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HomeMy WebLinkAbout23020 Staff Report Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 1 of 28 Application No. 23020 Type Master Site Plan Project Name South Range Crossing Master Site Plan (MSP) Summary This is a 38.4-acre vacant Site that would provide 54% of the lot, 19.31 acres, as residential development in two types of housing: single-household detached dwelling units and townhome dwelling units. The total number of dwelling units is not known at this time but based on the Master Site Plan (MSP) Narrative from the Applicant, the 38-acre Site in the REMU zone may provide 248,500 gross square feet (gsf) of residential space or 5.7-acres with an average residential density of between 12 and 25 units per gross acre. This would produce from 68 to 142 dwelling units. However, the Applicant’s Master Park Plan anticipates the residential density to be 8 units per net acre or 154 dwelling units. There is no minimum or maximum residential density standard in the REMU, Residential Emphasis Mixed Use District. The District only seeks a mixed use development with the commercial space not to exceed 30% of the total gross square feet of development within the Site. The allowed commercial space within this Site would be 106,500 gsf. The MSP proposes a 3.76-acre commercial center in the northwest corner of the Site which would accommodate 41,500 gross square feet (gsf) of space. The MSP proposes 2.72 acres of common open space, 3.84 acres in public parkland, and 0.47 acres of grassy stormwater detention ponds at various locations throughout the Site. Internal streets would consume 7.71 acres of the Site (see Figure 6 below). The townhomes would be built on individual “fee simple” lots. It is anticipated that the townhomes would be for sale and the single household detached homes would be rental units. The development would be built in 5 phases. The Applicant’s detailed description of the proposed project can be found in the application materials labeled “001 SRX MSP Narrative” in the following link: https://weblink.bozeman.net/WebLink/Browse.aspx?startid=271943&cr=1 A separate subdivision application currently under review, No. 22390, would divide the Site into 97 lots consisting of 71 residential lots, 8 commercial lots, 4 park lots, 9 common open space lots, and 5 stormwater pond lots. Zoning REMU, Residential Emphasis Mixed Use Growth Policy Urban Neighborhood Parcel Size 38.4 acres Overlay District(s) Meadow Creek Subdivision Signal, Water and Sewer Payback District Street Address The property is addressed as 1700 West Graf Street, Bozeman, MT and is located at the southeast corner of West Graf Street and South 19th Avenue. Legal Description Currently, Lot 1 of Block 2 of Yellowstone Theological Institute Minor Subdivision No. 494 and proposed to be re-platted as the South Range Crossing Subdivision located in the NW ¼ and SW ¼ of Section 24, T2 S, R5 E, P.M.M., City of Bozeman, Gallatin County, Montana. For a more detailed property description please see Exhibit 1 of Appendix J of the application materials “South Range Crossing Phase 1 Design Manual” in the application materials link. Owner Providence Development Company, LLC Applicant Same Representative Tyler Steinway, Intrinsik Architecture, Inc. Staff Planner Susana Montana Engineer Simon Lindley Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 2 of 28 Noticing Public Comment Period Site Posted Adjacent Owners Mailed Newspaper Legal Ad 6/9/23 to 7/3/23 for the MSP; 6/9 to 8/1/23 for the Preliminary Plat 6/9/23 6/9/23 NA Advisory Boards Board Date Recommendation Development Review Committee 6/9/23 The application conforms to standards and is sufficient for approval with conditions and code provisions. Community Development Board acting as the Design Review Board Unanimously, 5 to 0, voted to recommend approval with conditions and code provisions as noted below in the DRB Motion. Design Review Board Recommended Motion: Having reviewed and considered the staff report, application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 23020 and move for the Community Development Board, in its capacity as the Design Review Board, to recommend approval of the South Range Crossing Master Site Plan with conditions and subject to all applicable code provisions. Full application and file of record: Community Development Department, 20 E. Olive St., Bozeman, MT Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 3 of 28 FINDINGS OF FACT AND APPEAL PROVISIONS CERTIFICATE A) PURSUANT to Chapter 38, Article 2, Bozeman Municipal Code (BMC), and other applicable sections of Ch.38, BMC, public notice was given, opportunity to submit comment was provided to affected parties, and a review of the Master Site Plan described in this report was conducted. The applicant proposed to the City a Master Site Plan (MSP) to permit development of a mixed commercial and residential development in the REMU, Residential Emphasis Mixed Use District. The purposes of the MSP review were to consider all relevant evidence relating to public health, safety, welfare, and the other purposes of Ch. 38, BMC; to evaluate the proposal against the criteria of Sec. 38.230.100 BMC, and the standards of Ch. 38, BMC; and to determine whether the application should be approved, conditionally approved, or denied. B) It appeared to the Director that all parties and the public wishing to examine the proposed MSP and offer comment were provided the opportunity to do so. After receiving the recommendation of the relevant advisory bodies established by Ch. 38, Art. 210, BMC, and considering all matters of record presented with the application and during the public comment period defined by Ch. 38, BMC, the Director has found that the proposed MSP would comply with the requirements of the BMC if certain conditions were imposed. Therefore, being fully advised of all matters having come before them regarding this application, the Director makes the following decision. C) The Master Site Plan has been found to meet the criteria of Ch. 38, BMC, and is therefore approved, subject to the conditions listed in this report and the correction of any elements not in conformance with the standards of the Title. The evidence contained in the submittal materials, advisory body review, public testimony, and this report, justifies the conditions imposed on this development to ensure that the Master Site Plan complies with all applicable regulations, and all applicable criteria of Ch. 38, BMC. On this __21st_ day of __July__, 2023, Anna Bentley, Director of Community Development, approved with conditions this Site Plan for and on behalf of the City of Bozeman as authorized by Sec. 38.200.010, BMC. D) This Director of Community Development’s project decision may be appealed by filing a documented appeal with and paying an appeal fee to the Clerk of the Commission for the City of Bozeman within 10 working days after the date of the final decision as evidenced by the Director’s signature, following the procedures of Sec. 38.250.030, BMC. DIRECTOR OF COMMUNITY DEVELOPMENT Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 4 of 28 RECOMMENDED CONDITION OF APPROVAL Please note that this condition is in addition to any required code provisions identified in this report. This condition is specific to this project. Additional conditions of approval and code corrections may be required and would be included with the final report provided to the Director of Community Development. 