for BMC compliance (Appendix J). The neighborhood seamlessly integrates complete streets to accommodate pedestrians, bicycles, buses, automobiles and wintertime snow storage, and work in concert with internal property accesses and adjacent development to create a connected and vibrant public realm. These streets are designed to be community-oriented and pedestrian-friendly multimodal transportation routes. The neighborhood also includes significant numbers of public space that are intended to facilitate distinct types of activities and encourage consistent human presence and activity. The proposed public parks and recreational areas are inviting to everyone and are designed to reflect the broad character imagined in the REMU zoning district. Design standards that emphasize the sense of place and stipulate maintenance of the neighborhood facilities have been created and these have been included in this submittal (Appendix I). The community design intended for this community encourages thoughtful development while providing for providing flexibility for future phases of the development to respond to changing market conditions. The design standards and guidelines proposed for Blackwood Groves also include provisions that promote sustainable development. Initial land use assumptions for Blackwood Groves have been outlined in Table 1 (below) and Appendix K. For additional details on the precise parkland assumptions for Blackwood Groves, including discussion of CILP, please reference Page 11 of the Parks Master Plan (Appendix E). Condominiums are to be developed within the Blackwood Groves subdivision, and the location and design of these condo units will be proposed for review under further Site Plan and Condominium review applications as that development plan is assembled. No Planned Unit Developments are anticipated at this time, and no manufactured homes, or RV parks are to be developed within this neighborhood. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 9 of 25 Artist rendering looking southeast at the intersection of Cambridge Drive and Spring Ridge Drive Community Design Themes The vision for the Blackwood Groves master plan is a self-sustaining, mixed-use community with a focus on active living and a connection to the fabric of the greater Bozeman public realm. This new neighborhood will respond to and embrace the site’s natural features and vistas to create a unique sense of place. Central to this concept is the creation of a walkable town center with various amenities and employment opportunities that are all connected to a network of parks, plazas, and open spaces. Table 1: Blackwood Groves Land Use Table Use Proposed Land Area (square feet) Single Household 30.02 Acres (1,307,845 sf) Multi-Household* 17.35 Acres (755,777 sf) Commercial (Mixed Use)* 16.82 Acres (732,621 sf) Parkland 18.34 Acres (798,747 sf) Open Space 3.43 Acres (149,459 sf) ROW/Easements/Streets 33.49 Acres (1,458,878 sf) TOTAL 119.45 Acres (5,203,782 sf) * = Type of structures and number of units to be determined at Site Plan. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 10 of 25 A snapshot of the proposed green plan is included as Figure 1 (see also Appendix E), and this diagram best illustrates the location and quality of space that has been designed for the Blackwood Groves neighborhood. The site plan seeks to preserve the natural quality of Alder Creek and the existing wetlands on site. The character of the existing Alder Creek Trail will be extended into the new trail system. This new network will involve a combination of shared use paths and bike lanes that are comfortable, safe, and walkable to all on-site amenities and will provide connections to off-site trail networks and open spaces. The draft Design Guidelines for the project are included as Appendix I. Sustainability: Public Health, Safety and Welfare Walkability and Connectivity. Walkability in this area of the City has been largely non- existent. The Property will prioritize connectivity between its residents and amenities, as well as to the surrounding neighborhoods – and importantly, to the neighboring schools. This will allow an area that has been somewhat isolated with regards to services but well connected with regards to potential street connections – with its proximity to a principal arterial with 19th Avenue and collector streets with 11th Avenue and Blackwood Road running through the property – to become conveniently accessible to amenities like restaurants, fitness, parks and trails, and grocery stores. The community will emphasize walking and biking. Blackwood Groves is planned to provide proven pedestrian safety measures that allow residents and guests that are walking to avoid conflicts with motor vehicles as much as possible (internal trail systems, raised / textured pedestrian crosswalks, etc.). This is especially critical on those corridors approaching the schools. While motor vehicles will have easy access to the entire Property, the preferred form of transportation within the Property will be walking or biking. Additionally, the master plan establishes a multi-modal