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HomeMy WebLinkAbout001 - SRX Prelim Plat Narrative1 South Range Crossing Subdivision Preliminary Plat | RC 2 May 2023 2 Table of Contents 1. Project Team 2. Narrative I. Subdivision Preliminary Plat Check list II. Response to Preliminary Plat Approval Criteria III. Response to Pre. App Comments IV. Preliminary Plat Supplements Appendices Appendix A - Vicinity Map Appendix B - Land Use Diagram Appendix C - Block Frontage Diagram Appendix D - Developable Area Diagram Appendix E - Phasing Plan Appendix F – Subdivision Green Plan Appendix G - CCR's Appendix H - Design Regulations Appendix I - Concurrent Construction request Appendix J – SID Wavier Appendix K – Wetland Delineation Report Appendix L- Geotech Report Appendix M – Ground Water Monitoring Data Appendix N - Weed Management Plan Appendix O - Wildlife Letter - FWP Appendix P - Water Design Report Appendix Q - DNRC Intent to Issue Well Permit - Letter Appendix R - Sewer Design Report Appendix S - Stormwater Management Report Appendix T - Traffic Impact Study Appendix T.1 – Access Modification Request Appendix U - Service Letter - Non-Municipal Facilities Appendix V - Parks Master Plan Appendix W - Environmental Assessment Appendix X - Ditch Letter Appendix X.1 – MCDC Impact Diagrams Appendix Y – Agricultural Water User Facilities Memo Plans Preliminary Plat Civil Plans Landscape Plans 3 1. Project Team Owner & Applicant: Providence Development Company, LLC Attn: Parker Lange 529 East Main Street Bozeman, MT 59715 Ph: 406-595-4560 Email: plange@providencedevco.com Representative: Intrinsik Architecture, Inc Attn: Tyler Steinway 106 East Babcock Street, Suite 1A Bozeman, MT 59715 Ph: 406-582-8988 Email: tsteinway@intrinsikarchitecture.com Planning: KTGY Attn: Casey Roberts 17911 Von Karman Avenue, Suite 200 Irvine, CA 92614 Ph: 949-268-8545 Email: croberts@ktgy.com Engineering: Morrison – Maierle Attn: Matt Ekstrom 2880 Technology Blvd W Bozeman, MT 59718 Ph: 406-922-6784 Email: mekstrom@m-m.net Landscape Architecture: Design 5 Attn: Troy Scherer 111 North Tracy Ave Bozeman, MT 59715 Ph: 406-587-4873 Email: troy@design5la.com 4 Project Narrative I. Project Overview Executive Summary The project team is submitting a Subdivision Pre-Application for the South Range Crossing Development project. This project will divide 38.4 Acres into 97 lots and associated street/trails, which further breakdown into 4 park lots, 5 stormwater lots, 9 open space lots, 8 commercial lots, and 71 residential lots. There have been several Pre-Application calls with the city to discuss this project and the overall vision. Vision South Range Crossing (Project or the Development) is a 38.4-acre undeveloped parcel located on the south side of Bozeman. The proposed project consists primarily of residential housing units (rental and for sale product) with accompanying parkland and commercial uses to support the residential neighborhood. The location provides a unique opportunity to provide Bozeman with an additional well- planned addition to the city. The subdivision will support the areas’ natural amenities to create a unique framework that fosters walkability and a sense of place with a variety of offered housing options and supporting commercial spaces. South Range Crossing is envisioned as an active community which will consists of a diverse set of residents with a range of income and demographics, that also enhances the surrounding amenities and will offer services to surrounding neighborhoods. Site Analysis The South Range Crossing property is situated at the southeast corner of the intersection of South 19th Avenue (Principal Arterial) and Graf Street (Collector), which makes it a great location for infill 5 development. When looking at the zoning in the area there is REMU to the south (Blackwood Groves) R- 2 to the east (Alder Creek), R-3 (Southbridge) and R-1 & R-2 on an underdeveloped parcel. The Community Plan has designated this property as Urban neighborhood within the Future Land Use Map. Prior to submitting this application, a Zone Map Amendment was submitted to rezone this property to REMU, which would match the zoning to the south. The REMU Zoning will allow for the South Range Crossing vision to be realized. The South Range Crossing project will look to extend all logical road connections from both the east and the south and will look to align accesses across 19th into the neighbors to the west. Furthermore, South Range Crossing will integrate into the existing parks system to fill in a vital missing component. When looking at the larger park system this will complete the last piece in creating a large three neighborhood loop. A resident or pedestrian will be able to visit parks in three different neighborhoods with a very minimal distance on a street sidewalk. The Plan As an alternative to traditional 2 and 3 story apartment-style rental communities, the Build-for-Rent (BFR) neighborhoods at South Range Crossing are configured to deliver a single-family home rental lifestyle while also providing residents with the benefits of shared amenity spaces. Designed with pedestrian connectivity in mind, the BFR neighborhood is a collection of individual homes that positions front doors around green spaces and public streets. Residents can enjoy the interconnected system of paseos, pathways, and sidewalks with a focus on communal open spaces and an attractive street scene. Each unit is allocated an attached or remote single car garage. With privacy, quality and convenience, build-for-rent neighborhoods take the best aspects of the for-sale neighborhoods residents love and offer single family homes within a professionally managed rental community. The second product type highlighted in the Sough Range Crossing Project is townhouse/rowhouses. There are 2 pods one on the north side of the site and the other on the west side of the site. It is envisioned that the western townhouses will be platted on individual lots whereas the northern pod will be platted as two larger parcels for rowhouses. All the townhouse/rowhouses will have front on either a street or open space lot and will take vehicular access from an alley. It is also understood that these product types are subject to additional design requirements and conformance with these standards will be documented with a future site plan application. By putting a focus on the parkland and shared community areas, South Range Crossing will create opportunities for the community to gather and move through the site. The overall park system is proposed to integrate into the parks system of the adjacent neighborhoods of Alder Creek and Blackwood Groves. Additionally, the neighborhood’s design reflects the REMU zoning district’s intent to preserve and integrate the natural amenities into the development. The South Range Crossing project will have 2 distinct focal points within the neighborhood. The first focal point will be the commercial component proposed on the corner of 19th and Graf. This area is envisioned to have a series of plazas/outdoor gathering areas as well as be a neighborhood commercial 6 hub for the neighborhood and surrounding area. The second Neighborhood center will be the central park. This larger park is planned to have a variety of amenities that will serve a wide audience. All of the exterior street frontages are designated as the landscape block frontage. All of the interior block frontages will be designated as “Mixed”. This will allow flexibility to develop certain areas with a more urban commercial “storefront” feel and other areas as more residential “Landscape” feel without having to change the block frontage down the road. The buildable lots adjacent to parks will have a secondary “Park” block frontage. The REMU zoning district envisions a balance of both residential at a variety of shapes and scales, coupled with a small amount of neighborhood commercial. The intention is to create 2 distinct product types, Townhouses/Rowhouses and Build for Rent Single-Households. These housing types and the housing in the surrounding area will greatly feed the larger community commercial component that are envisioned at the corner of South 19th Avenue and Graf Street. At this time the total number of dwelling units is still in flux, but more concrete numbers will be submitted with each site plan application. the goal is to achieve an average density between 12-25 DU/A. Please see the Land use table below: Area (in Acres) Percent of Total Area in Residential Lots 19.99 52% Area in