1. Payback Districts. The subject property is located within the Meadow Creek Subdivision Signal, Water and Sewer Payback District boundaries. If the subject property did not participate in the original cost of construction of improvements, the subject property will be assessed a payback charge prior to final Master Site Plan (MSP) 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& CODE PROVISION REQUIREMENTS 1. Sec. 38.100.080 – Compliance with regulations required. The Applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. 2. BMC 38.400.010, Streets and 38.400.110, Fire and Emergency Services Access. (a) According to the City's Transportation Master Plan (TMP), South 19th Avenue must be widened to a principal arterial standard (including lighting) along the western edge of the subject property; (b) A 10-foot shared use path must also be constructed along South 19th Avenue adjacent to the subject property according to the PROST Plan and TMP; and (c) South 15th Avenue must be extended northward to West Graf Street prior to development of Block 2, Lot 3; and (d) There must be no parking on the alleys serving both townhouse lots and the lots with detached houses in order to assure access for garbage trucks, fire engines and other emergency service vehicles. 3. BMC38.410.130, Water Adequacy. The proposed development must satisfy the City’s water adequacy code requirement prior to final MSP approval. If sufficient water rights cannot be provided to offsets the development's annual demand, then a cash-in-lieu of water rights (CILWR) payment will be required. If the developer owns water rights or shares in an irrigation company (i.e., Middle Creek User Association), please contact Brian Heaston (bheaston@BOZEMAN.NET) in the Engineering Department for an evaluation of the rights. For the CILWR fee determination please contact Griffin Nielsen (gnielsen@BOZEMAN.NET ) in the Engineering Department. CILWR fees for all multi-family, rowhouse, and commercial lots will be deferred until future development. A note will be included on the final MSP providing notice of the future development requirement and will list each lot that has been deferred. The CILWR fee will be required for all townhome lots. The pre-determination from the DNRC, demonstrating that the proposed use of groundwater wells to supply the irrigation demand to parks open space may be permitted under Montana’s exempt appropriation prior to the finalization of the CILWR fee determination. If allowed the water rights must be transferred to the correct owner (City of Bozeman for Park and the POA for the Open Space). After the irrigation systems are installed and put to use prior to filing the 602 forms with the DNRC the City must review the verify the information on the form and the correct ownership is listed. Please see the Parks Department comments for additional details. The property deeds will correctly note the transfer of the water rights. 4. BMC 38.270.030.D.2 – Concurrent Construction Improvements Agreement. a. The property owner must enter into an improvements agreement to ensure the installation of required infrastructure and other applicable improvements, to be secured by any security or securities found in Section 38.270.080. If a Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 5 of 28 financial security is used, the amount will be determined by the City and in an amount not less than 150 percent of the cost of the improvements verified against City publicly bid unit prices, where such are available. If no publicly bid unit prices are available, any cost estimate acceptable to the City may be used. The security must be in the name of the City and must be at least six months longer than the time of performance allowed/required by the Improvements Agreement. b. BMC 38.270.030.D.4 – Infrastructure Improvements. Approval of the final engineering design, including location and grade, for any public infrastructure must be obtained from the City Engineering Department, and the Montana Department of Environmental Quality when applicable, prior to issuance of any building permit for the development. c. BMC 38.270.030.D.6 – Liability Insurance. The developer must provide and maintain hazard and commercial general liability insurance. Insurance policies must not be canceled without at least 45 days prior notice to the City. The commercial general liability policy must name the City as an additional insured. The developer must furnish evidence, satisfactory to the City, of all such policies and the effective dates thereof. d. BMC 38.270.030.D.11 – Indemnification. The developer must execute a hold harmless and indemnification agreement indemnifying, defending and holding harmless the City, its employees, agents and assigns from and against any and all liabilities, loss, claims, causes of action, judgments and damages resulting from or arising out of the issuance of a building permit under this section. e. BMC 38.240.450.A – Completion of Public Improvements Statement. Where improvements are to be installed prior to final MSP approval, the final MSP must contain a certificate of completion of public improvements. The certificate must list all completed and accepted improvements. 5. BMC 38.400.070 - Street Lighting. The required public streetlight(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 MSP approval. 6. BMC 38.410.060 – Easements. All easements, existing and proposed, must be accurately depicted. Public utilities are to be located within dedicated street rights-of-way (ROW). All easements indicated below must be provided on City standard easements templates. Drafts must be prepared for review and approval by the City. Signed hard copies of the easements must be submitted to the City prior to construction and/or final MSP approval, whichever is sooner. The Applicant may contact the review engineer to receive standard templates. Required Easements: 10-foot-wide Public Utility Easements; 20-foot-wide Trail Easement along South 19th Avenue; 10-foot-wide Public Street and Utility Easement along South 19th Avenue; 60-foot-wide Public Street and Utility Easement; 30-foot-wide Water and Sewer Pipeline Access Easement; and the 30-foot-wide Storm Drainage Easement. 7. BMC 38.400.110. Pedestrian Circulation. Sidewalks must be provided along all park and open space lots in the first phase of development of the Site. 8. BMC 38.220.020.A, Streambed, Streambank, and/or Wetlands Permits. The Applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.). Any required permits must be obtained by the Applicant and provided to the Community Development Department prior to construction and/or final MSP approval, whichever is sooner. A permission form from the Middle Creek Ditch owner and downstream water user must be provided to modify a ditch. Ditches must follow historical drainage. 