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HomeMy WebLinkAbout06-19-17 City Commission Packet Materials - A5. The Lakes at Valley West Phase 4 SubdivisionPage 1 of 27 17149, City Commission Staff Report for the Lakes at Valley West Phase 4 Subdivision Date: Planning Board, June 6, 2017 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana City Commission, June 19, 2017 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana Project Description: A Preliminary Major Subdivision application for the 4th phase of a multi- phase residential development located on 65 acres south of Durston Road, east and west of an extension of Laurel Parkway. In association with a planned unit development. Total of 21.059 acres for 27 dwellings on 25 residential lots and additional unplatted phases for future development with phase 4. Fifteen relaxations are requested with the PUD associated with this application. Project Location: Lot R2A of Phase 3 of the Lakes at Valley West Subdivision, located in the NW ¼ of Section 9 Township 2S, Range 5E PMM City of Bozeman, Montana. Located at 5600 Durston Road Recommendation: Approval with conditions Advisory Board Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 17149 and move to recommend approval of the subdivision with conditions and subject to all applicable code provisions. Commission Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 17149 and move to approve the subdivision with conditions and subject to all applicable code provisions. Report Date: June 7, 2017 Staff Contact: Chris Saunders, Community Development Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues If the Planned Unit Development (PUD) and associated relaxations are not approved, then the conditions and findings of this report will need to be modified. The analysis summarized in this 496 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 2 of 27 report assumed approval of the requested relaxations. Staff has recommended approval of the PUD and associated relaxations. Project Summary This subdivision and associated PUD proposes a unique combination of uses and configuration. The applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default R-1 district. The outcome will be a diverse small scale neighborhood with unique access and development standards. Homes are expected to be smaller than what is commonly constructed in Bozeman. A summary of constructed dwellings to date in earlier phases is included with the submittal materials. Substantial open space will be provided in both public and private ownerships. This combination is not presently available in the community. Park dedication exceeded the minimum required with earlier phases and this phase draws on those banked credits. Two existing lakes are incorporated into the design of the subdivision. Major streets are constructed per the City’s standards. An alternative street standard (woonerf) is used in portions of the pocket neighborhoods to create a unique design character. Approval for the non-standard street and a total of 15 relaxations from City of Bozeman standards have been requested through the associated PUD. The relaxations were previously approved with prior phases of the PUD and are continued on with this application. No action regarding the relaxations will be taken through the subdivision review. Planning Board The Planning Board conducted the required public hearing on June 6, 2017. No public comment was received. After discussion and deliberation, the Planning Board recommended approval of the subdivision on a vote of 7-0. Several grammatical and typographic corrections were made to reflect comments by the board. Conditions 28, 31, and 32 were consolidated into present conditions 27 and 30 as there were overlaps in topic. Condition 12 was deleted as duplicative to condition 10. Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. 497 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 3 of 27 TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................................................................................ 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 2 Planning Board.................................................................................................................... 2 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .......................................................................................................... 4 SECTION 2 – REQUESTED VARIANCES ................................................................................. 7 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 8 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 14 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 16 SECTION 6 - STAFF ANALYSIS and findings .......................................................................... 16 Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 16 Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 18 Preliminary Plat Supplements ........................................................................................... 21 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 25 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 25 APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 26 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF.................................. 26 FISCAL EFFECTS ....................................................................................................................... 26 ATTACHMENTS ......................................................................................................................... 26 498 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 4 of 27 SECTION 1 - MAP SERIES 499 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 5 of 27 Zoning Vicinity Map 500 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 6 of 27 Proposed Layout for Phase 4 501 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 7 of 27 Original overall project layout. SECTION 2 – REQUESTED VARIANCES There are no variances requested with this subdivision application. The associated PUD has requested 15 relaxations. Analysis of the requested relaxations is provided under the PUD staff report. To enable understanding of why the proposed plat does not comply with typical standards the relaxations are listed here. Several of the standards affect lot size and dimensions which are reflected on the plat. The summary of each relaxation, the customized zoning district incorporating those relaxations, and the overall reasoning behind the relaxations is in Section 9 of the subdivision submittal. The altered standards are depicted by lot and described in text in Appendix C of the Design Manual included in Section 10 of the subdivision submittal. Explanatory notes are attached to each section of the municipal code proposed to be altered. No action will be taken on these requested relaxations as part of the subdivision review. This review assumes that the requested relaxations have been approved. If that is not correct, then additional analysis will be required. Condition 27 requires a notice to purchasers to inform them of the unusual development standards in this development. This will avoid confusion, purchase under misapprehensions, and future conflicts between owners and the City. As the plat requires approval of the PUD in order to conform to all 502 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 8 of 27 regulations, Condition 7 establishes the sequence of approvals needed to enable approval of a final plat. The relaxations listed are have the same scope and effect in this phase as phases 1-3. Summary List of PUD Relaxations Code Section Summary of Section 1) 38.08.010.A.2 Intent of R-1 District 2) 38.08.020 Expand Authorized Uses in R-1 3) 38.08.030.A.2 Increase Allowed Lot Coverage and Floor Area 4) 38.08.040.A Reduce Minimum Lot Area 5) 38.08.040.B Reduce Minimum Lot Width 6) 38.08.050.A Reduce Yards 7) 38.08.060 Replace Building Height in R-1 to be the same as R-4 8) 38.22.030 Allow R-1 Accessory Dwelling Units (ADUs) without a Conditional Use Permit for defined lots 9) 38.23.040.B Allow Increased Block Length 10) 38.23.040.C Allow Smaller Block Width 11) 38.23.040.D.3 Allow Alternate Pedestrian Walk Surface 12) 38.23.040.E Not Require Block Numbering 13) 38.24.060.A Design Standards (length of tangent at intersection) 14) 38.24.060.B Alternate Alley Section to Allow Woonerf 15) 38.23.100.A.2 Reduction to minimum wetland setback SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the planned unit development. Additional conditions may apply to the subdivision of the property being processed concurrently with this planned unit development. Recommended Conditions of Approval: Planning 1. The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application shall include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. 503 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 9 of 27 2. 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. 3. The final plat and all associated improvements must be completed consistent with the application as submitted except where required to be changed by the City of Bozeman. 4. The applicant shall submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and shall include a digital copy (pdf) of the entire Final Plat submittal. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 5. Simultaneously with filing of the final plat, in conjunction with required or offered dedications, the subdivider (or owner of the property being subdivided if the owner is not the subdivider) shall transfer ownership to the property owner’s association of any open space proposed to be conveyed to the property owner’s association and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the subdivider or owner of the property shall submit with the application for final plat a warranty deed or other instrument acceptable to the City Attorney transferring fee simple ownership to the property owner’s association and associated realty transfer certificate. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat. For personal property installed upon open space owned by the property owner’s association, the subdivider shall provide an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvements. 6. Realty transfer certificates must be provided for transfer of any platted tract to the City or other entity in association with filing of the final plat. 7. The location of mailboxes must be coordinated with the City Engineering Department prior to their installation. 