Commercial Lots 3.76 10% Area in ROWs 7.71 20% Area In Park 3.87 10% Area in Open Space 2.60 7% Area in Stormwater 0.47 1% Total Site Area 38.40 100% 7 Alignment with the Community Plan The Future Land Use Map in the Bozeman Community Plan 2020 designates the property as Urban Neighborhood. The intent of the Urban Neighborhood designation is to allow for a variety of types, shapes, sizes and intensity of homes. Large areas of single types of housing are discouraged. REMU as a zoning district is one of the best zoning districts for accomplishing the intent of the Urban Neighborhood designation. Although primarily residential in nature, the REMU district also encourages a mix of residential and commercial uses providing a variety of options for housing, employment, retail, and neighborhood service opportunities. Our proposal is to provide 2 residential product types and a small amount of commercial, which will accomplish the goals and intent of both the REMU zoning designation and the Urban Neighborhood future land use map category. This development pattern is consistent with several goals and objectives of the Community Plan including: Goal N-1: Support well-planned, walkable neighborhoods. REMU is a mixed-use district zone that would allow for a mix of housing and commercial uses. Residents would have the opportunity to live, work, and shop in close proximity to where they live which facilitates walkability. This applicant proposes to extend all logical extensions of the street grid creating more pedestrian scaled blocks. Furthermore, there will be a network of pathways and trail throughout the site that will increase the overall connectivity of the neighborhood. Several of the proposed build to rent pods and Townhouse/Rowhouses lots will front along open space with requires a sidewalk connecting the front door. The parks system has been strategically placed to line up with park parcels in adjacent neighborhoods. This enhanced connectivity will help promote the overall interconnectedness of parks system in this area. A neighbor will be able to get from one larger park in both Blackwood Groves and in Alder Creek to the larger park system in South Range Crossing without having to leave the overall park network. N-1.1 Promote housing diversity, including missing middle housing. The proposal is to create 2 distinct product types that have been strategically chosen to help build missing middle housing. The goal with the Build for Rent Pods is to create smaller single-family homes all on the same lot. This will hopefully allow for economies of scale with construction and lower the overall end rent price. The townhouse/rowhouse product type was chosen because it allows for a denser environment while balancing the context of the adjacent neighborhoods. N-1.9 Ensure multimodal connections between adjacent developments Multimodal connections have been extended wherever possible. There are 2 park parcels that line up with park parcels from the adjacent neighborhoods, which will enhance the overall connectivity of the site. This will allow the residents of the Blackwood Groves and Alder Creek Neighborhoods to move 8 through our site without being adjacent to a roadway. Furthermore, the blocks will be broken down by sidewalks running east west through the Build for Rent pods. Connectivity was an important principal when layout out the overall layout of this project. N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. Goal M-1: Ensure multimodal accessibility. The Parks system for South Range Crossing has been strategically planned to connect into the existing system and fill in a vital missing link to the system. Goal N-2: Pursue simultaneous emergence of commercial nodes and residential development through diverse mechanisms in appropriate locations. N-2.3 Investigate and encourage development of commerce concurrent with, or soon after, residential development. Actions, staff, and budgetary resources relating to neighborhood commercial development should be given a high priority. The corner of 19th and Graf is a great location for neighborhood commercial. The residential development I the area will allow for the creation of a small neighborhood commercial node. Goal N-3: Promote a diverse supply of quality housing units. N-3.1 Establish standards for provisions of diversity of housing types in a given area. N-3.7 Support compact neighborhoods, small lot sizes, and small floor plans, especially through mechanisms such as density bonuses. N-3.8 Promote the development of "Missing Middle" housing (side by side or stacked duplex, triplex, live- work, cottage housing, group living, rowhouses/ townhouses, etc.) as one of the most critical components of affordable housing. Both the Build for Rent and the Townhouse/Rowhouses will allow for the creation of missing middle housing. The Build for Rent product type features several small footprint homes located on the same lot. These smaller homes will hopefully lend themselves to the missing middle market. Combined these two product types will help generate more missing middle housing. DCD-2.2 Support higher density development along main corridors and at high visibility street corners to accommodate population growth and support businesses. DCD-2.5 Identify and zone appropriate locations for neighborhood-scale commercial development. There is a small neighborhood commercial element proposed at the corner of 19th and Graf which will see a significant amount of traffic. Phasing 9 This application is a subdivision of the overall neighborhood that will be strategically constructed in Phases. The proposed Phasing of the property will consist of five (5) phases of the project which will provide self-contained housing, improvements, and parkland to appropriately serve each Phase. Common Subdivision Infrastructure Improvements are identified on the Phasing Plan. A list of the Common Subdivision Improvements by phase is: Phase 1 • Construct Brookdale Drive from South 15th Avenue to the west Phase 1 Boundary including water, sewer, and drainage facilities. • Construct Canter Avenue from W Graf Street to the south Boundary including water, sewer, and drainage facilities. • Construct Street A including water, sewer and drainage facilities. • Construct Alder Creek Drive from Street A to the phase 1 western boundary including water, sewer and drainage facilities. • Dedicate all of the park land • Construct Phase 1 Build for Rent (BFR) neighborhoods & the townhouse/rowhouses. • Begin construction of Park Improvements as Improvements In Lieu of Parkland for phase 1. • Site improvements will be phased according to the South Range Crossing Phasing Plan Phase 2 • Extend Alder Creek Drive to its connection with the existing South 15th Avenue connection including water, sewer, and drainage facilities. • Construct Phase 2 Build for Rent (BFR) neighborhoods. • Begin construction of Park Improvements as Improvements In Lieu of Parkland for phase 2. • Site improvements will be phased according to the South Range Crossing Phasing Plan. Phase 3 • Complete Street B from Alder Creek Drive to Brookdale Drive including water, sewer, and drainage facilities. • Extend Brookdale Drive from Canter to its connection with Street B including water, sewer, and drainage facilities. • Construct Phase 3 Build for Rent (BFR) neighborhoods. • Complete Construction of Park Improvements as Improvements In Lieu of Parkland for phase 3. • Site improvements will be phased according to the South Range Crossing Phasing Plan Phase 4 • Complete Southbridge Drive including water, sewer, and drainage facilities. • Construct Phase 4 townhouse neighborhood with associated onsite utilities and improvements. Phase 5 • Complete Brookdale Drive from Street B to South 19th Ave including water, sewer, and drainage facilities. 10 • Construct the commercial buildings (7) with associated onsite improvements such as utilities, parking and plaza areas. It is our intent to submit the required REMU Master Site plan shortly after submitting the Preliminary Plat Application. We intend to include a concurrent construction request in our preliminary plat application. Additionally, we are in process on a ZMA for the property to change the zoning to the proposed REMU designation. II. Preliminary Plat Checklist Items 38.220.040 1. Pre-application information. All information required with the pre-application plan, as outlined in section 38.220.030. Alder Creek Blackwood Groves 11 Response: Acknowledged. All information required with the Pre-Application has been included in this application. 