9. BMC 410.060.D.1, Agricultural Water User Easements. Prior to final MSP approval, the Applicant must establish an agricultural water user facility easement for the Middle Creek Ditch traversing the western boundary of the Site as well as one for the existing ditch laterals traversing the southern and eastern boundaries of the Site or provide sufficient Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 6 of 28 information pursuant to Sec. 38.410.060.D.5 to allow for removal of these former ditch laterals from the Site. The Natural Streambed and Land Preservation Act, also known as "The 310 Law" is administered by the Conservation Districts. The purpose of the 310 law is to keep rivers and streams in as natural or existing condition as possible, to minimize sedimentation, and to recognize beneficial uses. The determination by the conservation district that Middle Creek Ditch requires a 310 Permit does not mean the waterway is deemed a “watercourse” per the definition of the BMC and, therefore, requiring a 50-foot watercourse setback. Section 38.700.210 definition of watercourse specifically excludes “any facility created exclusively for the conveyance of irrigation water or stormwater.” The proposed development will “cross” the ditch in two locations to extend Southbridge Drive and Brookdale Drive within the Site westward to S. 19th Avenue. The development will also realign the ditch along the Site’s western boundary to allow the widening of S. 19th Avenue on its east side. Those impacts to the ditch would be addressed in the 310 Permit application. The location of the realignment and the restoration of vegetation and similar features of the ditch must be addressed in the infrastructure plan for the MSP and in the site plan for any lot abutting S. 19th Avenue. The Applicant must provide with the infrastructure plan written permission from the Middle Creek Ditch Company and applicable downstream water user(s) granting permission to modify/realign the ditch. 10. BMC 38.360.280. - Agricultural Water User Facilities: a. The Applicant must provide written notice to all applicable water users and/or agricultural water facility authorized representatives of the proposed development per BMC 38.360.280.B.1; b. The Applicant must provide with the final MSP application written permission from the Middle Creek Ditch Company and applicable downstream water user(s) authorizing the modification/realignment of the ditch; c. The development will also realign the ditch along the Site’s western boundary to allow the widening of S. 19th Avenue on its east side. Impacts to the ditch would be addressed in the 310 Permit application and the location of the realignment, the restoration of vegetation and similar features of the ditch must be addressed in the infrastructure plan for the subdivision; d. Mitigation of impacts to the existing ditches including the proposed culverts, must be coordinated with easement holders and shall consider comments received from affected water users of the existing ditches. The developer’s professional engineer must certify, prior to final master site plan approval, that the water entering and exiting the piped ditches are the same quality and amount of water that entered or exited the facility prior to adjustment; and e. For the existing ditch lateral traversing the south side of the subject property. Prior to final site plan approval, the developer must establish an agricultural water user facility easement pursuant to Sec. 38.410.060.D.1 or provide sufficient information pursuant to Sec. 38.410.060.D.5 to allow for the removal of the ditch lateral from the subject property. 11. Irrigation Facilities BMC 38.410.060.D.4. - Stormwater discharges to an agricultural water user facility. Stormwater from the development must not be discharged to an agricultural water user facility without written approval from the owner of the facility and corresponding stormwater conveyance easement(s). Any required stormwater conveyance easements must be provided prior to final MSP approval. 12. PARKS Master Plan a. Prior to final MSP approval, the Applicant must submit a revised Parks Master Plan that positively addresses the comments made by the Parks Department on the March 2023 draft Plan; b. A preconstruction meeting with the Parks Division is required prior to any site work within the park area. Applicants must provide final park plans with all parkland improvements proposed and schedule a preconstruction meeting at least 30 days prior to planned commencement of parkland construction; c. BMC 38.240.180.A.3 Applicant to provide deeds for parkland prior to final MSP approval; d. BMC 38.240.180.A.3.e.(1) & BMC 38.240.450. Public park improvements must be included in the certificate of public improvements prior to final MSP approval; Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 7 of 28 e. Private utilities are not allowed within parkland; f. If well/irrigation improvements are accepted by Parks Dept prior to final MSP approval, then the Applicant must follow these steps: 1) Complete 602 Form Notice of completion of exempt groundwater development. Form 602 is completed by developer, then reviewed by City for completeness/accuracy, and 2) File warranty deed transferring fee title to parkland. If well/irrigation improvements are financially guaranteed under an IA prior to final MSP approval, then follow these steps: 1) File warranty deed transferring fee title to parkland. 2) Complete well/irrigation improvements. Prior to release of financial security and closeout of IA, developer to complete 602 Form for review by City. g. Resolution 4784 - Move berm 5'-8' away from sidewalks to avoid overspray from irrigation nozzles onto hardscape. Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 8 of 28 Figure 1: Location Map Figure 2: Vicinity Map Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 9 of 28 Figure 3: Community Plan Future Land Use Designation (see Appendix A for details) Figure 4: Zoning Map Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 10 of 28 Figure 5: Master Site Plan Land Use Map “Build to Rent” cottage houses For-sale townhouse lots Commercial space Parks and open space Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 11 of 28 Figure 6-: Master Site Plan Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 12 of 28 Figure 7: Block Frontage Designation Map Landscape Block Frontage Trail/Park Block Frontage Mixed Block Frontage Special Residential Block Frontage Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 13 of 28 Figure 8: Phasing Plan Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 14 of 28 Figure 9: Agricultural Ditch Locations Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 15 of 28 Figure 10: Trail/pedestrian circulation network Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 16 of 28 Figure 11: Trail/pedestrian circulation network Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 17 of 28 ANALYSIS AND FINDINGS Analysis and resulting recommendations based on the entirety of the application materials, municipal codes, standards, plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Plan Review, Section 38.230.100, BMC In considering applications for plan approval under this title, the Director of Community Development shall consider the following: 1. Conformance with Article 1 - Consistency with the City’s adopted Growth Policy 38.100.040.D Meets Code? Growth Policy Land Use Urban Neighborhood Yes Zoning REMU, Residential Emphasis Mixed Use (by rezoning application No.22279) Yes Comments: The Urban Neighborhood land use category “primarily includes urban density homes in a variety of types, shapes, sizes, and intensities. Large areas of any single type of housing are discouraged. In limited instances, an area may develop at a lower gross density due to site constraints and/or natural features such as floodplains or steep slopes. Complementary uses such as parks, home-based occupations, fire stations, churches, schools, and some neighborhood-serving commerce provide activity centers for community gathering