8. Lot R2B shall be platted as an undevelopable lot in accordance with Section 38.39.080.B.6 BMC. No public improvements shall be required for the undevelopable lot until it is subdivided as a lot which is not subject to this restriction. The following language shall be placed on the conditions of approval sheet of the plat: “NOTICE IS HEREBY GIVEN to all potential purchasers of Lot R2B, of the Lakes at Valley West Subdivision Phase 4, City of Bozeman, Gallatin County, Montana, that the final plat of the subdivision was approved by the Bozeman City Commission without completion of on and off site improvements required under the Bozeman Municipal Code, as is allowed in Chapter 38.39 of the Bozeman Municipal Code. As such, this Restriction is filed with the final plat that stipulates that any use of this lot is subject to further subdivision, and no development of this lot shall occur until all on and off site improvements are completed as required under the Bozeman Municipal Code. THEREFORE, BE ADVISED, that Building Permits will not be issued for Lot R2B, of 504 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 10 of 27 the Lakes at Valley West Subdivision Phase 4, City of Bozeman, Gallatin County, Montana until all required on and off site improvements are completed and accepted by the City of Bozeman. No building structure requiring water or sewer facilities shall be utilized on this lot until this restriction is lifted. This restriction runs with the land and is revocable only by further subdivision or the written consent of the City of Bozeman.” 9. The Planned Unit Development Final Plan shall be completed and approved by the City of Bozeman before the approval of the final plat. 10. The final plat must provide all necessary utility easements and must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. Any rear or side yard utility easements not provide will require written confirmation from ALL utility companies providing service indicating that rear or side yard easements are not needed. 11. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, BMC shall be provided with the final plat. A table showing the parkland requirements for the subdivision and the method of meeting the parkland dedication shall be included on the final plat conditions of approval sheet. The table shall explicitly state how much parkland credit was allocated for each lot within the phase. This table shall include but not be limited to listing all dedicated parkland requirements, parkland or parkland credits and areas not credited towards parkland (i.e., detention/retention areas, watercourse setbacks, wetlands, common open space, parking facilities) and the total area of each. Any cost sharing agreements for maintenance shall be included with the final plat. 12. All Irrigation wells located within the exterior boundaries of the development shall include Montana DNRC certificates which shall be provided to the City with the final plat submittal. Ownership of any well and associated water right within common open space owned by the property owner’s association shall be transferred to the property owner’s association in conjunction with the final plat. All wells shall include a meter or other device to determine consumption. 13. The public access easement referenced in the application materials for the common open spaces must be provided as a separate document describing the scope of the grant of easement and naming a custodian of the public’s interest in the easement. 14. The final maintenance plan must explicitly include all trails, paved or unpaved, within the common open spaces of phase 4. 15. The snow storage easements and areas must be reconfigured to not block the trails or sidewalks within the open spaces. 16. The final plat shall contain the following notation on the conditions of approval sheet: “Ownership of all common open space areas and trails, and responsibility of maintenance thereof and for city assessments levied on the common open space lands shall be that of the property owners’ association. Maintenance responsibility shall include, in addition to the common open space and trails, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to public parks or other common open space areas. 505 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 11 of 27 All areas within the subdivision that are designated herein as common open space including trails are for the use and enjoyment by residents of the development and the general public. The property owners’ association shall be responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and trails. At the same time of recording the final plat for each phase of the subdivision the subdivider shall transfer ownership of all common open space areas within each phase to the property owners’ association created by the subdivider to maintain all common open space areas within the Lakes at Valley West Phase 4.” 17. The certificate of dedication on the final plat shall include the specific names of the streets dedicated to the public for which the City accepts responsibility. 18. Any public street lighting installed by this development shall be LED. 19. Prior to acceptance of publically owned infrastructure, the contractor shall provide a Maintenance Bond with the developer/owner equal to 20% of the actual cost of the improvements to correct any deficiencies in workmanship and/or materials which are found during the two-year warranty period. The City of Bozeman shall be named as dual oblige on the bond. 20. Any alleys that contain public utilities (water and/or sewer) shall have a minimum of 30’ wide right of way, and shall not contain any other utilities i.e. gas, electric, etc. 21. Subdivision lighting SILD information shall be submitted to the Clerk of Commission after Preliminary Plat approval in hard copy and digital form. The final plat application will not be deemed complete until the resolution to create the SILD has been approved by the City Commission. The initial adoption of the special improvement lighting district shall include the entire area of the preliminary plat for the Lakes at Valley West Subdivision. As each final plat within the Lakes at Valley West Subdivision is approved the area and number of lots approved for development and associated lighting improvements shall be added to basis of the installed improvements and the fee payers of the district. Areas within the district which are platted as R lots shall not be assessed a fee or if it is determined that a fee must be charged to R Lots the lot shall be assessed as a single lot. 22. The property owners shall be responsible for a sewer surcharge for financing the costs of operation and maintenance of the sewage lift station. 23. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications. 24. All clear distances between the City utilities and right of way lines, gutters, trees, and other utilities shall be maintained as specified in the City Design Standards and Specification Policy. 25. The developer shall make arrangements with the City Engineer's office to provide addresses for all individual lots in the subdivision prior to filing of the final plat. 26. A notice prepared by the City shall be filed concurrently with the final plat so that it will appear on title reports. It shall read substantially as follows: Lots within the Lakes at Valley West Subdivision Phase 4 are subject to specific design standards, unique building setbacks from property lines, and restrictions on use. These standards may be found in [insert correct reference to design standard location]. Lot 506 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 12 of 27 owners are advised that these are specific to the Lakes at Valley West Subdivision Phase 4 and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the Lakes at Valley West Subdivision Phase 4 approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Lakes at Valley West Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. 27. The Conditions and Notes sheet of the final plat shall contain the following language that is readily visible with lettering, at a minimum size of 12 point type, placing future landowners of individual lots on notice of the presence of high groundwater in the area of the subdivision: “Due to the potential of high ground water tables in the areas of the subdivision, it is not recommended that residential dwellings or other structures with full or partial basements be constructed without first consulting a professional engineer licensed in the State of Montana and qualified in the certification of residential and commercial construction.” 28. The applicant must add a note to the Conditions of Approval sheet of the plat to the effect that all maintenance of Herstal Way and Ostend Lane are the responsibility of the property owner’s association. 29. The applicant must add a note to the Conditions of Approval sheet of the plat to the effect that maintenance of stormwater infrastructure is the responsibility of the property owner’s association. 30. The applicant must add a note to the Conditions of Approval sheet of the plat to the effect that no crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharge onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. 31. The applicant must add a note to the Conditions sheet of the plat to the effect City standard sidewalks (including a concrete sidewalk section through all private drive approaches) shall be constructed on all public and private street frontages prior to occupancy of any structure on individual lots. Upon a third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed the required sidewalk shall, without further notice, construct within 30 days, the sidewalk for their lot(s), regardless of whether other improvements have been made on upon the lot. 507 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 13 of 27 32. The applicant must indicate the proposed snow storage areas for Herstal Way and Ostend Lane on the Conditions sheet of the plat. The applicant must also add a note to the Conditions sheet of the plat to the effect that snow removed from Herstal Way and Ostend Lane must either be placed in the snow storage areas or hauled offsite to an approved location. Snow may not be deposited on public right of way. 33. If not already filed, the applicant must provide and file with the County Clerk and Recorder's office executed Waivers of Right to Protest Creation of Special Improvement Districts (SID’s) for the following: a. Street improvements to Durston Road including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to Laurel Parkway including paving, curb/gutter, sidewalk, and storm drainage c. Intersection improvements to Durston Road and Laurel Parkway The document filed must specify that in the event an SID is not utilized for the completion of these improvements, the developer agrees to participate in an alternate financing method for the completion of said improvements on a fair share, proportionate basis as determined by square footage of property, taxable valuation of the property, traffic contribution from the development, or a combination thereof. The applicant must provide this waiver prior to final plat approval. 