2.Subdivision information. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if other than for single-household. Response: Acknowledged. All plans will include the appropriate information listed above. 3.Subdivision map. Map of entire subdivision as specified on the application form provided by the community development department. Response: Acknowledged. Please see the Vicinity Map (Appendix A) & Preliminary Plat Sheets for all relevant information. 4.Streets, roads and grades. All streets, roads, alleys, avenues, highways and easements; the width of the right-of-way, grades and curvature of each; existing and proposed road and street names; and proposed location of intersections for any subdivision requiring access to arterial or collector streets. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 5.Adjoining subdivisions. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 6.Adjoining owners. Names and addresses of record owners of lots and tracts immediately adjoining the proposed subdivision. Response: Acknowledged. Please see the N1 and Adjoiners list included in this application. 7.Perimeter survey. A survey of the exterior boundaries of the platted tract with bearings, distances, and curve data indicated outside of the boundary lines. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse must be given. Response: Please see the Preliminary Plat Sheets for all relevant information. 8.Section corner. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. Response: Please see the Preliminary Plat Sheets for all relevant information. 9.Phased improvements. If the required improvements are to be completed in phases after the final plat is filed, the approximate area of each phase must be shown on the plat. If a phase depends on improvements not included within the geographic area of a phase, or if timing of construction of improvements is separate from the timing of construction of that phase, those improvements and associated phases must be identified. 12 Response: Acknowledged. Please see the Phasing Plan (Appendix E) indicating the timing of each public improvement. A concurrent construction request has been submitted with this application to utilize 38.270.030.B.1.b.2. Please see Appendix I for relevant information pertaining to that request. 10.Contours. Ground contours must be provided for the tract according to the following requirements: Where the average slope is: Contour intervals must be: Under 10 percent—2 feet (if all lots are over one acre in size, five feet intervals may be used) Between 10 and 15 percent—5 feet, Greater than 15 percent—10 feet. Response: Acknowledged. Please see the Civil Plan Sheets for all relevant information. 11.Waivers. List of waivers granted from the requirements of section 38.220.060 during the pre- application process must be submitted with the preliminary plat application. Response: Waivers for Floodplain, Vegetation, Wildlife, Agriculture, Agricultural water user facilities, and miscellaneous were requested but none of them were granted. Please see all of the Preliminary Plat supplements below. 12.Request for exemption from department of environmental quality review. If the developer is proposing to request an exemption from the department of environmental quality for infrastructure plan and specification review, the preliminary plat application must include a written request from the developer's professional engineer, licensed in the state, that indicates the intent to request the exemption, and details the extent of water, sewer and stormwater infrastructure that will be completed prior to final plat approval. A detailed preliminary stormwater drainage plan must also be submitted with the written request. Response: The applicant proposes to request for exemption from DEQ review. 13.Sanitation information. When the subdivision does not qualify for the certification established in section 38.240.170 the subdivider must provide the information regarding sanitation set forth in MCA 76-3-622. Response: This item is not applicable. B. The following information must be submitted along with the preliminary plat. 1.Area map. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads. Response: Acknowledged. Please see the Preliminary Plat Sheets for all relevant information. 2. Non-compliance with standards. a. Variances. Provide a written statement describing any requested subdivision variance and the facts of hardship upon which the request is based (refer to division 38.250 of this chapter). b. All others. Provide a written statement: describing any intended departure, deviation, modification, non-compliance or alternative compliance to any standard applicable to a subdivision review; providing a BMC citation to the authority authorizing the non-compliance; and providing the applicable criteria of review. 13 Response: The project is not requesting any variances at this time, therefore this item is not applicable. 3. Noticing materials required by section 38.220.420. Response: Please see the N1 and Adjoiners list included in this application. 4.Documents and certificates. Draft copy of the following documents, and certificates to be printed on or to accompany the preliminary plat: a. Covenants, restrictions and articles of incorporation for the property owners' association if covenants are proposed to ensure compliance with regulatory standards. b. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of-way or drive aisles intersect state, county or city highways, streets or roads. c. A draft of such other appropriate certificates. d. Provision for maintenance of all streets (including emergency access), open spaces to meet requirements of division 38.420 or section 38.410.040, storm water facilities, and other improvements not dedicated to the public. Response: Acknowledged. Please see Appendix G.1 - Appendix G.2 for draft copies of the POA documents. There are no encroachments needed with the project and therefore item B does not apply. The Preliminary Plat contains all appropriate certificates. Finally, please see the CCR's & Bylaws outlining who is responsible for the maintenance of these non-public facilities. 5. Street profile sheets. Profile sheets for street grades greater than five percent. Response: Acknowledged. The street grades for South Range Crossing are under 5% and therefore this item is not applicable. 6. Application and fee. Completed preliminary plat application form, with the original signatures of all owners of record or their authorized representatives, and the required review fee. If an authorized representative signs on behalf of an owner of record, a copy of the authorization must be provided. Response: Acknowledged. Please see the application forms included in the application. III. Response to Preliminary Plat Approval Criteria Response to Applicable Subdivision Review Criteria (BMC Sec. 38.240.130) 1. Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act. The Preliminary Plat demonstrates compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act and has been prepared by a Professional Engineer registered in the State of Montana. The subsequent Final Plat will comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. 2. Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act. 14 This application is in compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act. The final plat shall comply with the standards identified and referenced in the Bozeman Municipal Code (BMC). 3. Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act. This Preliminary Plat is undergoing review according to the procedures provided for in UDC Section 38.240.130 and Part 6 of the Montana Subdivision and Platting Act. 4. Compliance with Chapter 38, BMC and other relevant regulations. The application is in compliance with Chapter 38, BMC and all other relevant regulations, or, as stipulated in any unmet code provisions, will be in substantial compliance prior to Preliminary Plat approval. 5. The provision of easements to and within the subdivision for the location and installation of any necessary utilities. All necessary utility easements have been provided for, both to and within the subdivision, as shown on the Preliminary Plat. 6. The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel. All subdivision parcels have been provided with legal and physical, as shown on the Preliminary Plat, which includes the relevant instrument numbers as required. Primary Subdivision Review Criteria, Section 76-3-608 1. The effect on agriculture. The subject property is designated as Urban Neighborhood according to the City of Bozeman Community Plan. There is an application under review to change the zoning from R-1 & R-2 to Residential Emphasis Mixed Use (REMU) and has been annexed but is vacant. The buildable portion of the proposed subdivision is mostly residential in nature. Historically, an agricultural operation existed on this site, but that operation has since been terminated to allow for the subdivision applications. This subdivision will not have adverse effects on surrounding agricultural operations. 