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HomeMy WebLinkAbout4_UF Phase I Sub PA Narrative cushingterrell.com February 28, 2022 Community Development City of Bozeman 20 E. Olive Street Bozeman, MT 59771 Dear Community Development Staff, Please find plans, exhibits and required applications needed to initiate a Subdivision Preliminary Plat review of Lot R2A of the Norton East Ranch Subdivision (referred to here as Urban + Farm Phase I). The subject parcel is 8.73 acres in size and is located on the western edge of city limits. PROJECT NARRATIVE The site is zoned R5 Residential Mixed-Use High Density which is intended to provide for high-density residential development and is located adjacent to property zoned R3 to the north and REMU/B2M to the south. The Norton East Ranch Subdivision Phase 3C is located to the north of the site and the proposed 46 lot subdivision was designed to maximize compatibility with the existing single-family homes at the same time providing for a gentle increase in density transitioning to the south. Emphasis was placed on considering the relationship between existing street patterns, pedestrian experience, and unit placement to create a modern neighborhood feel, while balancing the character of adjacent, existing neighborhoods. Urban + Farm Phase I has been carefully designed in conformance with the Bozeman Community Plan 2020. As a planned residential community, it is consistent with the Plan Themes and community-derived desired outcomes; specifically: "Theme 2: A City of Unique Neighborhoods" Goal N-1: Support well-planned, walkable neighborhoods. Compact lot size and ample pedestrian connectivity through easy access to non-motorized transportation routes also influenced the lot layout. North-south trail connections are contemplated to extend existing pedestrian routes through Norton East Ranch and beyond to both neighborhoods and proposed commercial areas in the future. Alley access and open space frontage, combined with pedestrian pathways are intended deemphasize typical moto-centric design and to appeal to a multi-modal transportation lifestyle. Complementary open spaces maximize functionality and are meant to encourage interaction between neighbors and support effort to create a Westside neighborhood identity. Goal N-3: Promote a diverse supply of quality housing units. The proposed single family product type fills a gap that is in limited supply in Bozeman and fits within the greater neighborhood context. Lots are sized to accommodate modest yards as private 2 cushingterrell.com outdoor space and are intended to encourage pedestrian connectivity through easy access to non- motorized transportation routes. Goal N-4: Continue to encourage Bozeman's sense of place. The subdivision will provide foundational elements like access and street grids, parkland dedication and trail design. A comprehensive set of design guidelines and CCRs are in development and will be used in conjunction with city Design Standards to ensure alignment with project goals and guide construction projects as they take place. The property is well within the City of Bozeman Limits and planned for extension of water and wastewater infrastructure for conveyance to the City. Public access to the proposed subdivision will be provided via extensions to existing city streets: Fallon Street to the south, S. Eldorado Avenue to the west, S. Laurel Parkway to the east and will be bisected by S. Reliance Avenue. All interior subdivision roads will be paved and include concrete curb, gutter and sidewalks (per City of Bozeman Standard Specifications). The interior alleys will be paved with an inverted crown. Fire protection will conform to the requirements of the Bozeman Municipal Code as approved by Bozeman Fire Department. PARKLAND DEDICATION According to preliminary Park Area Calculations the MAX acreage obligation for UF Phase I is 1.09 acres (47,480 sf) and the Cash in Lieu of Parkland obligation is $26,149.07. See Park Area Calculation for additional information. In response to staff Pre. Application comments, the proposed parkland dedication for UF Phase I will extend the existing linear park located to the north on the Norton Ranch Subdivision. This 6499 sf parcel at the western edge of the property will include a connection to the existing Class 1B trail and will terminate at Fallon Road right of way. See Initial Cost Estimate and park plan for additional information on proposed park amenities and costs. All remaining park obligation is proposed to be satisfied through Cash in Lieu and Improvements in Lieu. Cash in Lieu & Improvements in Lieu According to Resolution 4784 the city recognizes that in some circumstances an alternative to the acquisition of land as mitigation for the park and recreational impacts of development may be appropriate. Cash in-lieu and Improvements in-lieu of dedication of parkland are two such alternatives. The location of Urban + Farm Phase I lends itself well to these alternatives. The proximity to Norton East Phase I (200 ft to the northeast) and Norton East Phase 4 (~.25 miles to the east) provides pedestrian friendly 3 cushingterrell.com access to existing city parks. In addition, a Cash in lieu payment will comply with the density requirements found in Section 38.27.020.A BMC. Improvements in-lieu Proposed improvements beyond the minimum park requirements may enhance the experience of visitors to the proposed park. The applicant is interested in identifying amenities and/or improvements that will align with the Urban + Farm development and further the City Parks vision. Proposed Park Components Linear Park A Class IB asphalt trail runs north to south providing a connection between UF Phase I and Norton Ranch South and The Lakes Subdivision to the north. In addition to the asphalt trail and are designed to meet the City of Bozeman trail standards and specifications. The proposed park area will also include trees, native meadow seed mix, a small turf area and a bench. Open Space Open Space running east/west, and north/south are planned to be concrete and are considered Common Areas in the CCRs. These areas will be planted and irrigated in order to connect to existing pedestrian pathways to the north. 4 cushingterrell.com Maintenance The Association shall maintain or provide for the maintenance of the Parks until such time as the City of Bozeman assumes the obligations for the Parks. Any and all work must meet standards set by the City Parks department. The Association shall be fully responsible for all liability insurance, taxes, assessments and maintenance of all Common Areas and facilities. Maintenance will include replacement of dog station bags and emptying of refuse containers. Irrigation All irrigation is planned for exempt wells within UF Phase I. City Park irrigation and water source is planned to be separate from open space irrigation. Final well locations will be coordinated with City of Bozeman and Montana DNRC. A schematic layout and peak watering information is provided on the Landscape & Parks plan sheet. Should you have any questions about the submittal, please do not hesitate to contact me. Thank you for your time and we look forward to hearing from you. Sincerely, Nicole Olmstead Project Manager | Planner 406.922.7128 nicoleolmstead@cushingterrell.com