and services”. [Bozeman 2020 Community Plan]. The REMU District is an implementing zoning designation for the Urban Neighborhood land use designation. The proposed Master Site Plan (MSP) would provide housing and commercial uses within the Site, along with City Parks and common open space areas. Per Code Provision No. 2, the widening of South 19th Avenue and extension of South 15th Avenue to West Graf Street would enable the MSP to provide adequate access to the development. Please see Attachment A below for relevant Community Plan Goals and Policies addressed by this Project. Meets Code? Condominium ownership NA Comments: The townhomes will be fee-simple-owned on individual lots and the single-household detached homes grouped onto large lots will be rentals. The commercial lots may be owned or rentals. Should condominium developments be desired at a later date, they must comply with all provisions of the Unit Ownership Act, MCA 70-23-101, and must comply with BMC 38.360.100. The Applicant must submit a Condominium Review application to the Community Development Department to create condominiums for the development. 3. Conformance with Article 2, including the cessation of any current violations (38.200.160) Meets Code? Current Violations Yes Comments: There are no known code violations on this Site. 4. Conformance with Article 2 - Submittal material (38.220) requirements and plan review for applicable permit types (38.230) Meets Code? Master Site Plan Yes, with conditions and code provisions. Submittal requirements 38.220.100 Yes Phasing of development 38.230.020.B No. of phases: 5 Yes Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 18 of 28 Comments: No landscape plan, streetscape or building designs were submitted with this MSP application and, therefore, those parameters will be addressed with individual lot site plans. Any additional use permit (Conditional Use Permit) 38.230.120 or (Special use Permit) 38.230.120 Meets Code? Yes Comments: This application is for a Master Site Plan (MSP). Individual lots within the development will require their own site plan application, review, and approval. Development of those lots would follow the land use designations, design manual/guidelines, Park Master Plan standards and overall development standards of this MSP and would meet the conditions of approval and code provisions noted herein for the MSP. 5. Conformance with Article 3 - Zoning Provisions (38.300) Meets Code? Permitted uses 38.310 REMU allows commercial space of up to 30% of the gross floor area of residential development on the Site and it seeks a variety of housing types. Yes Form and intensity standards 38.320 Zoning: REMU Setbacks (feet) Structures Parking / Loading Yes Front 10’ to 15’ 10’ Rear 10’ 10’ Side 5’/ 0’ for attached townhomes NA Alley NA NA Comments: The South Range Crossing Phase 1 Draft Design Manual, dated December 2022, specifies that all development and buildings must follow local laws and codes. Apart from that, the Design Manual offers design guidance and development standards for the design of the buildings as well as for the landscaping of the MSP lands. Lot coverage Provided: To Be Decided (TBD) Allowed: 75% Meets Code? Yes Building height Provided: TBD Allowed: Depending upon roof pitch. 35’ to 44’ Yes Comments: The Draft Design Manual does not specify building heights. All buildings within the development must meet REMU height limits. Applicable zone specific or overlay standards 38.330-40 NA Comments: NA General land use standards and requirements 38.350 Yes Comments: The single-household units must meet the parking standards of 38.350.070. Please see Section 7d below. Applicable supplemental use criteria 38.360 NA Supplemental uses/type NA Comments: The Applicant labels the detached, single-household dwelling units as “Build To Rent” cottages. They are not “cottages” within the meaning of the BMC 38.360.120 Cottage housing subdivision context. The sizes of those dwelling units have not been stated at this time; they can be any size that meets building and FIRE codes for habitation. Wireless facilities 38.370 NA Affordable Housing 38.380.010 NA Affordable housing plan NA Comments: It is anticipated that all dwelling units within this Site would be either sold or rented at market rates as there is no restriction on sale or rental rates for these units. Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 19 of 28 6a. Conformance with Article 4 - Community Design Provisions: Transportation Facilities and Access (38.400) Meets Code? Streets 38.400.010 Yes, with Code Provision 2 and with Engineering’s approval of the 2 street variance requests. Street and road dedication 38.400.020 Meets Code? Yes, with approval of the 2 street variance requests and Code Provision 2. Access easements Yes, with Code Provision 6 Level of Service 38.400.060 “C” or better Transportation grid adequate to serve site Yes, with Condition 1 and Code Provisions 2 and 5 Comments: The Applicant provided a Traffic Impact Study (TIS) by the engineering firm of Sanderson-Stewart addressing intersection capacity of streets serving the proposed development. Level of service (LOS) is defined as a quality measure describing operational conditions within a traffic stream, generally in terms of such service measures as speed and travel time, freedom to maneuver, traffic interruptions, comfort, and convenience. LOS is a qualitative measure of the performance of an intersection with values ranging from LOS A, indicating good operation and low vehicle delays, to LOS F, which indicates congestion and longer vehicle delays. Per BMC 38.400060.B.4, LOS C is generally considered the minimum acceptable performance level for planning and design purposes, though exceptions are made in certain cases. The results of the Existing Conditions (2022) intersection capacity calculations showed that all intersections currently operate at LOS C or better during both the AM and PM peak hours except for the South 19th Avenue/Kagy Boulevard intersection, which operates at LOS D on the east and west legs during the AM peak hour. The Applicant has requested two street variance/modifications to City street design codes as part of the companion subdivision preliminary plat application: (1) requesting an access modification to BMC 38.400.090.H regarding the use of shared approaches to Canter Avenue and Providence Drive and (2) modification from the centerline radius or a local road standard for Richland Drive per Table IV-2 of the City of Bozeman Design Standards and Specifications Policy (dated March 2004). The curve at approximately Station 2+86 is intended to function as 90-degree corner and shall not function as a standard local road with a larger design speed for navigational purposes, therefore it shall not require a large centerline radius. This 90-degree configuration provides the most efficient use of land without endangering public health, safety, and welfare. The companion South Range Crossing preliminary plat application proposes to create non-compliance with BMC 38.400.090 for the access spacing on a local street. The Applicant has satisfied the access modification requirements in BMC 38.400.090.H and provided sufficient documentation and reasoning to support the non-compliance. Based on the information provided with the application, the Director of Transportation and Engineering and City staff support the access modification request. The South Range Crossing preliminary plat application proposes to create non-compliance with Bozeman Design Standards Table IV-2 for the minimum centerline on a local street. The Applicant has provided sufficient documentation and reasoning to support the non-compliance. Based on the information provided with this application, the Director of Transportation and Engineering and City staff support the centerline radius deviation request. The Site lies within the Meadow Creek Subdivision Signal, Water and Sewer payback district and may be assessed a payback charge for previous improvements serving this development per Condition of Approval No. 1. Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 20 of 28 Per Code Provision 2, BMC 38.400.010 – Streets and 38.400.110, Fire and Emergency Services Access: (a.) South 19th Avenue must be widened to a principal arterial standard (including lighting) along the western edge of the subject property according to the City's Transportation Master Plan (TMP); (b.) A 10-foot shared use path must also be constructed along South 19th Avenue adjacent to the subject property according to the PROST Plan and TMP; (c.) South 15th Avenue must be constructed to a local street standard (including lighting and stormwater) with 60-feet of right-of-way from Brookdale Drive to W. Graf Street prior to future development on Block 2, Lot 3; and (d.) There must be no parking on the alleys serving both townhouse lots and the lots with detached houses in order to assure access for garbage trucks, fire engines and other emergency service vehicles. These measures are intended to assure adequate capacity and levels of service (LOS) to serve the development and would assure connectivity to surrounding transportation facilities. Sidewalks 38.400.080 Yes, with Code Provisions 2 and 7. Comments: Per 38.400.110 and Code Provision No. 7, sidewalks must be provided along all park and open space lots in the first phase of development of the Site. Drive access 38.400.090 Access to site: 6 Yes Fire lanes, curbs, signage and striping Yes Comments: There is 1 access to Graft Street to the north; 2 access points to S. 19th Avenue to the west; 1 access to the Blackwood Groves Canter Avenue to the south; and 2 access points to S 15th Avenue to the west. Street vision triangle 38.400.100 Yes Transportation pathways 38.400.110 Yes Pedestrian access easements for shared use pathways and similar transportation facilities Yes, with Code Provisions 2(b), 2(d) and 7. Public transportation 38.400.120 Yes Comments: Internal streets are placed and designed to continue road alignments in the vicinity, to the extent possible. The trails and pedestrian circulation network also continue this connectivity to surrounding neighborhoods, as is shown on Figures 10 and 11 above. Code Provision No. 7 requires sidewalks abutting all park and open space lots to be developed in the first phase of development of the Site. Per Code Provision No. 2 (d), there will be no parking on the alleys serving both townhouses and cottage houses in order to assure adequate access to garbage trucks, fire engines and other emergency service vehicle to homes along the alleys. 6b. Conformance with Article 4 – Community Design Provisions: Community Design and Elements (38.410) Meets Code? Neighborhood centers 38.410.020 Yes Comments: The City Park 1 in the southern portion of the Site would be designed to offer amenities that would serve as a recreation and gathering place for residents. Code Provision No. 12 would require the Applicant to address Parks’ process and design comments prior to final MSP approval. Lot and block standards 38.410.030-040 Yes Midblock crossing: rights of way for pedestrians’ alternative block delineation Yes Comments: The east-west orientation of Park 1 and 2 provide pedestrian routes that serve as mid-block crossings as would Brookdale Drive in the northern portion of the Site. Both the north-south Canter Avenue and “Street A” would serve as mid-block crossings. If the development is adjacent to an existing or approved public park or public open space area, have provisions been made in the plan to avoid interfering with public access to and use of that area NA Provisions for utilities including efficient public services and utilities 38.410.050-060 Yes Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 21 of 28 Easements (City and public utility rights-of-way etc.) Yes, per Code Provision 6. Water, sewer, and stormwater Yes, per Condition 1 Other utilities (electric, natural gas, communications) Yes CIL of water rights (CILWR) Yes, with Code Provision 3 Comments: The companion South Range Crossing Major Subdivision, Project No. 22390, will assure the provision of all easements, utilities, rights-of-way and water and sanitary sewer services. Private utility facilities can be accommodated on-site. Stormwater facilities would be provided on-site and would be owned and maintained by the subdivision Property Owners Association (POA). BMC 38.410.130, Water Adequacy. Development within the MSP must satisfy the water adequacy code requirement per Code Provision No. 3. If sufficient water rights cannot be provided to offset the development's annual demand, then a cash-in-lieu of water rights (CILWR) payment will be required. The City assesses the CILWR fee at a rate of $6,000 per acre-foot. Compliance for commercial and multi-family lots will be deferred until future site development and require a note to this effect listed on the MSP. Please contact Griffin Nielsen with the Engineering/Utilities Department directly at gnielsen@bozeman.net or (406) 582-2279 with any questions regarding the water adequacy code. Written documentation will need to be provided from the DNRC, demonstrating that proposed exempt wells are allowed, prior to the future subdivision preliminary plat adequacy. If allowed, the water rights for each of the wells must be filed and transferred to the party taking ownership of the irrigated land (City for the Parkland and POA for the open space). The City will require the 602 forms for the parkland be reviewed and approved prior to filing. If the owner has Middle Creek Ditch Company shares, the City would be interested in acquiring the shares to meet all or a portion of the developments water adequacy requirements. The owner should contact Brian Heaston with the Engineering/Utilities Department directly at bheaston@bozeman.net or (406) 582-2282 to discuss Middle Creek Ditch Company shares. Finally, The City would like to make the developer aware of its current high-efficiency fixtures rebate program for multi-family residential units which will provide a rebate of approximately twenty percent (20%) of a CILWR fee paid for the installation of high-efficiency water fixtures (toilets, washers, and shower heads). To participate in the program will require entering into City’s standard High-Efficiency Rebate Agreement (the City standard agreement template has been uploaded to the project file) prior to the future site plan approval. If there are any questions about the program or agreement, please reach out to Griffin Nielsen. Irrigation Facilities BMC 38.410.060.D.4. - Stormwater discharges to an agricultural water user facility: Per Code Provision 11, stormwater from the development must not be discharged to an agricultural water user facility without written approval from the owner of the facility and corresponding stormwater conveyance easement(s). Any required stormwater conveyance easements shall be provided prior to