hierarchy of transportation options that emphasizes walking and biking, which is intended to further reduce motor vehicle usage and congestion throughout the Property. A proposed integrated trail network, connecting and further extending the Gallagator Trail itself, will connect to the existing trail system along Alder Creek and link with trails that link this development to Main Street. Preserve & Integrate Natural Amenities. This community will have an important focus on its environment, open spaces, waterways, trails, and view corridors. The proposed master plan purposely shifts roads in response to natural features (rather than solely relying on a BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 11 of 25 grid at any cost to natural features) to take advantage of specific view corridors and to limit the impact on existing wetlands and waterways. Sustainability has played a large part in the planning as well, with a system of trails and natural open spaces that are connected for pedestrians and bikers. Not only does this preserve natural elements but it will also encourage residents and the public to enjoy the outdoor areas. Preservation of existing wetlands is especially paramount to this project, and it is the intention of the project team to protect and enhance this important onsite community feature. Community gardens and farms are also to be incorporated throughout the project to promote sustainability and farm to table principles. Regarding mountain vistas, the most notable views to the Bridger and Gallatin Ranges as well as Spanish Peaks will be reinforced through project design to highlight their importance as an ever-present backdrop to Bozeman. These elements preserve not just the character of the district, but the distinct character of Bozeman itself. The 2020 Community Plan notes that the physical landscape provides residents with variety, which the Property seeks to preserve while enhancing the housing and commercial options and combining the important open spaces and recreational activities just minutes from more dense urban centers. The REMU zoning district seeks to “preserve and integrate the natural amenities into the development.” Two significant features of the site play a key role in the approach to site development: the designated drainage corridors and the vistas to the surrounding mountain ranges. Alder Creek and the Figgins watercourse along the eastern edge of the site are significant natural assets to the Property and surrounding community. Blackwood Groves master plan allows it to preserve the natural quality of these wetlands as a key feature of the Property while also extending the continuity and design character of the Alder Creek Trail and string of associated open spaces connecting to Downtown Bozeman. Neighborhood Focal Point. The size of the Property and scope of the proposed offerings and amenities allow for the creation of a diverse and dynamic master planned community that services not just residents within the development but also the greater area and neighboring communities that are underserved by commercial services and recreational activities. Blackwood Groves aims to introduce amenities, commercial services and recreational activities to an area that has been largely overlooked, while providing diverse employment and housing opportunities as well. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 12 of 25 Figure 1: Project Green Plan PROJECT HISTORY The project team submitted an Informal application on March 3, 2020, receiving comments from the City Planning and Engineering Divisions approximately one month later. While the comments were largely focused on a possible subdivision application, the project team is aware of the application requirements stipulated in these comments, which speak to the necessity of a Traffic Impact Study and on the existence of the Meadow Creek Subdivision payback district. Future applications will further address these components, and the additional items discussed in the Informal comments. The City Commission adopted a Growth Policy Amendment on June 8, 2020 (Resolution 5176) of Residential-Emphasis Mixed-Use for the Property. Further, the City Commission adopted an initial zoning designation of Residential-Emphasis Mixed-Use (REMU) and approved the annexation of the Property on June 15, 2020 (Resolution 5177). A Preliminary Plat was submitted for the project in early January 2021, with an RC filed March 24, 2021, and that application is currently under review (File No. 20-447). BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 13 of 25 II. Entitlement Period The project is to be constructed over a period of three (3) to five (5) years. Extensions to the Master Site Plan may be sought, as necessary. III. Project Phasing The proposed Phasing Plan (Appendix A) for Blackwood Groves is based on current and future infrastructure requirements and the constructability of each phase. The applicant understands there is a requirement for parkland and open space, neighborhood centers, and affordable housing with each phase, and these requirements will be