2. The effect on Agricultural water user facilities. All agricultural water uses facilities on and adjacent to this project will be protected and allowed to continue. The Ditch Company has been contacted to ensure that all agricultural water uses facilities will be protected and that access for maintenance is adequately provided. Correspondence with the Ditch Company has been included in this application as Appendix X. 15 3) The effect on Local services. Water/Sewer – Municipal water and sewer mains exist within the development and in the adjacent street rights of way of to serve the development. The subdivider proposes to extend water and sewer mains throughout the development and to the individual lots within the subdivision. These internal water and sewer mains will be installed or guaranteed prior to final plat approval. Streets – The Growth Policy and subdivision standards require adequate connectivity of the street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate congestion. The preliminary plat layout for this project utilizes South 19th Avenue (Arterial), Graf Street (Collector) to provide primary site connectivity. Other internal local streets provide access to all lots. The proposed streets and lot accesses provide for a well-connected neighborhood. Internal circulation will be necessary to provide human scale block circulation which will be finalized during a future site plan application. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. The necessary addresses will be provided to enable 911 response to individual buildings prior to recording of the final plat. Stormwater - The subdivision will construct storm water control facilities for public streets conforming to municipal code. Individual lots are required to construct their own onsite stormwater control facilities. Inspection of installed facilities prior to final plat and/or site occupancy to verify that standards have been met. Maintenance of the public stormwater facilities is an obligation of the property owners’ association as outlined in the CCR’s (Appendix G). Parklands - The proposal meets the required park dedication and improvement standards as described in The Parks Master Plan Appendix V. 4) The effect on the Natural environment. The subdivision will not have a significant effect on the Natural environment. South Range Crossing was designed with a focus on preserving the natural elements that exist within the property. Parks and open spaces will be irrigated with exempt irrigation wells using efficient watering techniques and technologies to promote water conservation. See Appendix V – Parks Master Plan for additional information on the proposed plantings and irrigation plan. 5) The effect on wildlife and wildlife habitat The subdivision will not significantly impact wildlife and wildlife habitat at this property. There are no known endangered or threatened species on the property. Additionally, please see letter from Fish, Wildlife and Parks (Appendix O) documenting that there are no endangered or threatened species located on this site and the Preliminary Plat Supplement below. 6) The effect on Public Health and Safety The proposed subdivision will not have a negative effect on public health and safety. All infrastructure will meet or exceed City standards and will protect public health and safety. The improvements to wetlands will not impact the project site. 16 The project will be further reviewed through future Final Plats and Site Plans to ensure the intent of the regulations in Chapter 38 of the Bozeman Municipal Code is met. Chapter 38 includes the protection of public health, safety, and general welfare as a foundational tenet; therefore, the subdivision continues to be reviewed with this expectation in mind. DRC review has shown that this submittal is in general compliance with the Chapter 38, and conditions of approval are expected in response to this submittal where additional information is required to ensure approval. All subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Annotated, and this narrative demonstrates compliance with the requirements as shown herein. IV. Response to Pre-App Comments (22-278) The subject property is located within the Meadow Creek Subdivision Signal Payback, Meadow Creek Subdivision Water Payback, and the Meadow Creek Subdivision Sewer Payback district boundaries. If the subject property did not participate in the original cost of construction of improvements the subject property will be accessed a payback charge prior to final plat approval. Reference documents: https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=181718& https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=181719& https://weblink.bozeman.net/WebLink/ElectronicFile.aspx?dbid=0&docid=129437& Response: Acknowledged DSSP Section II A. 4. - The applicant must include a storm drainage plan during the preliminary plat submittal with post-construction storm water management controls that are designed to infiltrate, evapotranspire, and/or capture for reuse the post-construction runoff generated from the first 0.5 inches of rainfall from a 24-hour storm preceded by 48 hours of no measurable precipitation. Response: Acknowledged. this is included in the Stormwater Design Report. DSSP Section II C. - The applicant must provide on-site detention with release rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10-year, 2-hour storm intensity. Response: Acknowledged. Please see the Stormwater Design Report for more information on this topic. Montana Post Construction Storm Water BMP Design Manual - The proposed project is located in an area that is known to have seasonally high groundwater. The applicant must demonstrate that seasonal high groundwater will not impact the function or maintenance of the proposed facilities. Industry guidance recommends a three-foot minimum separation from the bottom of the proposed facility to the underlying groundwater table. The applicant must provide local seasonal high groundwater elevations to support the proposed design. Response: Please see the groundwater monitoring data provided in Appendix M There will be a 3’ feet of separation between the groundwater and any stormwater facility. BMC 38.410.130 - Water Rights - The applicant must contact Griffin Nielsen with the City Engineering Department to obtain a determination of cash-in-lieu of water rights (CILWR). CILWR must be paid 17 prior to final plat approval. Please describe how the proposed subdivision intends to satisfy section 38.410.130 during the preliminary plat submittal. Response: This is understood. The applicant will work with Griffin Nielsen to determine if CILWR are needed with this application. It is understood that future site plan applications will likely require CILWRs. BMC 38.410.060 - Easements: All Easements indicated below must be provided on city standard easements templates. Drafts must be prepared for review and approval by the city with the preliminary plat submittal. Signed hard copies of the easements must be submitted to the city prior to final plat or infrastructure approval. The applicant may contact the review engineer to receive standard templates. (30 foot public utility easements, 20 foot ditch maintenance easements, 10 foot public street and utility easement along S 19th, 20 foot trail easement along S 19th) The applicant also must provide a permission form from the ditch owner to modify the proposed ditch. Response: Acknowledged. Draft easements are shown on the Preliminary Plat. DSSP Section V.A. - A water design report must be prepared by a professional engineer for the proposed project with the preliminary plat submittal. The water distribution system must be designed to meet the maximum day demand plus fire flow and the peak hour demand. Response: Acknowledged. A water design report is included in this submittal as Appendix P. DSSP Section V. B. - Sanitary Sewer System Design Criteria: The applicant must provide an estimate of the peak-hour