34. Record drawings for previous phases of the project shall be submitted to the City prior to final plat approval of this phase. 35. A bearing is needed along with the dimension of 5.9 feet on the existing storm drain easement detail on sheet 3 of the preliminary plat. 36. An easement is needed in Open Space D for the offsite storm water piping originating south of Phase 4. 37. The certificate of title indicates the property is encumbered by two street and utility easements (Document No. 2257277 and 2342377). Reference to these were not on the plat and were not included in the application material. The plat shall call out these easements and note their location. 38. The final plat for each phase shall include a transfer of private improvements certificate to read substantially as follows: CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON- PUBLIC IMPROVEMENTS The following are hereby granted and donated to the property owners association noted below for their use and enjoyment: Common Open Space parcels designated with letters A, B, C, D, etc. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same. I, (Subdivider), hereby further certify that the following non-public improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, 508 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 14 of 27 or as a condition(s) of approval of the subdivision plotted herewith, have been installed in conformance with any approved plans and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: (LIST ITEMS OR STATE NONE). Financially Guaranteed Improvements: (LIST ITEMS OR STATE NONE). The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners association created by Document Number ______________________ (To be filled in when recorded) By: (Subdivider) Date: _____________________________ SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS The following are procedural requirements not yet demonstrated by the plat. A. Bozeman Municipal Code (BMC) Section 38.25.020.M states: Snow removal storage areas shall be provided sufficient to store snow accumulation on site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow to be deposited on public rights-of-way, shall not include areas provided for required parking access and spaces, and shall not be placed in such a manner as to damage landscaping. Snow storage on Herstal Way is shown behind parking pullouts on the plan view but is shown as being placed in the planter/parking area on the profile view. For clarification, snow storage shall not be placed on the parking portion of the woonerf. Snow storage easements shall not be placed over driveways, sidewalks, or pathways. Similar snow storage easements will be required on the south side of Ostend Lane and shall be provided prior to preliminary plat approval. Offsite snow storage easements in Open Space D shall not be placed over pathways. Additional information shall be provided indicating how snow removal will occur without disturbing landscaping and trails in Open Space D. Easements providing access to the snow storage areas shall be provided or provisions for crossing Open Space D with snow removal equipment to access the storage areas shall be provided and approved prior to preliminary plat approval. B. BMC Section 38.41.060.11.b states: The plan shall include sufficient site grading and elevation information (particularly for the basin sites, drainageways and lot 509 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 15 of 27 finished grades), typical stormwater retention/detention basin and discharge structure details, basin sizing calculations, and a stormwater maintenance plan. The applicant must include the stormwater maintenance plan approved for Phase 3 in the property owner's association (POA) documents for Phase 4 and expand the verbiage to include improvements installed with Phase 4. C. BMC Section 38.23.180 states: the transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. The applicant must contact the City Engineering Department (Brian Heaston) for an analysis of CIL of water rights and pay any CIL of water rights due prior to final plat approval. D. BMC Section 38.23.070.A.1 states: The developer shall install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.21.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. Per the City of Bozeman Design Standards, fire hydrants are required at all street intersections. There is no hydrant shown at Westgate Avenue and Ostend Lane. A hydrant shall be added in this location. A standard blow off is required on each of the water main stubs on Herstal Way and Westgate Avenue. The connection with the existing water system shall be made with a new valve. E. BMC Section 38.23.060.A states: Where determined to be necessary, public and/or private easements shall be provided for private and public utilities, drainage, vehicular or pedestrian access, etc. The applicant must provide all necessary executed and filed easements prior to final plat approval. F. BMC Section 38.23.100, A, 3. a. states: The watercourse setback shall be depicted on all preliminary and final plats and plans. The watercourse setback and associated wetlands in Open Space D shall be shown on the preliminary plat so setbacks can be verified. Snow storage easements shall be located outside of watercourse setbacks. G. There are several minor grammatical errors in the certificate of dedication and certificate of exclusion from DEQ review. Please correct the errors. 510 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 16 of 27 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS The Development Review Committee (DRC) considered the application on April 24, 2017. The DRC found the application sufficient for review. The DRC recommended favorably on both the planned unit development and subdivision with conditions. The Planning Board will conduct a public hearing on the related subdivision and make a recommendation to the City Commission. Public hearing date for the Planning Board is June 6, 2017. The hearing will be held in the City Commission chamber, 121 N Rouse Avenue at 6 pm. Public hearing date for the City Commission is June 19, 2017. The hearing will be held in the City Commission chamber, 121 N Rouse Avenue at 6 pm. SECTION 6 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis is a summary of the completed review. Applicable Subdivision Review Criteria, Section 38.03.040, BMC. In considering applications for subdivision approval under this title, the advisory boards and City Commission shall consider the following: 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act The preliminary plat has been prepared in accordance with the survey requirements of the Montana Subdivision and Platting Act by a Professional Engineer registered in the State of Montana. As noted in recommended Condition No. 1, the final plat must 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 The final plat shall comply with the standards identified and referenced in the Unified Development Code (UDC). The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as a condition 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. Additional compliance and data necessary to verify compliance with Chapter 38 will be required with Conditions 2-11. Section 4 of this report identifies specific corrections necessary to comply with the municipal code. 511 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 17 of 27 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The application was received on March 29, 2017. The application was found adequate for further review on April 26, 2017. The hearings before the Planning Board and City Commission have been properly noticed as required by the municipal code. Based on the recommendation of the DRC, as well as any public testimony received on the matter, the Planning Board shall forward a recommendation in a report to the City Commission who will make the final decision on the applicant’s request. The final decision for a Major Subdivision Preliminary Plat with fewer than 50 lots must be made within 60 working days of the date it was deemed adequate. Pursuant to Section 38.03.040.A.5.a(4), BMC the city commission shall approve, conditionally approve or deny the subdivision application by July 18, 2017, unless there is a written extension from the developer, not to exceed one year. Public notice for this application was given as described in Appendix C. On June 1, 2017 this major subdivision staff report was completed and forwarded with a recommendation of conditional approval for consideration by the Planning Board. The subdivision relies upon the associated planned unit development to meet the required zoning standards. The final plan for the planned unit development must be finished and receive final approval before the final plat is approved. Therefore, Condition 9 ensures that the final timing of the two applications will be properly coordinated. 4) Compliance with Chapter 38, BMC and other relevant regulations Based on review of the DRC and the Department of Community Development all applicable regulations appear to be met. Pertinent code provisions and site specific requirements are included in this report for City Commission consideration. Condition 8 addresses the lot which will result from the subdivision which is not prepared for development. The required notice will restrict them from development. Tracts which are less than 160 acres in size must be included within the bounds of the final plat. Section 4, item A-G address corrections required to comply with chapter 38, BMC. The conditions ensure that identified regulations are met. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities As noted under Staff Finding No. 2 above and required Section 38.23.060.A, all easements, existing and proposed, must be accurately depicted and addressed on the final plat and in the final plat application. Therefore, all utilities and necessary utility easements will be provided and depicted accordingly on the final plat. All public utilities will be located within dedicated street right of way. 512 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 18 of 27 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 of the proposed lots have frontage to public streets constructed to City standards or an approved alternative with lot frontage as shown on the preliminary plat. In addition, pursuant to Section 38.24.090.A, BMC, plats shall contain a statement requiring lot accesses to be built to the standard contained in this section, the city design standards and specifications policy, and the city modifications to state public works standard specifications. The applicant has proposed use of an alternative “woonerfs” standard to provide legal and physical access to some of the lots. A woonerf is a narrower street with a greater degree of sharing of use of the same space by multiple types of users. Approval for the woonerf section has been requested through the associated PUD which is the correct method. If the request is not approved, then this criterion has not been met. Access easements across common open spaces have been proposed to connect some individual driveways to the dedicated right of way. Primary Subdivision Review Criteria, Section 76-3-608 1) The effect on agriculture The subject property is designated as a residential area according to the City of Bozeman Community Plan. The area is zoned for residential development and has been used for residential purposes. The property has previously been used as a gravel mine and has been heavily disturbed. All agricultural use of the property stopped over ten years ago. Property to the north, east, and south has also been or is in the process of being developed for non-agricultural uses. The property to the west is separated from this area by Aajker Creek and no street crossings or other development is proposed west of Aajker Creek. Therefore, this subdivision will not have adverse effects on agriculture. 2) The effect on Agricultural water user facilities No agricultural water user facilities were discovered during review. Currently the subject property is designated as a residential area according to the City of Bozeman Community Plan; the area is zoned for residential development, and has begun to develop. Over flow from the lake discharges to Aajker Creek and was previously permitted by the US Army Corps of Engineers. As a natural stream and water of the US no irrigation water user easement is necessary to protect access. No impediment to stream flow is proposed with this subdivision. Therefore, the proposed subdivision will have minimal impacts on agricultural water user facilities. 3) The effect on Local services Water/Sewer – Municipal water and sewer can be provided to this site. Internal water and sewer mains will be installed prior to final plat approval. Water service is currently in the Durston Road 513 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 19 of 27 corridor and is extended into earlier phases of the project. Water mains will be looped in accordance with engineering standards. Water for irrigation of open spaces will be required. If the applicant chooses to use a well or other non-municipal water supply to do so they must provide transfer of ownership to the HOA so that the HOA can legally have the water resources necessary to maintain the open space. A sewer main installed by prior phases serves the property in the Laurel Parkway right of way. The area will be served by an existing sewer lift station. Use of lift stations creates additional costs above that required by gravity sewers. Condition 22 requires that the future lot owners participate in offsetting these costs that are attributable to the property. Condition 20 ensures that adequate width utility easements are provided to enable safe installation of water and sewer mains. Condition 19 requires that an adequate warranty is provided and secured to ensure that installed infrastructure is serviceable. Inoperable infrastructure is a hazard and inhibits development of the site. Conditions 23 and 24 coordinate between private and public utility locations and avoid conflicts between utilities and other objects. Streets – The initial phases of the Lakes at Valley west installed the remaining portions of Durston Road, a minor arterial, along the north side of the property from the western edge to the intersection of Cottonwood Road. Adequate street capacity is available for this project. Street lighting is a component of the required street improvements. The applicant has proposed a lighting plan to meet the requirement. A special improvement lighting district is proposed to maintain these facilities. Conditions 18 and 21 ensures that the SILD will be formed and effective before final plat and that the lighting will be LED which will reduce long term costs and improve reliability for the residents. The Home Owner’s Association (HOA) will be responsible to maintain the woonerfs. Maintenance and use of public streets is subject to the terms of the municipal code. It is important to have clear responsibilities for access and use by the public. Conditions 16 and 28 establish the responsible parties. Police/Fire – The area of the subdivision is within the service area of both these departments. No concerns on service availability have been identified. Condition 25 requires that the necessary addresses are provided to enable 911 response to individual homes. Stormwater - The subdivision will construct storm water control facilities to conform to municipal code. Inspection of installed facilities prior to final plat will verify that standards have been met. Maintenance of the storm water facilities is an obligation of the home owners association. This responsibility is addressed in the covenants proposed with the subdivision which were previously recorded and are applied to this development. Conditions 15 and 30 ensure that the stormwater system is integrated with the individual developed lots to prevent flooding and stagnant water. Parklands - The previous phases of the Lakes at Valley West dedicated excess park land which was banked for future phases. This phases draws on that excess dedication. Adequate park land 514 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 20 of 27 was provided. No new park land is proposed with this phase. This will be documented with the final plat per Condition 11. Substantial areas of private open space are also proposed in conjunction with the PUD. These areas will be in the ownership of the HOA and will be maintained by the HOA per Condition 16. A public access easement has been proposed by the applicant to enable public access to the open space. This is acceptable. A network of natural fines trails six feet in width are proposed within the development. The new trails will connect to existing trails to the east and the internal and external sidewalks and will provide a substantial network throughout the development. Maintenance of the park and private open space facilities is an obligation of the home owners association. This responsibility is addressed in the covenants proposed with the subdivision. Condition 17 requires that this responsibility be referenced on the plat so that owners have an affirmative awareness of this responsibility. The applicant has proposed a paved trail along the Aajker Creek alignment. With additional extensions to the south the trail will connect with a trail being constructed by the Norton development. Due to observed maintenance requirements on paved trails, the applicant is encouraged to construct the trail along Aajker Creek with a more durable surface such as permeable pavers. The maintenance of these facilities is heavily dependent on clear ownership and associated responsibilities. Conditions 5, 6, and 16 require provisions for open space maintenance, notice to owners of obligations for maintenance, and a plat certificate to transfer ownership of common spaces and associated facilities to the property owner’s association. This does not require any additional facilities but simply addresses the transfer of ownership. 4) The effect on the Natural environment As described, the site has considerable wetlands and surface waters. There has been no material injury to the natural environment identified with this development. The applicant has proposed the use of drought tolerant grasses in common area. This is consistent with the City’s Integrated Water Resources Plan and Climate Action Plan which encourage conservation of resources. Some areas are already vegetated as a result of the wetland enhancement project permitted under a prior 404 process. There will be some disturbance of established vegetative areas as a result of the necessary street and trail construction. The City encourages use of wells or surface water rights to irrigate parks rather than municipal water supply. There is a lesser energy and infrastructure cost to this approach. However, in order for the City to rely on these sources to meet the code requirement there must be the rights to the water. Conditions 5, 16 and 38 requires that necessary ownership and rights are transferred to the HOA for private improvements. The site is in an area of high groundwater which may negatively impact future homes. Adequate drainage plans are necessary to prevent the inappropriate transfer of stormwater runoff onto 515 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 21 of 27 adjacent private property. Condition 27 notifies owners of potential hazard of groundwater and put a procedure in place to avoid in appropriate grade changes. During the period of development for the Valley West PUD which initiated the wetlands project which was approved through the completed 404 permit, the City revised its water course and wetlands standards. The applicant has performed fully on the 404 permit. The proposed development has some stream crossings for trails and has some park and lot area close to the required setback boundary. A PUD relaxation was advertised to allow such encroachments into the revised setbacks as may be required to be consistent with the original 404 permit. It has not been documented that encroachments do occur but this was considered by staff to be the correct manner to address this issue in a manner open to public review but still protect the owner’s ability to rely upon the previously issued permitting. The project site has high ground water which can flood crawl spaces. Water removed from crawl spaces must go somewhere. Illicit discharges to the sanitary sewer consumes pipe capacity and can over burden the system. Discharge to streets can over burden the surface drainage system. The subdivision includes stormwater controls to offset this concern. 