confirmed during future Site Plan reviews. Parkland phasing is described in Appendix E. Financial guarantees will be provided as necessary to ensure the development is constructed according the proposed Phasing Plan. The projected entitlement period for this Master Site Plan is five (5) years; however, based on the size and scale of this project, extensions may be requested. The applicant intends to follow the Phasing Plan included herein, however, should the phasing need to follow a different order, the applicant is willing to provide contingencies described in modifications or extensions requested for the MSP. Should modification of the proposed phasing become necessary, the applicant will ensure any modified phasing sequencing will line up with City standards and requirements and make sure that all road and infrastructure networks are properly connected. Relevant utility and transportation phasing information, including details on proposed project sewer allocation, have been included in this submittal as Appendices F, G, H, M, and within the enclosed Civil Plans. IV. Draft Design Guidelines The Design Guidelines, as submitted with the Preliminary Plat application, have been included herein as Appendix I. The infrastructure design reports have been included as Appendices F, G, and H. V. Deviations At this time, no deviations are requested. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 14 of 25 VI. Response to Master Site Plan Checklist Item #4 Following approval of a master site plan, the applicant intends to shall sequential individual site plans 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. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 15 of 25 RESPONSE TO CITY COMMENTS Replying to the DRC provided by City Staff on February 2021, the following responses are included in this RC submittal. The Table of Contents also provides additional direction to relevant response materials. No. Comment Review Entity Response/Comments 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. Planning Understood. 2 BMC 38.310.060.A.4. With every subsequent site plan submittal, include the MSP Tracking Table that was provided with this application filled out accordingly for purposes of calculating the percentage of a use. Planning Understood. 1 BMC 38.510.030.C. Landscape block frontage standards applies to residential based streets. The following street frontages should have landscape block frontage since they are considered residential based streets: a. Lots 10-21 along 11th b. Lots 3-9 along Cambridge c. Lot 1 and 11 along S 15th d. Lot 10 and 20 along Spring Ridge Drive e. Lot 1-7 along Blackwood Road Planning The Block Frontage Exhibit has been updated, please see Appendix B. 2 Further clarification is needed on the classification of waterways. Provide a determination from the conservation district and correspondence from ditch companies. It is unclear what waterway is a waterway and what is a ditch. Ditches do not require a watercourse buffer. Planning The applicant has coordinated with the City Engineering Department to determine watercourse setbacks. Please refer to Appendix O Watercourse Summary Memo for a summary of the waterways that are subject to watercourse setbacks. 3 If it is determined that the waterway along lots 1-6 in block 28 is an actual waterway and not a ditch, information is required on how the watercourse setback will be mitigated for. A landscape plan will be required for these lots and a restriction will also be required that the landscaping cannot be mowed or altered. The building envelope diagram appears to show that the lot is buildable into the watercourse setback which is not allowed per 38.410.100. There should be some sort of delineation of the wetland boundary on the lot (i.e. fence). The developer will be required to install the landscaping and barrier. Planning See Preliminary Plat Boulevard & Open Space Landscape Drawings: Sheet L316 for required watercourse setback landscaping and restrictions. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 16 of 25 This is also a comment in the preliminary plat application but needs to be addressed with both applications. 4 BMC 38.410.040 – Provide design sections and easement widths for mid-block pedestrian crossings. These crossings require 1 tree for every 50 feet per 39.550.050.D. Planning See Preliminary Plat Boulevard & Open Space Landscape Drawings: Sheets L306, L310, L313, & L315 for satisfaction of required planting at mid-block pedestrian crossings. 5 Design Manual comments: a. We discourage requiring the yards that face the street to be sod to help meet the intent of the Climate Action Plan to promote using drought tolerant landscaping. This also would grant some flexibility to home owners. b. We also recommend minimizing turf in parks. c. Promote additional WaterSmart landscaping and water reuse systems. Planning a. Understood, the draft Design Regulations have been updated to meet this expectation, see Appendix I. b. A reduction of sod is being considered throughout all park designs. Due to the nature of the linear parks and their usage and frontage, sod has been selected for ease of maintenance and aesthetic. At Parks 1, 2, 3, & 4, the majority will be planted with native seed, with a few carefully placed mulched planting beds and lawn areas. The percentage allocated within the Phase 1 parks is approximately 36% sod and 48% native seed. c. WaterSmart landscaping is encouraged and included in the draft Design Regulations. 