final master site plan approval. BMC 38.360.280. - Agricultural Water User Facilities: Per Code Provision 10, the Applicant must provide written notice to all applicable water users and/or agricultural water facility authorized representatives of the proposed development per BMC 38.360.280.B.1. The Applicant must provide copies of the letters and materials sent to contact. Mitigation of impacts to the existing ditches including the proposed culverts, must be coordinated with easement holders and shall consider comments received from affected water users of the existing ditches. The developer’s professional engineer must certify, prior to final master site plan approval, that the water entering and exiting the piped ditches are the same quality and amount of water that entered or exited the facility prior to adjustment. Municipal infrastructure requirements 38.410.070 Meets Code? Yes Comments: See above. Grading & drainage 38.410.080 Yes Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 22 of 28 Location, design and capacity of stormwater facilities Meets Code? Yes Stormwater maintenance plan Yes Landscaping: native species, curvilinear, 75% live vegetation 38.410.080.H Yes Comments: Stormwater facilities would be provided on-site and would be owned and maintained by the POA. All landscape plans for individual lots must meet BMC standards. The MSP application materials include landscape plans for the Park and open space lots. Watercourse setback 38.410.100 NA Agricultural Water User Facilities 38.220.060.A.8 Yes, per Code Provisions 8, 9, 10 and 11. Agricultural Water User Facilities 38.220.060.A.8 - [From the December 9, 2022 South Range Crossing Agricultural Water User Facilities Memo by Morrison-Maierle.] The following agricultural water facilities are present on the subject property: “A segment of Middle Creek Ditch (presumed): Beginning at the southwest corner of the subject property, water flows northwards in what is presumed to be Middle Creek Ditch. A headgate was located at this southwest corner where the ditch diverged, flowing both west, underneath 19th Avenue, as well as north, along the western edge of the subject property. At the NW corner of the subject property the water culminates into a pipe and is transported subsurface beneath Graf Street where it is discharged into an open ditch and is further conveyed north. Abandoned irrigation ditches (2): Two segments of an abandoned man-made channel run along the south and east edges of the subject property (see attached map [Figure 9]). The relic feature on the southern edge of the property was narrow, fully vegetated, and tapered off as it approached the southwest corner of the subject property. At this southeast corner of the property, the channel took a sharp turn to follow the eastern edge of the property. Existing stormwater detention pond discharge piping was observed at this sharp turn. The gradient and location thereof indicated that stormwater was drained from the adjacent neighborhood into the channel. The channel on the eastern edge of the investigation area was wide, had gently sloping banks, and was fully vegetated (see Figure 9). The eastern channel culminated in a culvert underneath West Graf Street. According to the Water Resources Survey for Gallatin County, Montana, segments, and/or private diversion laterals of Middle Creek Ditch were located on the subject property at the time of publication in 1953. One segment followed the west edge of the property, between the property boundary and 19th Avenue, and the other followed the south and eastern boundary. It is presumed that the abandoned irrigation ditches on the south and eastern boundary of the subject property are relic branches of Middle Creek Ditch. Historical aerial imagery of the area suggests that Middle Creek Ditch had a branch that flowed through the south-central area of the subject property until at least 2014. Imagery past this point indicates that this channel was removed or routed around the subject property, reflecting the current-day features and conditions observed in the field. Morrison-Maierle Scientists and Engineers met with the Conservation District on December 7, 2022 and determined that the active channel on the western edge of the subject property is Middle Creek Ditch and is classified as a stream/ditch. The remnant private diversion laterals are not jurisdictional. In a January 12, 2023, letter to the Applicant, the Gallatin Conservation District (GSD) states that the Site and area has been extensively studied by resource professionals and has been designated as a stream/ditch. As such, Gallatin Conservation District has jurisdiction over the Middle Creek Ditch waterway within the Site and a 310 permit for projects impacting the bed and/or banks is required. The Natural Streambed and Land Preservation Act, also known as "The 310 Law" is administered by the Conservation Districts. The purpose of the 310 law is to keep rivers and streams in as natural or existing condition as possible, to minimize sedimentation, and to recognize beneficial uses. The determination by the GSD that Middle Creek Ditch requires a 310 Permit does not mean the waterway is deemed a “watercourse” per the definition of the BMC and, therefore, requiring a 50-foot watercourse setback. Section 38.700.210 definition of watercourse specifically excludes “any facility created exclusively for Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 23 of 28 the conveyance of irrigation water or stormwater.” The proposed development will “cross” the ditch in two locations to extend Southbridge Drive and Brookdale Drive within the Site westward to S. 19th Avenue. The development will also realign the ditch along the Site’s western boundary to allow the widening of S. 19th Avenue on its east side. Per Code Provision 9, those impacts to the ditch would be addressed in the 310 Permit application. The location of the realignment, the restoration of vegetation and similar features of the ditch would be addressed in the infrastructure plan for the subdivision and in the site plan for any lot abutting S. 19th Avenue. Several culverts are planned to be installed at road crossings, but the development does not propose changing the volume, flow, or quality of the water therein. The eastern remnant/abandoned irrigation channel is proposed to be maintained as a stormwater conveyance feature for the development; as the neighboring subdivision to the south, Blackwood Groves, also uses it for this purpose. Stormwater detention ponds may also discharge to the eastern remnant channel at pre-development discharge rates. There are no current plans to utilize the remnant channel on the southern edge of the subject property for stormwater conveyance.” The proposed development would no longer require water from any existing surface water rights or shares from the Middle Creek Ditch Company (if present) since the formerly irrigated agricultural field has been eliminated (the field is not currently actively irrigated). If private water rights do exist, they may be used for irrigation of park spaces and/or transferred to the City of Bozeman as part of the entitlement process. The relic irrigation channel on the east edge of the subject property would be incorporated into the development plan as stormwater drainage, while the southern channel would be removed. Please see Code Provisions 1, 8, 9,10 and 11. 