sanitary sewer demand certified by a professional engineer for the proposed project prior to preliminary plat approval. Response: Acknowledged. this information is included in the Sewer Design Report as Appendix R. BMC 38.220.080 A. 2.i. - A traffic impact study will be required for the proposed development during the preliminary plat submittal which will need to discuss how much daily traffic will be generated on existing local and neighborhood streets, roads and alleys, during each phase and when the subdivision is fully developed. BMC 38.400.060 B.4 - The TIS must satisfy the requirements outlined within the BMC as well as address mitigation measures necessary to maintain a minimum acceptable LOS of C for all arterial and collector streets and intersections as a whole within one-half mile of the site. Response: Acknowledged. A traffic study has been provided as Appendix T. BMC 38.400.070 - Street Lighting: The required public street light(s) must be included in a Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting and Electrical Specifications, prior to final plat or occupancy. Response: Acknowledged. BMC 38.270.020 - Construction Routes: A construction route map must be provided with the preliminary plat submittal showing how materials and heavy equipment will travel to and from the site. Response: Acknowledged BMC 38.270.030.B - Completion time for subdivisions: All improvements must be installed prior to the issuance of a building permit for any lot within a subdivision, except when concurrent construction is 18 an identified purpose of the initial project review and approved pursuant to the criteria established in subsection D of this section. The subdivider must meet the requirements of either subsection (1) or (2) for completion of street improvements. The option must be specified in the preliminary plat submittal. The applicant must specify during the preliminary plat submittal what pieces of infrastructure will be constructed prior to final plat. Response: Acknowledged. DSSP Plans and Specifications Review Policy A. -Plans, specifications, and submittals for public infrastructure improvements must be submitted to the City Engineering Department (projectdox) for infrastructure review after the preliminary plat is approved. Public infrastructure includes all water and sewer mains; all lighting, roadway and storm improvements within the public right-of-way. Response: Acknowledged. BMC 38.410.080.D - The applicant is advised stormwater facilities serving multiple lots in separate ownership must not be located on private lots or public right-of-way, common stormwater lots are required. Please see parks comments regarding stormwater facilities in parkland. BMC 40.04.720 - The applicant must draft a stormwater maintenance plan which defines ownership of stormwater facilities and shall create and maintain records of installation and maintenance and repair for the life of the development and shall be made available to the engineering department upon request. The stormwater design must consider maintenance access to the stormwater facilities. Response: Acknowledged. All stormwater lots serving multiple lots are located on common open space tracts that will be owned and maintained by the POA. It is noted that the Applicant has also submitted a zoning map amendment to change the zoning from R-1 and R-2 to REMU. This subdivision review will assume a REMU-zoned property. Response: Acknowledged. The REMU ZMA was approved by the City Commission on 12.13.2022. 1. 25 lots constitutes a major subdivision. Response: Acknowledged. There are 136 lots within South Range Crossing. 2. The Preliminary Plat (PP) shall include all applicable certifications pursuant to Bozeman Municipal Code (BMC) 38.240.400. a. The first sheet shall have all the signature blocks; b. Note that the last sheet shall list the Conditions of Approval; c. Either the first or the last sheet shall have a calculation box showing the parks requirements and parks provided; d. Please provide another calc box showing the Site’s land area and the land area devoted to (i) buildable lots; (ii) open space lots; (iii) park lots; (iv) roads; (v) stormwater facility lots; and the like; e. Please note the Floor Area Ratio (FAR) for the area devoted to single-household dwellings and for the rowhouses per BMC Table 38.320.040. 19 Response: Acknowledged. There is a calculation box included on the preliminary plat near the top left corner. Additionally, a calculation box has been included above. 3. I defer to Engineering but I see a need for a 1-foot no access easement along, at least, South 19th Avenue frontage; check the distance from the intersection of S. 19th and W. Graf for the access to the commercial lots; is the 20’ wide ditch maintenance easement in the correct location RE the actual watercourse? Show the alignment of the Middle Creek Ditch on the property. Response: The ditch easement was platted with Minor Sub 494 and is existing. The applicant team has been in coordination with the Middle Creek Ditch Company to protect this ditch. Additionally, this application proposes to create Open Space tracts along 19th eliminating the need for a 1’ no access strip. The open space tract will be owned and maintained by the POA. 4. No waiver of the 38.220.060.A.8 and A.9—Agricultural water facilities. Response: Acknowledged. please see the agricultural water facilities memo included as Appendix Y. 5. See 38.410.040 for Block size limitations. Response: There are no block size limitations in REMU. 6. Please be cognizant of 38.510.030.J, Special Residential Block Frontage standards for ground floor dwelling units. Meeting these standards may affect your lot line decisions. Response: Acknowledged. Each lot will be carefully studied to take this into account. Documented compliance with these standards will be included in any future site plan applications. We assume you are successful in changing the zoning from R-1 and R-2 to REMU. REMU Design and Development Standards 1. See BMC 38.310.060, 38.330.020, see 38.360.250 for rowhouse design, Response: Acknowledged. Documented compliance with these standards will be included in any future site plan applications. 2. Per 38.310.060.B.1, a Master Site Plan (MSP) submittal is required and may be submitted concurrently with a Preliminary Plat if you think lot lines would not be changed by the review of the MSP. Response: Acknowledged. A Master Site Plan Application is in process and will likely be submitted in a week or two following this submittal. 3. Definitions. Please see the BMC 38.700 definitions of dwelling, rowhouse, townhouse, household and setback. Please describe in detail your definition of “Build-for-Rent (BFR)―. It appears that you are proposing some lots with rowhouses and other lots with clusters of detached single- household dwellings; is this the case? The following are just a brief check list of REMU standards to consider in site planning. Note the density requirements of the REMU District, BMC Table 38.320.040, for single household dwellings (4,000 sf per unit per lot). Also, look at Note 1 at the bottom of that table for your rowhouse clusters. Response: Acknowledged. Documented compliance with these standards will be included in any future site plan applications. 20 4. See Table 38.330.020 for design standards for REMU Districts. Response: Acknowledged. Documented compliance with these standards will be included in any future site plan applications. 