6 The following should be changed with the land use map: a. Yellow should state “residential” instead of single family detached. Since multiple types of housing is allowed in REMU, these lost should also be able to allow single family attached. b. Remove condominium from the blue identifier. Condominium is a form of ownership, not use. The blue does not identify small lots on the map. Blue should be labeled small scale residential. Any lot that is less than 3000 square feet should also be labeled blue to match BMC 38.320.040. Planning The Land Use Map has been updated, please see Appendix K. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 17 of 25 Staff recommends approval of the Blackwood Groves Park Master Plan with code corrections and conditions of approval. Staff recommends approval of the watercourse setbacks and stormwater facilities within the design of the larger park area as this land will provide valuable trail connections, unobstructed frontage for the parks, and attractive trail and park side features; however, the land cannot be counted toward the required parkland amount. The stormwater facilities shall remain the long-term maintenance responsibility of the Property Owners Association. Inclusion of the above is not considered a “waiver” and the equivalent area of land shall be provided as either land or CILP as recommended by the Recreation and Parks Advisory Board and finally approved by the City Commission. Parks Understood. The applicant is no longer requesting inclusion of stormwater facilities as dedicated parkland. 1 The level of detail provided within the Master Plan Park Landscape drawings has not been reviewed/approved. Please note that the designs are preliminary on each drawing with a watermark or other clearly visible indication that further review is required at preliminary plat. Parks – Code Corrections Understood. Plans have been updated accordingly. 2 With the passing of the Parks and Trails District, park maintenance responsibility will fall to the Parks Division upon acceptance of parkland dedication (easement or deed) or park staff acceptance of improvements, whichever comes later. Parks – Code Corrections Understood. 3 To mitigate for the unconsolidated parkland configuration, fewer improvements-in-lieu should be provided above what is required and/or smaller parks should be changed to open space parcels to lessen long-term maintenance responsibilities of the Parks and Recreation Department. Adjust the proposal/summary of IILP within Master Park Plan and consider the following adjustments within individual park plans, to be confirmed at the time of preliminary plat review: a. Trail crossings within street section should be enhanced as part of the Improvements-in-lieu proposal. Raised trail surface or pavement markings must be approved by engineering. b. Add more trees as part of the Improvements-in-lieu proposal. c. Move certain proposed improvements into private open space lots. d. Increase number of bike racks. e. Count expenses related to the ADA on- street parking spaces toward IILP. Parks – Code Corrections See Parks Master Plan RC #1: Appendix C for an updated Improvements in Lieu estimate. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 18 of 25 f. Add small parking lot or back-in angled parking areas to larger parks. Anywhere that angled parking adjoins parkland, an additional 2 feet is required to sidewalk/trail width to account for vehicle overhangs. 1 The Master Park Plan Conditions of Approval shall be added as an addendum to the Park Master Plan. Parks – Parks Master Plan Conditions of Approval Understood. See Parks Master Plan RC #1 document Section 5: City of Bozeman Conditions of Approval. 2 Upon phased development of the Blackwood Groves Park Master 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 Unified Development Code (including but not limited to 38.230.100.A, 38.220.060.A.16, 38.420, 38.410.100) PROST Plan, Park-naming policy, CILP Criteria/IILP proposal and other relevant requirements. Parks – Parks Master Plan Conditions of Approval Understood. 3 Section 38.420.070.A.2. Blackwood Groves Park Master Plan conceptually approves inclusion of the stormwater features shown. Further review and conditions will be determined prior to preliminary plat approval. Stormwater areas to be removed from the required land calculation and shall be maintained by the POA. Parks – Parks Master Plan Conditions of Approval Understood, these stormwater facilities have been removed from the required parkland calculation. 4 Although an easement or parkland dedication is required at the time of initial subdivision, 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, or at Final Plat whichever comes later. Parks – Parks Master Plan Conditions of Approval Understood. See Parks Master Plan Section 1: Maintenance for the inclusion of this agreement. 