5) The effect on Wildlife and wildlife habitat The site has been substantially impacted already which has reduced wildlife habitat. The approved and constructed 404 permit created additional wetlands which provide small animal and bird habitat. Large animal habitat is displaced. FWP offered comment on prior phases and did not identify any barriers to this development. The lakes have been established for several years and future stocking of fish is proposed which will create some additional opportunity for water fowl. 6) The effect on Public health and safety The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is to protect the public health, safety and general welfare. The subdivision has been reviewed by the DRC which has determined that it is in general compliance with the title. Any other conditions deemed necessary to ensure compliance have been noted throughout this staff report. In addition, all subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Ann. and as a result, the Department of Community Development has reviewed this application against the listed criteria and further provides the following summary for submittal materials and requirements. Preliminary Plat Supplements A subdivision pre-application plan review was completed by the DRC on December 28, 2016. With the pre-application plan review application, waivers were requested from the materials required in Section 38.41.060 “Additional Subdivision Preliminary Plat Supplements.” The waiver requests for items 5-9, 17, and 19 of the supplement checklist were granted. 516 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 22 of 27 Staff offers the following summary comments on the supplemental information required with Article 38.41, BMC. Some material is repeated from the original Lakes at Valley West preliminary plat application. 38.41.060.A.1 Surface Water Supplemental information was provided showing location of surface waters. The two lakes are the primary distinguishing features of the site. Baxter Creek crosses the site on the eastern side. Most surface waters will be contained within a publicly dedicated park or a protected common open space. The water features and protective regulations do not interfere with any proposed lot location. The lakes are groundwater fed and have an outlet to Aajker Creek on the NW of the western pond. The lakes can be controlled in height in a depth range of approximately 3 feet. 38.41.060.A.2 Floodplains The mapped floodplains for Baxter Creek and Aajker Creek are located in common open spaces or parks. No floodplain encroachments are proposed except for allowed trail crossings. 38.41.060.A.3 Groundwater The groundwater level varies significantly across the site. The highest level is on the east adjacent to Baxter Creek and is at approximately 2 feet in depth. The lowest level is towards the NW portion of the site with a depth of 8 feet. Due to the comparatively high level of ground water Conditions 27 and 30 requires that a note be placed on the plat advising future lot purchasers of the high groundwater. 38.41.060.A.4 Geology, Soils and Slopes Soils appear adequate to carry the burden of infrastructure and residences. 38.41.060.A.5 Vegetation The site is mostly covered with grasses reestablished after the site was used as a gravel pit. A wetlands restoration project was permitted and completed to establish or expand wetlands on the perimeter of the lakes and in the Baxter Creek Natural Area. The US Army Corp of Engineers has given final approval for the wetland project. A variety of woody plants were placed around the lakes which are now ranging from 4 to 6 feet in height. The applicant proposes a mix of low water use grasses for most of the open space and park areas. It will be necessary to have initial irrigation in place to establish new planted areas. Such irrigation systems may be temporary in nature and may be removed after establishment of the vegetation. 38.41.060.A.6 Wildlife Material waived. 38.41.060.A.7 Historical Features Material waived. There are no identified historical features on the site. 517 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 23 of 27 38.41.060.A.8 Agriculture Material waived. The site has been greatly disturbed in the past by gravel mining operation. Surface soils are no longer suitable for agricultural uses. 38.41.060.A.9 Agricultural Water User Facilities No agricultural water user facilities cross Phase 4. 38.41.060.A.10 Water and Sewer The site will be served with municipal services as discussed under Criteria 3 of the Primary Review Criteria. A lift station is needed to direct sewage flow. Adequate information was provided with the application to facilitate review. Additional design details will be provided during the plan and specification review conducted by the Engineering division prior to construction. 38.41.060.A.11 Stormwater Management The application proposes to manage stormwater onsite. Review of the proposed methods of treatment appears to comply with adopted standards. Further analysis will occur during the plans and specifications review by the Engineering Division. 38.41.060.A.12 Streets, Roads and Alleys A traffic study was provided. Adequate capacity was demonstrated to accommodate this project. 38.41.060.A.13 Utilities All private utilities servicing the subdivision will be installed underground. The DRC and local review agencies did not identify any potential impacts and/or concerns with providing private utilities to the subdivision. The final plat shall provide public utility easements along all front, side and rear lot lines as required by Section 38.23.050, BMC. However, in the event front and/or rear yard utility easements are used, side yard easements must still be provided on the plat unless written confirmation is submitted to the Planning Office from all utility companies and Director of Public Works indicating that front and rear yard 10-foot wide easements are adequate to service said subdivision lots. 38.41.060.A.14 Educational Facilities A letter from the district was included in the submittal materials. Facilities appear adequate. No comments were received from the school district. 38.41.060.A.15 Land Use The associated planned unit development is the vehicle to modify lot dimensional standards and uses. If the PUD is approved then the subdivision will be in conformance with required land use regulations. The use proposed is exclusively residential which conforms to the future land use designation and zoning purposes. 518 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 24 of 27 38.41.060.A.16 Parks and Recreation Facilities A park master plan was submitted which approved by the City Commission with Phase 1. The park plan provided adequate area of park for all phases to date. 38.41.060.A.17 Neighborhood Center Plan Material waived. 38.41.060.A.18 Lighting Plan Subdivision or street lighting is required pursuant to Section 38.23.150.B, BMC. A lighting plan and installation of lights has been proposed. The plan shall include a pole light detail with spacing based on high pedestrian conflict, a local street pole light at one per local street intersection, and a bollard light detail for placement at pathway/street intersections. All street lights installed shall use LED light heads lights, including bollard light, and shall conform to the City’s requirement for cut-off shields. 38.41.060.A.19 Miscellaneous Supplemental information waived by the DRC. The subdivision will not impact access to any public lands and there are no identified hazards in proximity to the subject property. 38.41.060.A.20 Affordable Housing Not applicable at this time. Article 38.43, BMC, is not compulsory at this time. 519 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 25 of 27 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single Household Low Density District). The intent of the R-1 residential single-household low density district is to provide for primarily single-household residential development and related uses within the city at urban densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Residential.” The “Residential” classification designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher density may be considered in some locations and circumstances. A variety of housing types can be blended to achieve the desired density. Large areas of single type housing are discouraged. In limited instances the strong presence of constraints and natural features, such as floodplains, may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints, such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area. APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND The Lakes at Valley West Subdivision phase 4 has been submitted in conjunction with a Planned Unit Development. The project subdivides an area included with the original Valley West development begun in the late 1990’s. The developed portion of that project exists east of Cottonwood Road. The original Valley West development included Bronken Park and the Baxter Creek Natural Area. This property which is the subject of the current application has been physically altered over time to accommodate two lakes and adjacent wetlands that were required as wetland mitigation area for the phases of Valley West east of Cottonwood Road. This area has always been a planned phase of Valley West, but the approved PUD design had changed over time. This PUD proposal approved with phase 1 and continued with this 520 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 26 of 27 application requests a modified design that eliminates a small commercial element and proposes a small lot pocket neighborhood design with alternative access via a modified alley design. The new layout reduces the amount of parkland area with street frontage and provides, in lieu, a combination of parkland and public access open space with less street frontage. The development has the potential for additional phases of residential development. The subdivision of the property is proposed with 56 residential and open space and future development lots. As part of the overall design the applicant is proposing developing an unusual cross section for several “woonerfs” which are multi-user streets with a narrow character. APPENDIX C – NOTICING AND PUBLIC COMMENT Notice was provided at least 15 and not more than 45 days prior to the Planning Board and City Commission public hearings. Per Article 38.40, Notice was provided by posting the site, mailing by certified mail to adjacent property owners and by first class mail to all other owners within 200 feet, and by legal advertisement publication in the Bozeman Daily Chronicle. Additionally, notice of the project was published on the City of Bozeman website. Content of the notice contained all elements required by Article 38.40, BMC. No public comments have been received as of the writing of this report. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: The Lakes at Valley West, Bozeman, Two, LLC, 2880 Technology Blvd., Bozeman MT 59718 Applicant: Kilday & Stratton, Inc., 2880 Technology Blvd., Bozeman MT 59718 Representative: Morrison Maierle, Inc. PO box 1113, Bozeman, MT 59771 Report By: Chris Saunders, Policy and Planning Manager FISCAL EFFECTS The development will generate the typical costs and revenues of residential development. A special surcharge will be required to offset the expenses associated with service by the sewer lift station. Other than these items no unique fiscal effects or impact on budgeted items have been determined. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 521 17149, City Commission Staff Report - Lakes at Valley West Ph. 4 Subdivision Page 27 of 27 Application materials – Available through the Laserfiche archive linked agenda materials. 522 The Lakes at Valley West Preliminary Plat: Phase 4 March 2017 523 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Table of Contents Title Section Architectural Green Plan of Overall PUD (11x17) Green Plan Introduction, Document Organization and Applicant Team 1 Development Review Application / Preliminary Plat Checklist 2 Responses to City of Bozeman Pre-application Review Comments 3 Legal Description 4 Certificate of Adjoining Property Owners List / Neighborhood 5 Recognition Ordinance Compliance Certificate Montana Department of Environmental Quality Exemption 6 PUD Relaxations 7 Covenants, Conditions and Restrictions & Design Guidelines 8 Maintenance Provision for Non-Public Improvements 9 Noxious Weed Management and Re-vegetation Plan 10 Preliminary Platting Certificate 11 Preliminary Plat Drawings – 11”x17” and 24” x 36” 12 524 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Additional Preliminary Plat Supplements Surface Water 13 Floodplains 14 Groundwater 15 Geology, Soils, & Slopes 16 Vegetation 17 Wildlife 18 Water and Sewer 19 Stormwater Management 20 Streets, Roads and Alleys 21 Traffic Impact Study 22 Utilities 23 Educational Facilities 24 Land Use 25 Parks and Recreation Facilities 26 Neighborhood Center Plan 27 Lighting Plan 28 Affordable Housing 29 Agency Letters (and responses received to date) 30 525 NOTE: DUE TO THE SCHEMATIC NATURE OF THIS PLAN, AREAS, LAYOUTS AND DIMENSIONS ARE SUBJECT TO CHANGE. SEE PRELIMINARY PLAT AND/OR DRAFT COVENANTS FOR SPECIFIC INFORMATION MARCH 2017 526 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Introduction Since its original approval in 2002, the overall design of the award-winning Valley West Planned Unit Development (PUD) has continued to mature and adjust to ongoing parks and wetlands design, changing land use regulations and policies and developing adjoining properties as well as overall market conditions. Note that several significant land use changes have recently occurred – most notably, a school and church have been constructed on the property west of Ferguson Avenue in place of what was originally contemplated as a residential neighborhood. This application includes a subdivision Preliminary Plat for Phase 4 (25 lots). The master plan (see Green Plan) shows likely development patterns for approximately 300 dwelling units on the entire 65 acres for reference only. The property owners require flexibility as future phases are submitted to adjust to continuing changes to the Bozeman market. A Preliminary PUD application has also been submitted in parallel to the Preliminary Plat. The PUD proposes to begin to complete this quality neighborhood by creating progressive residential pocket neighborhoods that are all connected by open spaces, trails, streets and enhanced alleys inspired by the European planning concept of a woonerf. Woonerfs are described in the Unified Development Code as: “streets where pedestrians and cyclists have priority over motorists… Woonerfs may be permitted on public local streets or alleys through the… PUD process” (38.09.030). There are several important known factors that influence and dimensionally challenge the overall site and design including the existing lakes, Baxter Creek Natural Area, the location of Laurel Parkway, the connections for Westgate Avenue, required access separation on Durston Road, the watercourse setback on Baxter Creek and a section of the watercourse setback along Aajker Creek. 527 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Document Organization This submittal has been prepared to address all requirements as noted in 38.41.040, BMC. The included content has been organized in a logical way to help ease navigation, and generally follows the order of the requirements in the Development Review Application (DRA) and Preliminary Plat Checklist. The PUD, as mentioned above, parallels this submittal and both these submittals are designed to provide guidance and baseline information for all subsequent “Lakes” submittals. Future subdivision submittals can therefore be simplified by reducing the amount of duplicate material. 528 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application APPLICANTS and DESIGN TEAM OWNER: The Lakes at Valley West, Bozeman, Two, LLC Greg Stratton 2880 Technology Blvd. W. Bozeman, MT 59718 406-599-5603 APPLICANT: Kilday and Stratton, Inc. Greg Stratton 2880 Technology Blvd. W. Bozeman, MT 59718 406-599-5603 ARCHITECTURE & LAND PLANNING: Intrinsik Architecture, Inc. Rob Pertzborn 111 N Tracy Ave. Bozeman, MT 59715 406-582-8988 CIVIL ENGINEER: Morrison - Maierle Inc. James Nickelson 2880 Technology Blvd. W. Bozeman, MT 59718 406-587-0721 WETLANDS: Vaughn Environmental Services Barbara Vaughn 8353 Saddle Mountain Rd. Bozeman, MT 59715 406-586-6909 LANDSCAPE ARCHITECTURE: Peaks to Plains Design Jolene Rieck 404 N 31st St., STE 405 Billings, MT 59101 406-294.9499 GEOTECHNICAL ENGINEER: Castlerock Geotechnical Andy Pilskalns 1114 E Babcock St. Bozeman, MT 59715 406-586-9533 529 A1 Development Review Application A1 Page 1 of 3 Revision Date 01-04-16 Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications DEVELOPMENT REVIEW APPLICATION 1. PROJECT Development Name: Description: 2. PROPERTY OWNER Name: Full Address: Phone: Email: 3. APPLICANT Name: Full Address: Phone: Email: 4. REPRESENTATIVE Name: Full Address: Phone: Email: 5. PROPERTY Full Street Address: Full Legal Description: Current Zoning: Current Use: Community Plan Designation: 530 Development Review Application A1 Page 2 of 3 Revision Date 01-04-16 Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications Overlay District: Neighborhood Conservation Entryway Corridor None Urban Renewal District: Downtown North 7th Avenue Northeast None 6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26) Gross Area: Acres: Square Feet: Net Area: Acres: Square Feet: Dwelling Units: Nonresidential Gross Building Square Feet: 7. APPLICATION TYPES Check all that apply, use noted forms. Form Form 1. Pre-application Consultation None 17. Informal Review INF 2. Master Site Plan MSP 18. Zoning Deviation None 3. Site Plan SP 19. Zoning or Subdivision Variance Z/SVAR 4. Subdivision pre-application PA 20. Conditional Use Permit CUP 5. Subdivision preliminary plat PP 21. Special Temporary Use Permit STUP 6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP 7. Subdivision exemption SE 23. Regulated Activities in Wetlands RW 8. Condominium Review CR 24. Zone Map Amendment (non Annexation) ZMA 9. PUD concept plan PUDC 25. UDC Text Amendment ZTA 10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA 11. PUD final plan PUDFP 27. Modification/Plan Amendment MOD 12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT 13. Administrative Interpretation Appeal AIA 29. Reasonable Accommodation RA 14. Administrative Project Decision Appeal APA 30. Other: 15. Commercial Nonresidential COA CCOA 1 6. Historic Neighborhood Conservation Overlay COA NCOA 8. APPLICATION FEES AND MATERIALS A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an estimate. 531 532 PP Preliminary Plat Required Materials PP Page 1 of 2 Revision Date 1-05-16 Required Forms: A1, PP1, N1, SVAR (if variance) Recommended Forms: Required Forms: SUBDIVISION PRELIMINARY PLAT REQUIRED MATERIALS APPLICATION SETS 3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets Complete and signed development review application form A1. Plan sets that include all required items listed on the subdivision preliminary plat checklist form PP1. Standard application sets required plan sizes: 2 sets that include full size 24 x 36 inch plans 1 set that include 11 x 17 inch plans 2-digital versions of all materials (JPEG or PDF) on separate CD-ROMs or USB drives. Individual files must be provided at 5MB or less in size. Files shall be named according to naming protocol. Notes: All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36 inches. The name of the project must be shown on the cover sheet of the plans. If 3 -ring binders will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted. NOTICING MATERIALS Completed and signed property adjoiners certificate form N1 and materials. STATISTICS 1. Subdivision Type: First Minor Subdivision from a Tract of Record First Minor Subdivision from a Tract of Record with variance Second or Subsequent Minor Subdivision from a Tract of Record First Major Subdivision 2. Total Number or Lots: 3. Lots by Proposed Uses: Residential, single household City Park Residential, multi household Manufactured Home Space Planned Unit Development Recreational Vehicle Space Condominium Unit Commercial Townhouse Industrial Common Open Space Restricted Development Other: 533 Preliminary Plat Required Materials PP Page 2 of 2 Revision Date 1-05-16 Required Forms: A1, PP1, N1, SVAR (if variance) Recommended Forms: Required Forms: APPLICATION FEE Base fee $1,831 Minor or $ 2,914 Major Plus $74 per lot Plus $6.50 noticing fee per each physically contiguous (touching) property owner CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net 534 PP1 Preliminary Plat Checklist PP1 Page 1 of 2 Revision Date 1-05-16 Required Forms: A1, N1, PP, SVAR (if variance) Recommended Forms: Required Forms: SUBDIVISON PRELIMINARY PLAT CHECKLIST GENERAL INFORMATION The preliminary plat submittal must include the following information. Please refer to Section 38.41.040, BMC for the specific requirements for each item. 1. All information required with the pre-application plan, as outlined in Section 38.41.030 (Subdivision Pre-application Plan), BMC. See checklist PA1. 2. 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. 3. 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 highways. 4. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey. 5. An approximate 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 shall be given. 6. The approximate location of all section corners or legal subdivision corners of sections pertinent to the subdivision boundary. 