6c. Conformance with Article 4 – Community Design Provisions: Park and Recreation Requirements (38.420) Meets Code? Parkland requirements 38.420.020.A There are 2 types of housing proposed and an undetermined number of total dwelling units. However, the Master Park Plan uses the density ratio of 8 DU/net AC. Yes Cash donation in lieu (CIL) 38.420.030 NA Improvements in-lieu $352,533 Yes Comments: The Applicant has provided a Parks Master Plan with the subdivision application. Please see the table below for details of the parkland requirements. Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 24 of 28 Please note that the parkland calculations are expected to change when the correct number of dwelling units proposed is established. The Park Master Plan can be seen in the Documents folder of the Application materials as Appendix F. Park Frontage 38.420.060 Yes Park development 38.420.080 Yes Recreation pathways 38.420.110 Yes Park/Recreational area design Yes The City Park 1 meets the minimum standard for park frontage, at 50%. The Applicant will build out the Parkland according to their phasing plan found on page 11 of their Project Narrative Document labeled “001 SRX MSP Narrative”. The details of the phasing plan can be seen in the “Appendix E, Phasing Plan”. 7a. Conformance with Article 5 – Project Design: Block Frontage Standards (38.510) Meets Code? Block frontage classification Types: Landscape; Trail/Park; Mixed; and Special Residential Block Frontages Yes Departure criteria None NA Comments: The Block Frontage diagram for internal lots are mostly Landscape BF with the exception of lots facing or fronting on open space or parks. All of the ground-floor dwelling units must meet the safety and privacy standards of the Special Residential Block Frontage. 7b. Conformance with Article 5 – Project Design: Site Planning and Design Elements (38.520) Meets Code? Design and arrangement of the elements of the plan (e.g., buildings, circulation, open space and landscaping, etc.) so that activities are integrated with the organizational scheme of the community, neighborhood, and other approved development and produce an efficient, functionally organized and cohesive development Yes Relationship to adjacent properties 38.520.030 Yes Non-motorized circulation and design systems to enhance convenience and safety across parking lots and streets, including, but not limited to paving patterns, pathway design, landscaping and lighting 38.520.040 Yes Comments: Figure 10 above shows the pedestrian network within this development. Design of vehicular circulation systems to assure that vehicles can move safely and easily both within the site and between properties and activities within the general community 38.520.050 Yes, with Condition No. 1 and Code Provision 2. Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 25 of 28 7d. Conformance with Article 5 – Parking (38.540) Meets Code? Parking requirements 38.540.050 TBD Parking requirements residential 38.540.050.A.1 Reductions residential 38.540.050.A.1.b Parking requirements nonresidential 38.540.050.A.2 Reductions nonresidential 38.540.050.A.2.c Provided off-street Provided on-street Bicycle parking 38.540.050.A.4 Comments: As the number of dwelling units and the square footage of commercial space is not known at this time, the parking requirements are not known. However, each lot will have its own site plan application, review and determination of Code compliance. Comments: Even through the single-household detached dwellings are grouped or clustered on large lots, the individual houses must provide on-site parking meeting the standards of 38.350.070—Parking and Garages for Single to Four Household Residential Uses. For the townhouse dwellings, the on-site parking must meet the standards of Table 38.320.040, Note 12 which states: Special garage standards for single to four-household uses. To ensure that the subject housing types contribute to a community-oriented, pedestrian-friendly streetscape, they must comply with the following specific standards of this chapter: Internal roadway design 38.520.050.D Yes Comments: The pedestrian circulation network for this development is shown on Figures 10 and 11. Several lots are only accessed by private alleys which are 20- and 30-feet in width. These alleys will be owned and maintained by the subdivision Property Owner’s Association. Due to the narrowness of these alleys which provide vehicular access to townhouse or single-detached homes, Code Provision No. 2 (d) prohibits parking along these alleys in order to assure access to homes by emergency service vehicles and by trash removal trucks. It is noted that the Director of Transportation and Engineering has approved the Applicant’s street design variances. On-site open space 38.520.060 Yes Total required TBD Total provided 2.72 acres Comments: Because the total number of dwelling units and commercial space is not yet known, the total required residential and non-residential open space is not known. However, the Applicant is stating at this time that 2.72 acres of open space spread out throughout the development in 9 separate lots will be designed, landscaped and amenitized as usable open space. In addition, 5 lots for stormwater ponds or underground stormwater detention facilities will be spread out throughout the development and will be landscaped. Location and design of service areas and mechanical equipment 38.520.070 NA Comments: TBD 7c. Conformance with Article 5 – Project Design: Building Design (38.530) Meets Code? Compatibility with, and sensitivity to, the immediate environment of the site and the adjacent neighborhoods and other approved development 38.530.030 Yes Building massing and articulation 38.530.040 TBD Building details, materials, and blank wall treatments 38.530.050-070 TBD Comments: Building design has not been submitted with this MSP application. The “Appendix J Draft Design Manual” submitted with the application materials articulates the design goals for the project which appear to meet BMC standards. Each lot will need its own site plan application which must meet BMC standards. Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 26 of 28 a. Section 38.350.070, parking and garages for single to four-household residential uses. b. Section 38.400.090.C.2.a, drive access requirements—residential. c. Section 38.540.010.A.4, stacking of off-street parking spaces. d. Section 38.540.010.A.5, no parking permitted in required front or side setbacks. e. Section 38.540.010.A.6, parking permitted in rear setbacks. Loading and uploading area requirements 38.540.080 NA First berth – minimum 70 feet length, 12 feet in width, 14 feet in height NA Additional berth – minimum 45 feet length NA Comments: NA 7e. Conformance with Article 5 – Landscaping (38.550) Meets Code? Mandatory landscaping requirements 38.550.050 TBD Drought tolerant species 75% required Parking lot landscaping Additional screening Street frontage Street median island Acceptable landscape materials Protection of landscape areas Irrigation: plan, water source, system type Residential adjacency Comments: Landscaping of public lands 38.550.070 TBD Comments: A landscape plan for the lots has not been submitted with this MSP application. Each lot must have its own site plan application which would include a landscape plan meeting BMC 38.550 standards. 