5 Trail Classifications per 38.420.110. shall be determined at the time of individual park plan review. Trails in parkland and open space parcels shall be of a consistent specification. Parks – Parks Master Plan Conditions of Approval All trail classifications in parkland and open space areas have been identified in the Parks Master Plan. 6 The City of Bozeman is developing a city-wide wayfinding program. Wayfinding improvements shall not be installed as improvements-in-lieu until completion of a city-wide wayfinding plan or must be reviewed for compliance with the City’s existing parks sign specifications. Parks – Parks Master Plan Conditions of Approval Understood. All wayfinding improvements have been removed from Phase 1 in order to give the City time to complete its city-wide wayfinding plan. Improvements for Phase 1 wayfinding will be installed within Phase 2. 7 All trails or pathways within parks that serve as egress for buildings must be maintained by the POA. Parks – Parks Master Plan Understood. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 19 of 25 Conditions of Approval 8 Placeholder: Additional conditions as required by the Recreation and Parks Advisory Board Subdivision Review Committee or City Commission. Parks – Parks Master Plan Conditions of Approval Understood. 1 Bozeman Municipal Code (BMC) 38.230.100.A.12: As presented, the phasing plan is difficult to follow given the complexity and scale of the development. Please provide a detailed phasing plan accompanied with exhibits that show how the development intends to build out. In addition, the phasing plan should clearly show sanitary sewer, water, storm, street, buildings, trails, and other critical infrastructure that is needed to support the specific phases of the development. Engineering - General A detailed phasing plan is included in Appendix A and in the Phasing Exhibits Set provided in the civil plans/exhibits. The Phasing Exhibits Set includes color- coded plan sheets for each individual phase. 1 BMC 38.410.060: Provide a standalone existing survey, which clearly identifies all easements, right- of-way, property lines, etc. In addition, provide a separate exhibit clearly identifying all proposed easements that would be provided with the master site plan (i.e. utility, public access, public street and utility, etc). a. The subdivision exhibits provides some of this information but is difficult to follow with the excessive line work. Engineering - Legal Please see C1.0 Existing Site Conditions in the civil plans/exhibits folder for the standalone existing survey which clearly identifies all easements/right-of-way/ property lines. The master site plan will not dedicate any easements or rights-of-way – all easements/rights-of-way will be dedicated with the subdivision process as the final plats are filed. 2 BMC 38.410.060: All public easements must be provided with the master site plan submittal in a clean draft format for review prior to master site plan approval. Easements will be deemed inadequate if they are not in a final draft format (signatures are not required for the draft review). Easements must be stamped by a licensed professional surveyor. Please provide a complete easy to follow easement package for review. This includes all existing and proposed easements, this complete package is helpful for tracking purposes. In preparing signature blocks on any upcoming documents, please make the following changes: Jeff Mihelich, City Manager Mike Maas, City Clerk If a new member is established, the easement documents must be updated. Engineering - Legal The master site plan will not dedicate any easements or rights-of-way – all easements/rights-of-way will be dedicated with the subdivision process as the final plats are filed (please see the certificate of dedication language on sheet 1 of the preliminary plat). Public street and utility easements were filed for Blackwood Road, South 19th Avenue and South 11th Avenue during the annexation process. These easements are shown on C1.0 with the corresponding filed document numbers. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 20 of 25 3 BMC 38.410.080.E: A pubic drainage easement(s) must be provided for the stormwater facilitates supporting drainage from public roadways. The property owner(s) are responsible for the maintenance of these facilities. a. The proposed pond #2, #3, #4, #5, #7 do not meet this requirement. Engineering - Legal All stormwater facilities are located within Open Space parcels with drainage and maintenance easements as shown on the preliminary plat or within Park parcels which will be owned by the City of Bozeman. Ponds #2, 3, 4, 5, and 7 are all within Park parcels which will be owned by the City of Bozeman. 4 BMC 38.400.110 Transportation Pathways – A 25 feet wide public access easement is required for all class I trails. A smaller easement section could be acceptable if approved by the City’s Parks department in writing. Engineering - Legal There are no class I trails outside of the right-of-way of Blackwood Road and 11th Avenue. 