7. If the improvements required are to be completed in phases after the final plat is filed, the approximate area of each phase shall be shown on the plat. 8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if slope is between 10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater. 9. List of waivers granted from the requirements of Section 38.41.060 (Additional Subdivision Preliminary Plat Supplements), BMC during the pre-application process. 10. Request for exemption from Montana Department of Environmental Quality Review as described in Section 38.41.040.11 (Request for Exemption from MDEQ Review), BMC. 11. All appropriate certificates (refer to Chapter 38.06, BMC). 12. All preliminary plat supplements required for all subdivisions: Preliminary Plat Supplements Required for All Subdivisions A. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads B. Map of entire subdivision on either an 8½-inch x 11-inch, 8½-inch x 14-inch, or 11-inch x 17-inch sheet C. A written statement describing any requested subdivision variance(s) and the facts of hardship upon which the request is based. Refer to Chapter 38.35 (Variance, Deviation and Appeal Procedures), BMC. See checklist SVAR D. Covenants, Restrictions and Articles of Incorporation for the Property Owners’ Association E. Encroachment permits or a letter indicating intention to issue a permit where new streets, easements, rights-of way or driveways intersect State, County, or City highways, streets or roads F. A letter of approval or preliminary approval from the City of Bozeman where a zoning change is necessary 535 Preliminary Plat Checklist PP1 Page 2 of 2 Revision Date 1-05-16 Required Forms: A1, N1, PP, SVAR (if variance) Recommended Forms: Required Forms: G. A draft of such other appropriate certificates H. Provision for maintenance of all streets (including emergency access), parks, and other required improvements if not dedicated to the public, or if private I. Profile sheets for street grades greater than 5 percent J. If an authorized representative signs on behalf of an owner of record, a copy of the authorization shall be provided K. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for control of noxious weeds L. A preliminary platting certificate prepared by a Montana title company 13. All preliminary plat supplements not waived at pre-application review by the Development Review Committee. Please refer to Section 38.41.060, BMC for the specific requirements for each item. Additional Subdivision Preliminary Plat Supplements Waived A. Surface water B. Floodplains C. Groundwater D. Geology, soils and slope E. Vegetation F. Wildlife G. Historical features H. Agriculture I. Agriculture water user facilities J. Water and sewer K. Stormwater management L. Streets, roads and alleys M. Utilities N. Educational facilities O. Land use P Parks and recreation facilities Q. Neighborhood center plan R. Lighting plan S. Affordable Housing T. Miscellaneous CONTACT US Alfred M. Stiff Professional Building 20 East Olive Street 59715 (FED EX and UPS Only) PO Box 1230 Bozeman, MT 59771 phone 406-582-2260 fax 406-582-2263 planning@bozeman.net www.bozeman.net 536 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application Response to Pre-application Preliminary Plat and Concept Plan Review Comments The responses to the City Staff review comments from the Pre-Application and the Concept Plan are included in this section. The Staff comments are provided in standard font, responses to their comments are in italics: Department of Community Development – Concept PUD: 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. The owner is aware of this and accepts this condition. 2. The applicant shall submit with the application for Preliminary Plan review and approval, a written narrative stating how they have responded to each of these comments. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. Please accept this document as the narrative. 3. The preliminary plan submittal shall identify the uses to be allowed on each proposed lot in the design guidelines and associated development standards as was done with Phases 1, 2, and 3. The permitted uses are limited to residential, see Article IX, 9.3 of the covenants. The lots on which more than one dwelling unit is permitted are identified on the Lot Exhibits which are part of the Design Guidelines and shown on the Preliminary Plat park allocation table. 4. Please provide a written analysis of the phases that currently have structures. This analysis should include: SF of lots, SF of houses, Total number of Accessory Dwelling units, parking spaces provided and other items that were provided via the relaxation process. See the pages following this document for a detailed spreadsheet for staff’s requested analysis for Phases 1 and 2 of the Lakes at Valley West Project. 5. Please clearly identify what, if any, elements of the adopted covenants will apply to Phase 4. Unless a specific reason is given to exclude this phase the City will expect that the City’s participation in covenants for this phase will mirror those for Phases 537 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application 1, 2 and 3. The First Amendment to the Declaration of Protective Covenants, Conditions, and Restrictions for The Lakes at Valley West includes all property that is part of the overall The Lakes at Valley West Subdivision and as such all provisions, with those that state that they apply to a specific phase apply to Phase 4. Copies of the covenants are included in the application materials. 6. The proposed covenants shall include a section which clearly indicates those portions of the covenants which were relied upon for the approval of the PUD. This section shall restrict those portions from alteration without written approval of the City of Bozeman. The existing covenants include this provision and if during the Phase 4 approval process it is determined that additional covenants are required the same process will be followed. 7. No property may be removed from the covenants once established without written approval of the City of Bozeman. See Article 12. 9 of the covenants. This prohibits removal of property from jurisdiction of the covenants without City approval. 8. Connectivity to the open spaces on a sheet for pedestrian pathways throughout this phase. There needs to be a system of hard surfaces and ADA acceptability to the open spaces. A green plan showing pedestrian connectivity, located in section D.1, is included in the Preliminary Plan submittal. The open space landscape plan, located in section E of the Preliminary Plan submittal, shows surfacing types and more detail for Phase 4 of the project. 9. The PUD Final Plan shall be completed before the approval of the final plat. Timing is noted. 10. A notice prepared by the City shall be filed concurrently with the final plat so that it will appear on title reports. It shall read substantially as follows: Lots within the Lakes at Valley West Subdivision Phase 4 are subject to specific design standards, unique building setbacks from property lines, and restrictions on use. These standards may be found in [insert correct reference to design standard location]. Lot owners are advised that these are specific to the Lakes at Valley West Subdivision Phase 4 and are in place of the general development standards of the City of Bozeman Zoning. If a development standard is not specifically established in the Lakes at Valley West Subdivision Phase 4 approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Lakes at Valley West Planned Unit Development. Modifications are strongly discouraged. It is the obligation of the lot owner to be fully informed as to these standards before beginning any home or site design process. Approval by the design 538 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application review entity established in the covenants of the development does not bind the City of Bozeman to approve a construction plan. Comment noted. 11. The City of Bozeman will rely upon the overall design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. Comment noted. 12. Relaxation 1 description notes purpose is affordable housing but later compliance with 38.43 is disclaimed. Please either conform to 38.43 or use a different descriptor as it causes confusion. The language in Relaxation 1 has been modified to read exactly as that approved for Lakes Phases 1, 2, and 3. As was done with the Phase 3 Preliminary Plan submittal the justification for the relaxations has been removed as the issues have already been resolved with the previous approvals. 13. Relaxation 4. Please provide example sketch plans to demonstrate viability of these parcels in compliance with the requested relaxations based on the smaller lot sizes. At this time the relaxation appears to be much larger than needed. Please either explain this request or increase the square footage. To ensure that lots are not further subdivided the appropriate sized relaxations should be requested. A conceptual layout is provided and is included in the PUD application that shows the viability of these parcels which are very similar to those within Phases 1 and 2 of the project which has successfully demonstrated that the parcels are valid. In order to maintain consistency across the PUD, we are requesting that the 2,500 square foot minimum lot size for a single household dwelling be maintained for Phase 4. There is no intent of the applicant to further subdivide the parcels and it is noted that any further subdivision, would require City approval of both a revised PUD and subdivision and that the HOA would also need to approve the further subdivision. 14. Relaxation 8 shall be note to only those lots specifically identified as approved for an ADU. The specific lots have been identified in the lot layouts and also noted on the park table on the preliminary plat. The two lots that ADUs are allowed are Lot 6 and Lot 17. 15. Relaxation 9 and 10 are asking for block lengths smaller than allowed. The key to this relaxation is to ensure there is appropriate pedestrian connectivity. The phases to the south that are currently not proposed should have a transportation/pedestrian connection layout. The open space areas must be accessible for pedestrians, please identify the pedestrian connections to these areas. To provide this relaxation a drawing showing all of the alternative connections 539 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application should be added to this submittal. A concrete path within a 30’ easement will be required. A green plan showing pedestrian connectivity, located in section D.1, is included in the Preliminary Plan submittal. The open space landscape plan, located in section E of the Preliminary Plan submittal, shows surfacing types and more detail for Phase 4 of the project. 