7f. Conformance with Article 5 – Signs (38.560) Meets Code? Allowed SF/building 38.560.060 NA Proposed SF/building NA Comments: There are no signs proposed at this time. 7g. Conformance with Article 5 – Lighting (38.560) Meets Code? Site lighting (supports, cutoff, footcandles, temperature) 38.570.040 TBD Building-mounted lighting (supports, cutoff, footcandles, temperature) 38.570.040.B TBD Comments: Exterior lighting has not been proposed at this time. Per Code Provision 5, prior to final MSP approval, the BMC 38.570.030 required public streetlight(s) for this MSP must be included in a Special Improvement Lighting District (SILD), in accordance with the City of Bozeman Lighting and Electrical Specifications. It is also noted that this would be a requirement of the companion subdivision application infrastructure improvements. 8. Conformance with Article 6 – Natural Resource Protection Meets Code? Floodplain regulations 38.600 NA Wetland regulations 38.610 NA Comments: There are no flood zones or wetlands found on the Site. The Middle Creek Ditch is an agricultural irrigation facility and impacts to this facility will be addressed by a contract with the Middle Creek Ditch Company, the Gallatin Conservation District’s 310 Permit, the South Range Major Subdivision Infrastructure Plan, and site plans for any lot abutting the ditch. Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 27 of 28 9. Relevant Comment from Affected Parties (38.220) Meets Code? Public Comment Yes Comments: Public notice was posted on the property and mailed to nearby property owners on June 9, 2023. The public notice period for this Master Site Plan is June 9, 2023 to July 3, 2023. A companion major subdivision preliminary plat (PP) application for the South Range Crossing property was submitted and will be reviewed by the Planning Board on July 3, 2023 and is scheduled to be considered by the City Commission at their August 1, 2023. Notice for public comment on the PP began June 9th and will continue until the Commission meeting on August 1st. 10. Division of Land Pertaining to Subdivisions (38.240-Part 4) Meets Code? Subdivision exemptions NA Required easements Yes Comments: The companion South Range Crossing Major Subdivision, Project 22390, will provide all easements for public and private utilities as well as those required for public access to pedestrian circulation networks and the agricultural irrigation facilities on the Site. Application materials link: https://weblink.bozeman.net/WebLink/Browse.aspx?startid=271943&cr=1 Attachment A: Relevant Community Plan Goals and Growth Policies “Goal N-1: Support well-planned, walkable neighborhoods. The growth policy encourages developments to be walkable, which is defined in the glossary as: Walkable. A walkable area has: • A center, whether it’s a main street or a public space. • People: Enough people for businesses to flourish and for public transit to run frequently. • Parks and public space: Functional and pleasant public places to gather and play. • Pedestrian design: Buildings are close to the street; parking lots are relegated to the back. • Schools and workplaces: Close enough that walking to and from home to these destinations is realistic. • Complete streets: Streets designed for bicyclists, pedestrians, and transit. Staff Comments: The South Range Crossing Master Site Plan (MSP) provides a mix of housing and commercial uses as well as open space areas interspersed throughout the Site, and parkland within its center. Residents would have the opportunity to recreate, work, and shop in close proximity to where they live; this facilitates walkability. The MSP continues the north-south street grid and creates new internal vehicular and pedestrian circulation networks. This neighborhood will also tie into the neighborhoods to the east and south, further expanding the connectivity of this entire area. Per the companion subdivision application, the 38.41-acre Site would be divided into 97 lots providing 285 dwelling units in townhomes (for-sale) and rowhouses (for-rent), a commercial node of 41,500 gsf for neighborhood-serving establishments, 4 City parks, 5 stormwater pond lots, and 9 open space lots interspersed throughout the Site. The concept “green” plan shown in Figure 6 above, indicate that the design would promote the walkability envisioned by the Community Plan. Staff Report South Range Crossing Master Site Plan Application 23020 July 19, 2023 Page 28 of 28 N-1.1 Promote housing diversity, including missing middle housing. 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. Comments: The small lot sizes in Phase 4 on the west side of the Site would accommodate small townhouse units which could be offered at a price-point affordable to middle-income households which may be deemed the “missing middle” households which is contemplated throughout the Bozeman Community Plan 2020 and is defined by the Plan as: “Missing middle housing is housing constructed in buildings which are of a size and design compatible in scale and form with detached individual homes. Example housing types include duplex, triplex, live-work, cottage housing, group living, row houses, townhouses, horizontally layered apartments, flats, and other similar configurations.” The BMC now has the following definition for Missing Middle housing: “Missing middle housing. A residential building containing two, three, or four dwellings in any configuration, as well as townhomes and cottage housing.” N-1.9 Ensure multimodal connections between adjacent developments. N-1.10 Increase connectivity between parks and neighborhoods through continued trail and sidewalk development. Prioritize closing gaps within the network. Comments: The internal street grid and park locations would facilitate these connections to the Alder Creek neighborhood to the east and the Blackwood Groves neighborhood to the south. New development to the north and northwest would provide their own connections to the South Range Crossing street, trail and open space and park areas. 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. Comments: The subdivision proposes a 3.77-acre commercial node at its northwest corner which would accommodate neighborhood-serving businesses. With the anticipated additional residential development in the area, it is anticipated that there would be enough walking and biking customers to support these businesses in the coming years. The commercial area lies at the intersection of the West Graf Street collector and the S. 19th Avenue principal arterial roadways which can bring additional customers to this node. The site has a Walk Score of 0, a Transit score of 0, and a Bike Score of 48. Average walk score for the City as a whole is 48 out of 100. These values are provided by Walk Score, a private organization which presents information on real estate and transportation through walkscore.com. The algorithm which produces these numbers is proprietary. A score is not an indication of safety or continuity of services or routes. Scores are influenced by proximity of housing, transit, and services and expected ability, as determined by the algorithm, to meet basic needs without using a car. This site is former farmland surrounded by other tracts of former farmland, suburban residential neighborhoods and some small pieces of subdivision-specific parks and two schools. With new development applications proposed in the vicinity, it is anticipated that the area could be more walkable, more bikeable and could provide sufficient ridership to support extending bus service within walking distance. There are no adopted development standards relating to the walk score.