5 BMC 38.410.060 Easements - A minimum easement width of ten feet is required on each side of irrigation canals and ditches. All portions of the irrigation canal and proposed culverts must be contained within a minimum 20 feet wide ditch maintenance easement. Engineering - Legal Per an email from the Karl Johnson (City Engineer) on 3/15/2021, a 10’ wide ditch maintenance (as shown on the plat) easement is acceptable so long as an appropriate written maintenance agreement with the ditch company is secured. The formal maintenance agreement will be executed and filed with the Phase 1 final plat. A preliminary agreement letter from the Middle Creek Ditch Company is provided in Appendix X of the preliminary plat application. 1 BMC 38.210.060.A.12: A traffic impact study (TIS) will be required for the proposed development which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads, and alleys when the subdivision is fully developed. a. The TIS does not discuss existing or future traffic impacts associated with the interaction of Goldenstein Lane and South 3rd Avenue. This intersection must be analyzed with an updated TIS. b. The provided TIS only analyzes Phase 1 and full buildout traffic impacts. However, the applicant is showing various infrastructure upgrades (i.e. South 19th Widening, the extension of South 11th, etc.) with the various proposed phases of the development. The TIS must clearly discuss the impacts of the different phases with respect to the timing of these improvements. Engineering - TIS An addendum to the traffic impact study is included in Appendix M of this application which includes an analysis of the intersection of Goldenstein Lane and South 3rd Avenue as well as additional analysis of the individual phases of the subdivision. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 21 of 25 1 BMC 38.410.070. and 38.230.100.A.12: Each phase of development must connect to the water distribution system at a minimum of two points to allow a redundant feed (per City of Bozeman Engineering DSSP Section V.A. 5). Engineering – Water & Wastewater Each phase of the development connects to the water distribution system at a minimum of two points. 2 BMC 38.410.070 (A) (1) Municipal water, sanitary sewer and storm sewer systems: 2015 Wastewater Facility Plan – The following improvements are required. a. (Name: Cattail Creek Basin – S 3rd Ave (Goldenstein Ln to S 19th St) requires the extension of 12 inch sanitary sewer main through the project site. b. (Name: Cattail Creek Basin – S 19th Ave (Driftwood Dr to Goldenstein Ln) requires the extension of 12 inch sanitary sewer main adjacent to the project site. c. It appears the applicant is combining these improvements into a single 18” sanitary sewer main running south to north along Avenue A. The city is receptive to this alternative. The applicant must provide a narrative and an analysis of the future conditions on this main prior to acceptance of this alternative. Engineering – Water & Wastewater The applicant discussed the sanitary sewer alternatives with the City of Bozeman and came to an agreement on the sewer layout. An additional 8” sewer main stub has been added along Blackwood to South 19th to provide for a potential connection from the northeast corner of the adjacent property (southwest of Blackwood/19th intersection). 3 DSSP V.B.12 Access Roads - A 12'-wide all-weather gravel access road, with turnarounds if needed, shall be constructed to provide access to all sanitary sewer manholes not located within a paved public or private street or parking lot. a. It appears the termination of the 18 inch sewer main will be located outside of the 19th Avenue pavement. The sewer extension must be relocated to be within 19th Ave pavement and greater than 2 feet from the curb and gutter. Engineering – Water & Wastewater The termination of the 18” sewer main will be located within the 19th Avenue pavement. 4 DSSP V.A.5 Main Extensions – All main extensions must be looped. a. It appears water mains will extend into blocks 10, 11, 19, and 21 without looping. This configuration proves a single point of failure for multiple lots. This system must be designed to allow looping. Engineering – Water & Wastewater All main extensions will be looped in accordance with the City of Bozeman design standards and specifications. The applicant will work with the City on appropriate water main configurations with future site plan applications. 5 DSSP V.D.5.a Easements – All Public Utility easements must be a minimum of 30 feet wide for one or two utility mains. Engineering – Water & Wastewater All public utility easements are a minimum of 30 feet wide. 6 BMC 38.410.070 (A) (1) Municipal water, sanitary sewer and storm sewer systems: 2016 Water Facility Plan Recommendation – (CIP Number: FP_2033) requires the extension of a new 12 inch water main from the existing 16 inch water main in Blackwood Engineering – Water & Wastewater A 12” water main is now included in 11th Avenue to the south property boundary. The new water main running in Blackwood to the east BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 22 of 25 Road to the southern boundary along South 11th Avenue alignment of the parcel. a. The proposed water main extension from the existing 16 inch water main to the east border of the parcel along Blackwood Road is not required to be upsized to 12 inches. property boundary is now shown as 8”. 