5. Per Table 38.310.040.C, rowhouses are limited to 5 or fewer attached units. Response: Acknowledged. Documented compliance with these standards will be included in any future site plan applications. BMC 38.230.100.A.12 - Please provide a detailed phasing plan with the preliminary plat submittal 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 & lighting, buildings, trails, and other critical infrastructure that is needed to support the specific phases of the development. It is advisable to color code infrastructure or create drawings for each phase of the development to clearly identify infrastructure proposed and existing with respective phases. Street lighting is required to be installed as necessary during each phase. DSSP V.A.5 - The applicant is advised to phase the project so the water system is looped during each phase where possible. Dead-end mains shall not exceed 500- feet. BMC 38.400.010.A.5 - Dead-end roads must comply with City design specifications and standards, and with any city-adopted International Fire Code. No dead-ends longer than 150 feet are permitted without an approved turn around for emergency vehicles during any phase or in the ultimate buildout. Response: Acknowledged. Please see Appendix E for additional information on proposed phasing. BMC 38.400.010 - South 19th Avenue must be widened to a principal arterial standard (including lighting) along the western edge of the property according to the City's Transportation Master Plan (TMP). A 10ft wide shared use path must also be constructed along South 19th Avenue adjacent to the subject property as defined in the PROST Plan and TMP. Ditches cannot be located in City ROW. It is unclear from the phasing plan when these improvements will occur. Response: South 19th avenue will be widened to the principal arterial standard. This design will match the Blackwood Groves design. Both properties to the north and south of South Range Crossing have a 6’ sidewalk along 19th. It is proposed to match those designs with the 6’ sidewalk. With the preliminary plat submittal please provide a master runoff coefficient map so it is clear how each lot drains and how the subdivision meets the City of Bozeman stormwater requirements. Please describe the ultimate destination of runoff in the event of a large stormwater event. Stormwater can't drain onto adjacent properties. Historical drainage must be maintained (ditches on S 15th Ave, S 19th Ave and the storm pipe under the W Graf Street round-a-about). Response: Acknowledged. This is included in the Stormwater Design Report. BMC 38.400.090 - Access The minimum full access spacing on an arterial is 660 feet and the minimum partial access spacing on an arterial is 315 feet. It is unclear what type of accesses the applicant is proposing onto South 19th Avenue. The minimum full access spacing on a collector is 330 feet and the minimum partial access spacing on a collector is 150 feet. It is unclear what type of access the applicant is proposing onto West Graf Street. 21 Response: The accesses along 19th have been determined in collaboration with the Engineering department. There is a minimum 330’ separation between each access along 19th. The Graf Street access is over 450’ from the nearest intersection. Additionally, it is proposed to connect Canter Avenue into the existing roundabout. The commercial lots are not proposed to have an additional access onto to Graff Street. At this time staff does not have enough information to comment on water and sewer capacities or infrastructure phasing requirements. During the preliminary plat the water, sewer and traffic reports will help answer these questions. Please see the engineering comments regarding project phasing and provide a more detailed phasing plan with the preliminary plat submittal. Please see fire comments regarding circulation and dead-ends. Response: Acknowledged. Please see the water, sewer and traffic reports included as separate appendices. This development is located near the higher elevation, or southern end, of the water pressure district which results in lower pressures for the development. It is recommended that all new developments factor this information into the size and planning of new structures, especially when there is a high density being serviced from a dead-end water main. Fire pumps may be necessary. Response: Acknowledged. The applicant is advised to consider pedestrian connectivity between Park 9 and the proposed park and align the park crossing on South 15th Avenue. A mid-block crossing will be required. Response: The layout of the parks has been updated in collaboration with the Parks Departments to increase the overall park frontage and connectivity. Specific Park improvements have been updated as well. Please see the Parks Master Plan included as Appendix V. The bearing along the south property line doesn't match the recorded plat or the Blackwood Groves final plat. Please check the bearing and property line. The 10ft road dedication along S 19th Ave seems to vary in width. Please check the linework. Please show the adjacent property lines and ROW on the plat so staff can check the required ROW widths. Response: This has been updated. South 19th Avenue is under jurisdiction of Montana Department of Transportation (MDT). The applicant must contact Kyle Demars at MDT to determine if the proposed work will require permitting or Systems Impact analysis. The MDT review process may impact the proposed development layout. In the event MDT requires changes, a modification or resubmittal will be required. All work within the MDT right-of-way must meet MDT standards and specifications. Please submit correspondence and approvals from MDT with the preliminary plat submittal. Response: It is our understanding that MDT’s jurisdiction of South 19th starts at Blackwood Road going south, and the City of Bozeman’s responsible for everything north of Blackwood Road. Therefore, MDT doesn’t require permitting or a Systems Impact Analysis. At this time there is inadequate information from FWP. The City has information from FWP suggesting the ditch along South 19th Avenue is jurisdictional which means it cannot be piped. BMC 38.220.020 - 22 Please submit a copy of all required streambed, streambank or wetland permits, or written notification from the appropriate agency that a permit is not required prior to infrastructure or final plat approval. Ditches must follow historical drainage and can't be located within City right-of-way. A permission form from the ditch owner must be provided to modify a ditch. Response: The Middle Creek Ditch has existed in its current location for a number of years. This application does not propose to relocate the ditch. The ditch will be piped only a minimal road crossing. There is ongoing coordination with the Ditch Company. The appropriate permits will be obtained prior to final plat. Overall circulation and layout acceptable. Be aware of any dead-end access roads over 150 feet and start considering addressing. Response: Acknowledged. BMC 38.560.140 - Required Address Signs: Prior to the preliminary plat submittal, the applicant is advised to discuss street naming and addressing for the project with the City Engineer's Office (Jenny Connelly). Response: Acknowledged. Street naming is still in process. The selection of proposed street names will be confirmed with Jenny. A 1 foot no access strip shall be placed along all lots fronting on South 19th Avenue. Response: The project has been designed to have an open space tract in front of all the lots fronting on south 19th Avenue. This open space will be owned and operated by the HOA. This open space tracts will eliminate the need for a 1’ no access strip on the plat. BMC 38.400.010 - South 15th Avenue must be built to a local street standard (including sidewalks and lighting) along the eastern edge of the property. South 15th Avenue will also need stormwater detention/retention facilities. Ditches cannot be located within City ROW. It is unclear from the phasing plan when these improvements will occur. BMC 38.400.120 - The applicant is encouraged to coordinate with the Bozeman public transit service (Streamline) to incorporate service into the development. Response: Acknowledged. BMC 38.420.080.D - Have north and central stormwater ponds as their own separate parcels. Adjust central stormwater pond to be a linear shape and align with park boundary edges. West-most stormwater pond is okay to be within parkland. Response: Acknowledged. the Stormwater design has been updated and stormwater ponds are no longer located within the parks. They are located on Common Open Space Lots. BMC 38.420.060 - Remove parkland central pathways and replace with perimeter sidewalks, especially along parkland fronting homes. Have one perimeter sidewalk designed as a SUP. Response: Response: The layout of the parks has been updated in collaboration with the Parks Departments to increase the overall park frontage and connectivity. 