1 The applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) or special districts for the following, if not already filed: a. Street improvements to S. 19th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. b. Street improvements to S. 11th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. c. Street improvements to Blackwood Road including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. d. Intersection improvements at Blackwood Road and S. 11th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. e. Intersection improvements at Blackwood Road and S. 19th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. f. Intersection improvements at Blackwood Road and S. 3rd Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. g. Intersection improvements at Goldenstein Lane and S. 3rd Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. h. Intersection improvements at Goldenstein Lane and S. 19th Avenue including lighting, signalization, paving, curb/gutter, sidewalk, and storm drainage. The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. Engineering – Conditions of Approval Understood. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 23 of 25 The applicant must provide a copy of the filed SID waiver prior to master site plan approval. 1 DSSP Section XVIII Submittal Requirements - The applicant is advised that the lighting improvements will need to be reviewed as a separate infrastructure submittal. The site plan can be approved prior to infrastructure review, however, the following requirements must be satisfied with the infrastructure submittal. DSSP Section XVIII Submittal Requirements a. For Street Lighting submittals, provide luminaire cut sheets showing compliance with Table B. New Construction Lighting Design Guidance and Section XIII. Streetlight Luminaires. b. For Pedestrian Lighting submittals, provide a Photometric Plan for new installations showing compliance with Table C. Pedestrian Lighting Guidance. Also provide luminaire cut sheets showing compliance with Section XIV. Pedestrian Luminaires. c. Lighting calculations showing roadway luminance (comply with Table B), intersection illuminance (comply with Table A), sidewalk illuminance (Section XII – D), and light trespass (Section XII – D). d. The applicant is advised a Roadway Luminaire Submittal Form (contained within the DSSP) will be required with infrastructure review. Engineering - Lighting Understood. These advisory comments are noted and will be addressed during infrastructure review. A SILD will be created prior to final plat approval. 1 BMC 38.400.010: South 11th and Blackwood Road must be constructed to a collector standard according to the City’s Transportation Master Plan (TMP). The applicant is encouraged to continue to coordinate with the Engineering Department on the following items. a. Blackwood Road will serve as a bicycle connection to and from Sacajawea Middle School. Accommodation of through bicyclists needs to be incorporated into street cross section and overall plan. The applicant is encouraged to continue coordination with the Engineering Department. b. South 11th Avenue and Blackwood Road should be designed with separated bike/pedestrian facilities. For South 11th Ave, this matches the typical section to the north and is in line with a general trend away from on street bike lanes for higher volume streets. Likewise, with Blackwood Road providing direct access to Sacajawea Middle School, separated facilities provide a greater level of comfort for a wider range of users. Engineering - Transportation The applicant has worked continuously with the City Engineering Department to determine appropriate street cross sections for Blackwood and 11th. The agreed-upon street sections are included in the preliminary plat and in the street section exhibits in Appendix D of the master site plan submittal. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 24 of 25 c. Blackwood Road will likely require a two- way left turn lane or center median to accommodate the addition of left turn lanes. This issue must be addressed as part of the traffic impact study requirements. d. The desire for on street parking on South 11th Ave and Blackwood Road warrants further discussion with the engineering department. 2 BMC 38.400.010: South 19th Avenue must be upgraded to a principal arterial standard along the western edge of the property according to the City’s Transportation Master Plan (TMP). Engineering - Transportation South 19th will be upgraded to a principal arterial, please refer to the phasing plan in Appendix A. 3 BMC 38.400.110. and 38.410.120: A trail network must be constructed through the property as defined in the City Parks, Recreation, Open Space, and Trails (PROST) Plan and TMP. The design of all trails identified in the TMP must be included on the infrastructure plan submittal for the corresponding phase. In addition, the applicant is encouraged to coordinate with the Bozeman public transit service (Streamline) to incorporate service into the development. Engineering - Transportation See Parks Master Plan: Section 1 - Trail Network for information on trail connections, design, and adherence to the PROST Plan and TMP. As each phase of development comes online, additional information on trail construction and layout will be provided. 4 The applicant is advised that access for Street B at South 19th Avenue will be subject to intersection spacing requirements and will be reviewed by MDT with respect to potential access control and spacing with other intersections along South 19th Ave which is an Urban Route on MDT’s system. The applicant will need to provide the City and MDT with access approvals for any street connecting to South 19th. Engineering - Transportation Understood. 5 A southbound left turn lane from South 19th Avenue into the subject property will not be granted until South 19th Avenue has been widened to the City’s arterial standard and approved by the Montana Department of Transportation. Engineering - Transportation Understood. 6 The applicant must provide safe intersections with all phases of the development. Engineering - Transportation Understood. 7 BMC 38.330.020: Angled parking will be permitted for the development, however, the following requirements must be satisfied. a. The applicant must file a maintenance agreement with the County Clerk and Recorder in addition to the plat note identifying the maintenance requirements and responsibilities of the back-in angled parking spaces prior to final plat approval. b. The radii on the transitions to the angled parking spaces need to be 25’ minimum to allow the plows to navigate the street edges. Also, vertical delineators need to be posted on the edges. Engineering - Transportation This item is noted – the applicant will file a maintenance agreement prior to final plat approval and address final design considerations during infrastructure plan review prior to construction. BLACKWOOD GROVES MSP Application – RC#2 March 2021 Page 25 of 25 c. The applicant’s snow storage plan must identify areas in the subdivision where the snow will be hauled and there must be sufficient volume in the snow storage areas for the volume that would have otherwise been stored in the boulevards. 1 The project falls in the “Meadow Creek signal, water, and sewer Payback” area. The applicant must pay all of the payback fees prior phase 1 site plan approval. Engineering – Paybacks The payback fees will be paid prior to phase 1 final plat approval. 1 BMC 38.410.130: Water rights and/or payment of cash-in-lieu of water right is required prior to development for the demand on the City’s potable water system. The applicant must contact Griffin Neilson with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR) for respective site plan applications. Engineering – Water Rights Water rights and/or payment of cash-in-lieu of water rights will be provided prior to final plat of all applicable phases. 1 BMC 38.410.070. and 38.230.100.A.12: Each phase of development must connect to the water distribution system at a minimum of two points to allow a redundant feed (per City of Bozeman Engineering DSSP Section V.A. 5). Engineering – Utilities Each phase of the development connects to the water distribution system at a minimum of two points. 2 The subject property is located in an area with high groundwater with potentially corrosive soils, which can increase the likelihood of water main failure over the lifespan of the asset. The applicant must perform a corrosivity analysis to determine if cathodic protection is required for the proposed distribution mains. Engineering – Utilities Understood. 1 BMC 40.04.700 – The applicant must provide detailed stormwater conveyance sizing and storage dimensions and elevations with respective site plan applications. Engineering – Stormwater Understood. 1 BMC 38.600: The applicant is advised that a floodplain permit must be obtained for any work proposed in the FEMA floodplain. The floodplain administrator must issue an approved floodplain permit prior to Master Site Plan approval. The applicant is advised that the floodplain permit cannot be issued until all other required stream permits have been obtained, and if applicable, a CLOMR is approved by FEMA. Engineering – Natural Resources The delineated floodplain is included on the Preliminary Plat and within the various civil plan sheets. The no-rise certification is included in the preliminary plat application. The proposed development will not affect the delineated floodplains/floodways. All permits will be acquired prior to construction and should not be required prior to Master Site Plan approval. 2 The applicant must obtain a floodplain permit and stream permits for piping the ditch prior to infrastructure approval. Engineering – Natural Resources Understood.