23 BMC 38.420.050 - Create a more direct N-S connection with the blackwood groves trail. This alignment should at minimum be aligned on both sides of the road crossing. Response: Response: The layout of the parks has been updated in collaboration with the Parks Departments to increase the overall park frontage and connectivity. Change future pickleball courts to more generic label of future sport courts. If these courts will be installed by the applicant, discuss with parks what sports these courts would serve. Response: Acknowledged. The pickleball courts have been updated to be multi-sport courts. Replace playground with skate dots. There are several playgrounds in the area, so there is a need to diversify recreation activities. Response: The layout of the parks has been updated in collaboration with the Parks Departments to increase the overall park frontage and connectivity. Specific Park improvements have been updated as well. Please see the Parks Master Plan included as Appendix V. The Middle Creek Ditch runs through the property. The applicant must address BMC code section 38.360.280 with the pre-application as stated in BMC 38.220.030.A.15. Please resubmit the pre- application and address this comment. All my other comments are information only and should be taken into consideration with the preliminary plat and final plat submittals. Response: Middle Creek Ditch will remain in its current location with minimal road crossing. Please see Appendix X showing the ongoing coordination with the Ditch Company. V. Documentation of Compliance - 38.220.060 1. Surface Water A Wetland Delineation report was prepared by Morrison Maierle for the entire South Range Crossing property and has been included as Appendix K. Historically and currently this site has been used for agricultural crop production and grazing. The findings presented in this report and the data collected, it is Morrison-Maierle’s professional judgement that waters of the U.S. are present within the project area in the form of approximately 1360.7 linear feet of stream/ditch that is identified as Middle Creek Ditch. No wetlands were observed in the project area during this investigation. 2. Flood Plains There are no floodplains located onsite and therefore this is not applicable. 3. Groundwater Groundwater monitoring was conducted throughout the 2022 season and is provided as Appendix M. Depth to seasonal high groundwater varied from near the surface in the wetlands to about 3-4’ below ground at the proposed lots. Proposed street and lot grading will raise the developed portions of the site approximately 2-3’ resulting in a typical depth to seasonal high groundwater in developed areas of about 4-7’. 4. Geology; Soils; Slopes 24 Rawhide Engineering conducted a field investigation of the site in 2022 and developed recommendations for development of the site in a report dated October 2022. A copy of that report is included in this application as Appendix L. The information below responds to the requirements BMC 38.220.060.A.4. Geologic Hazards There are no known natural geologic hazards on this property. This property is comprised of an undeveloped agricultural field that is mostly flat. This site does experience high ground water which is not uncommon for Bozeman. Due to this factor several building recommendations have been provided to mitigate any future development. Protective Measures Please refer to the paragraph above. Unusual Features There are no unusual features on the site. The site has high groundwater but this typical of most areas being developed in Bozeman and as such is not unusual. There are no slopes greater than 15% on site. Soils Map A soils map and NRCS soil information is included in the Geotechnical Report. Cuts and Fills It is not anticipated that cuts or fills will exceed 3’ for the project. 5. Vegetation The Montana Natural Heritage Program (MTNHP) maintains a statewide database for natural and human land cover. The subject is shown to consist of: Rocky Mountain Lower Montane, Foothill, and valley grassland (green on the map below); and Cultivated Crops (yellow on map below). 25 Protective measures Protective measure will be taken where appropriate but there are no identified critical plant communities or trees onsite. This land has historically been used for agriculture. Noxious Weeds and Revegetation plan A weed management plan is included as Appendix N. 6. Wildlife Fish, Wildlife and Parks was contacted to comment on the proposed development during the Pre- application stage of review. Their response letter has been included in this application as Appendix O. FWP had one main concerns in their review: 1. There is an irrigation ditch that convey water downstream to habitats that support popular recreational fisheries, and it is important to maintain a stream setback of 200’ to improve the condition of the streams within the proposed development. This was taken into consideration when the overall layout of the subdivision was laid out. In most cases the watercourse stream channel will be within an open space parcel, which will prevent any impactful development. Furthermore, the City of Bozeman has watercourse (& wetland) setbacks that apply to these streams which are intended to mitigate those concerns. Lastly, there are only a few locations where the overall stream channel is less than 100’ from a developable lot but in those cases the planned land use for those lots is relatively low density and should have minimum effect, if any, on the quality of the stream. Overall, the concerns of FWP have been effectively mitigated through the overall subdivision, and stormwater management layouts. 7. Agriculture The subject property is designated as Community Commercial Mixed Use according to the City of Bozeman Community Plan. The area included in this application is zoned Residential Emphasis Mixed Use (REMU) and has been annexed but is vacant. The buildable portion of the proposed subdivision is primarily residential in nature with some neighborhood commercial. Historically, an agricultural operation existed on this site, but that operation has since been terminated. This subdivision will not have adverse effects on surrounding agricultural operations. 8. Agricultural Water User Facilities All agricultural water uses facilities on and adjacent to this project will be protected and allowed to continue. The irrigation ditch will be piped for road crossing but will largely remain in is current location, within a 20’ easement. The Ditch Company has been contacted to ensure that all agricultural water uses facilities will be protected and that access for maintenance is adequately provided. Correspondence with the Ditch Company has been included in this application as Appendix X. 9. Water and Sewer Please see the preliminary water and sewer design reports included as Appendix P & Appendix R. Sewer 26 A majority of sewer mains within the project will generally flow to the north and connect to an existing 10” sewer main within Graff Street at a single location where an existing 8-inch sewer main stub exists. This 10” sewer main conveys wastewater west into an 18” main located within South 19th Avenue. A single residential lot proposed in the southeast corner of the SRX property will flow into an existing 8” main along South 15th Avenue via an existing sewer main stub. This wastewater will be conveyed generally east and then north through a network of 8-inch and 10-inch sewer mains that traverse through the Alder Creek Subdivision, Allison Subdivision, Figgins Addition to Bozeman Subdivision, and ultimately discharge to an existing 10-inch sewer main located within South 3rd Avenue south of Kagy Boulevard where it is conveyed north still via a network of sewer mains. Water The existing water infrastructure which surrounds the site is owned and operated by the City of Bozeman. There is an existing 12” water main located within Graf Street with two 8” stubs to the property, an existing 8” water main within South 15th Avenue with two 8” stubs to the property and an existing 8” water main extending north from Blackwood Groves Subdivision within Canter Avenue. South Range Crossing will tie into four existing water mains to create a looped distribution system with the project development. Tie in locations are as follows: ▪ 8” water main within South 15th Avenue o Existing 8” stub to property at intersection of Brookdale Drive o Existing 8” stub to property at intersection of Alder Creek Drive ▪ 8” water main at Canter Avenue o Existing 8” stub south of the project location (Blackwood Groves Subdivision) ▪ 12” water main within Graf Street o Existing 8” stub to property at intersection of Canter Avenue Fire protection will be provided by hydrants placed within the development at recommended spacing intervals and supplied by the new 8” mains proposed. This project involves installing approximately 10,470 feet of a new 8-inch Class 51 DIP water pipe, new fire hydrants, new fire service lines, and new domestic water services. Services will range in size from 1- inch to 6-inches, depending on projected future building design. Proposed public parks will be irrigated by wells. The planned total park irrigation is estimated to be approximately 6.33 acre-feet per year, within the 10 acre-feet exemption. Private lots and street boulevard landscaping will be irrigated with City water. The South Range Crossing Phase 1 Subdivision water main extensions will be designed in accordance with Montana Department of Environmental Quality Circular 1, and the City of Bozeman Design Standards and Specifications Policy. 27 Construction specifications will be Montana Public Works Standards and Specifications (MPWSS), and the City of Bozeman Modifications to MPWSS. 10. Stormwater Management A stormwater design report is included as Appendix S. Stormwater runoff from the Rights-of-Ways will be directed as street runoff to inlets and then conveyed to stormwater retention ponds swales for storage and treatment. 11. Streets, Roads & Alleys A street design report and traffic study has been completed for the development and are included as Appendix T. The following text is provided in the order outlined in BMC 38.220.060 A. 11. Description Streets within South Range Crossing Phase 1 Subdivision will be designed in accordance the City of Bozeman Design Standards and Specifications Policy. Construction specifications will be Montana Public Works Standards and Specifications (MPWSS), and the City of Bozeman Modifications to MPWSS. Bicycle and Pedestrian Pathways Transportation pathways are envisioned throughout this neighborhood to provide adequate connectivity for the community. All of the proposed streets will have the required sidewalks. Furthermore, there are several north/south and east/west trail connections through the park. Access to Arterials South Range Crossing will access South 19th Avenue (Principal Arterial) in 2 locations. The locations are separated by more than 330’. Individual lots will not have access to south 19th and will use internal locate streets for their accesses. furthermore, open there is an open space tract in front of all the residential lots along south 19th preventing any accesses to this road. Please see the traffic study for more information about these proposed intersections. Modification of Existing Streets Other than widening South 19th no other streets will be modified. Dust No gravel alleys are proposed and as such no dust control provisions are provided. Pollution and Erosion Maintenance of the proposed public streets will be completed by the City of Bozeman. Stormwater from streets will be mitigated in accordance with City of Bozeman Standards. Stormwater retention basins will also be maintained by the POA. Traffic Generation A Traffic Impact Study (TIS) has been conducted by Sanderson Stewart and is provided separately with the subdivision submittal. A trip distribution is an estimate of site-generated trip routing, which can be determined by several methods such as computerized travel demand models, calculation of travel time 28 for various available routes and/or simple inspection of existing traffic patterns within the project area. For this study, distribution percentages were calculated based on existing volumes collected for this study and the assumption that Fowler Lane would be extended between West Garfield Street and Stucky Road in the Future (2037) scenario. Figures 5 and 6 on pages 14 and 15, respectively, present the calculated trip distribution scheme for the SRX Subdivision. Capacity The Traffic Impact Study evaluates the level of service of intersections before and after the proposed development and identifies that on-site and nearby intersections future capacity. Traffic Calming At this time traffic calming does not appear to be necessary but at specific mid-block park crossing bulb out crossing have been proposed. Improvements and Securities All streets will be constructed with the subdivision improvements in accordance with BMC 38.270. It is anticipated that an Improvements Agreement and financial surety will be in place prior to Final Plat. Concurrent construction of subdivision and site improvements is proposed and a formal request including a plan has been included as Appendix I in this application. 12. Non-municipal Utilities The following publicly and privately owned utilities have been notified and provided copies of the Preliminary Plat for the South Range Crossing Neighborhood: · Northwestern Energy · Lumen (communications) · Charter (communications) · Yellowstone Fiber (communications) Copies of the letters to each of these utilities requesting design input are included, along with any other correspondence. 10’ utility easements are provided lot frontages for non-municipal utilities. Utility sleeves will be provided where non-municipal utilities cross streets. 13. Land Use. South Range Crossing will have 2 distinct residential product types and 8 commercial lots. The two residential types are Townhouse/Rowhouses and Build for Rent multifamily detached. Please see the narrative section above describing the two product types in detail. Additionally, please see the land use map included as Appendix B and the table breakdown below. 29 Number of Lots Area (in Acres) Percent of Total Townhouse/Rowhouse Lots 59 3.09 8% Multi Family 12 16.9 44% Area in Commercial Lots 8 3.76 10% Area in ROWs NA 7.71 20% Park Lots 4 3.87 10% Open Space Lots 9 2.60 7% Stormwater Lots 5 0.47 1% TOTAL Lots 97 38.4 100% 14. Parks and Recreation Facilities Please refer to the Parks Master Plan in Appendix V for all details on the proposed Parks and Recreation Facilities. 15. Neighborhood Center Plan The size and scale of the Property, along with the proposed zoning designations, allow for the creation of a diverse and dynamic focal point for all the residents and adjacent neighborhoods. It is anticipated that South Range Crossing will have 2 main focal points, the commercial center in the NW corner of the site and then the larger central park. The main focal point, while not included in this application, will be the area between South 25th Avenue, South 22nd Avenue and south of West Kagy Boulevard. The park area dedicated in phase 1 will aim to be the central focal point highlighting amenities centered around all ages. It is proposed that there will be multi-sport courts, ping pong tables, cornhole, custom seating features and pavilion shade structures. The commercial center while still under development aims draw in a wide range of users. The anticipated site plans will feature plazas in between buildings generating a community gathering space. Please see the Parks Master Plan Appendix V for more information about the phasing of park improvements and amenities. The qualifying criteria for this location are described below: 38.410.020.A.1 - The proposed neighborhood center is within 600’ of the geographical center of the site. 38.410.020.A.2 – This park is proposed to be developed in one phase. 38.410.020.A.3&4 - This neighborhood center has less than 100% frontage but more than 50%. Maintenance of this neighborhood center is further described in the Parks Master Plan Appendix E. 38.410.020.A.5&6 - This neighborhood center is also being used to meet our parkland requirements for the project. There is significant area in land used as open space with enhanced natural features and a nice gathering space in the middle. 16. Lighting Plan Per BMC 38.220.060 A. 16. a lighting plan is only required where lights are proposed other than within the street right-of-way. There are no subdivision lights proposed outside of the street right-of-way. The proposed location of lights within the right-of-way are shown on the preliminary civil plans. 17. Miscellaneous. 30 Public Lands There are no public lands adjacent to or within 200 feet of all sides of the subdivision. Additionally, the subdivision will not have any negative effect on access to any public lands. Hazards There are currently no hazards on site. Wildlands-Urban-Interface The proposed development is located a significant distance away from wildlands and Adjacent to urban development and major throughfares. It is not anticipated that any extraordinary provisions are required to reduce structure ignitability for the development. 18. Affordable Housing The State of Montana has limited Municipalities ability to enact Inclusionary Zoning and require affordable housing. It is the applicant’s intent to study the affordability and to provide affordable housing where reasonable. 19. Proposed subdivision advances the adopted growth policy. Please see the narrative section above documenting how this project advances goals and policies set forth in the Community Plan.