16. The requested relaxations are generally found to be acceptable as proposed in the application materials if adjusted as noted in these comments. Comment noted. 17. Please provide a landscaping plan per 38.26 for the PUD open spaces. The landscape plan is included in the PUD submittal. 18. Formal applications for preliminary plat and preliminary plan must be submitted within one calendar year of the date of the comment letter. Comment noted. Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit www.bozeman.net. Comment noted. The Recreation and Parks Advisory Board review committee suggests that the path along Aajker Creek be coordinated with the Norton development to provide a continuous paved shared use path from Durston to Huffine Lane. Please coordinate with the Parks Department regarding construction details and specifications. The RPAB and Parks Department has approved the use of a Class 1B, 10-foot wide paved shared use trail on the west side of the project. This is what is being proposed for Phase 4. Department of Community Development – Pre-Application: 1. A waiver to the supplemental information under 38.41.060, BMC is granted with this pre-application plan review application for: 7) Historical Features, 8) Agriculture, 9) Agricultural Water User Facilities, and 540 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application 19) Miscellaneous, and A waiver to the supplemental information for the following are not granted: 1) Surface Water, 2) Floodplains, 3) Groundwater, and 4) Geology-soils-slopes, 10) Water and Sewer, 11) Stormwater management, 12) Streets, roads and alleys, 13) Utilities, 14) Educational Facilities, 15) Land use, 16) Parks and recreational facilities, 17) Neighborhood center plan. 18) Lighting plan, 20) Affordable Housing, While the supplemental information may be as simple as providing the existing documents from previous phases, these must be included with the application. Each application is required to be a complete and stand alone package of information, therefore these waivers are not granted. The submittal materials for this application address this comment. 2. The preliminary plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey (COS) and Subdivision Plats (24.183.1104 ARM). The applicant is aware of this requirement. 3. Section 38.41.50A.5, BMC “Documents and Certificates” - A draft copy of the covenants, restrictions, and articles of incorporation for the creation of a homeowners’ association shall be submitted with the preliminary plat application for review and approval by the Department of Community Development and shall contain, but not be limited to, provisions for assessment, maintenance, repair and upkeep of private streets, common open space areas, public parkland/open space corridors, mail delivery areas, stormwater facilities, public trails, snow removal, and other areas common to the association pursuant to Article 41 of the Bozeman Unified Development Code. The existing covenants are provided in the application materials and address these items. The First Amendment to the Declaration of Protective Covenants, Conditions, and Restrictions for The Lakes at Valley West includes all property that is part of the overall The Lakes at Valley West Subdivision and as such all provisions, with those that state that they apply to a specific phase apply to Phase 4. 541 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application 4. Section 38.39.030 Completion of Improvements. If it is the developer’s intent to file the plat prior to the completion of all required improvements, an Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the preliminary plat submittal information and conditions of approval. If the final plat is filed prior to the installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to 150 percent of the cost of the remaining improvement. The applicant is aware of this requirement. 5. A complete preliminary plat application shall be submitted to the Planning Department within one calendar year of the date the Planning Department dates, signs and places pre-application comments in the outgoing mail. The applicant is aware of this requirement. 6. Deeds will be required to be filed at the time of final plat to transfer ownership of parks and streets to the City. Prior to final plat approval, in conjunction with required or offered dedications, the subdivider (or owner of the property being subdivided if the owner is not the subdivider) shall transfer ownership to the City of all dedicated parkland and any open space proposed to be conveyed to the City and all its right, title, and interest in any improvements made to such parkland or open space. For the transfer of real property, the subdivider or owner of the property shall submit with the application for final plat a warranty deed or other instrument acceptable to the City Attorney transferring fee simple ownership to the City. The subdivider or owner of the property must record the deed or instrument at the time of recording of the final plat with the original of such deed returned to the City. For personal property installed upon dedicated parkland or City owned open space, the subdivider shall provide the City an instrument acceptable to the City Attorney transferring all its rights, title and interest in such improvements including all applicable warranties to such improvement. The applicant is aware of this requirement and will provide deed documents with the final plat application. 7. The final plat shall include the following certificate: CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON PUBLC IMPROVEMENTS The following are hereby granted and donated to the property owners association noted below for their use and enjoyment: (insert description and designations, e.g. open space parcels, storm water, etc. with each parcel having its own description like open space parcel A which corresponds to the labels on the plat face). Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same. I, (insert subdivider), hereby further certify that the following non-public improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, or as a condition(s) of approval of the subdivision plotted herewith, have been installed in conformance with any approved plans 542 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: (list as appropriate - STORM DRAINAGE, DETENTION PONDS, COMMON OPENSPACE IMPROVEMENTS EXCLUDING THOSE LISTED BELOW). Financially Guaranteed Improvements: (list as appropriate - COMMON OPEN SPACE IRRIGATION & LAWN.) The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners association created by Document Number____________________. (To be filled in when recorded) By: _________ , Subdivider Date: ________________ The applicant is aware of this requirement. 8. Accessory dwelling units are only permitted on specific lots. The covenants shall explicitly state which lots may have an accessory dwelling unit and which lots may not have them. This covenant may not be changed without City written consent. Acknowledged. The applicant is requesting two accessory dwelling units on Lot #6 and Lot #17 9. Lots shall have their boundary with an adjacent common open space clearly delineated. If the subdivider does not choose to construct the specified fence style along the perimeter an alternative ground marking which is readily visible and durable shall be placed. The type of delineation shall be identified with the final PUD plan and shall be installed prior to final plat approval. The subdivision landscape plan, which is included with the preliminary plan submittal, includes an alternative ground marking (4x4 wood posts) to delineate private lots with the public open space. 10. Fences located in the front, side or rear yard setback of properties adjacent to any park or publicly accessible open space shall not exceed a maximum height of four (4) feet, and shall be of an open construction designed in a manner to be consistent along all park land and open space areas. Proposed fencing shall conform to Section 38.23.130 “Fences, Walls and Hedges.” This requirement with appropriate exhibits of fence types shall be addressed and illustrated in the property owner’s association documents. The documents shall include a single fence style acceptable to the City for locations fronting any public park. Please see the design guidelines which identify the approved fencing options for the development that conform to the requirement. Future Impact Fees - Please note that future building permit applications will require payment of the required transportation, water, sewer and fire impact fees according to the City of Bozeman adopted 543 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application impact fee schedule in place at the time of building permit issuance. If you desire an estimate of the required impact fees according to current rates please contact the Department of Community Development and/or visit www.bozeman.net. Comment noted. The Recreation and Parks Advisory Board review committee suggests that the path along Aajker Creek be coordinated with the Norton development to provide a continuous paved shared use path from Durston to Huffine Lane. Please coordinate with the Parks Department regarding construction details and specifications. The RPAB and Parks Department has approved the use of a Class 1B, 10-foot wide paved shared use trail on the west side of the project. This is what is being proposed for Phase 4. Engineering Department The following comments pertain to review of the submitted materials for the above referenced project: 1. The 100-year floodplain associated with Aajker Creek must be indicated on the site drawings per Bozeman Municipal Code (BMC) 38.31.090. As part of the Phase 1 and 2 approval process, a flood study was completed on Aajker Creek. The flood plain for Aajker Creek does not extend into Phase 4. This information is documented in the preliminary plat submittal. 2. A current wetlands delineation must be indicated on the site drawings per BMC 38.30. There are no wetland impacts in Phase 4. Wetlands associated with the lake located in the open space were created through a United States Army Corp of Engineer’s permit and no work is being completed in this area. Refer to section 13 of the preliminary plat submittal. 3. The watercourse setback from Aajker Creek must be placed 50-feet from the edge of the wetlands (BMC 38.23.100.A.2.c.4.b), and the applicant must indicate the corrected setback on the preliminary plat application drawings. Acknowledged. Setbacks are shown on the preliminary plat. 4. The proposed development falls within a known area of high groundwater. No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped 544 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. The applicant agrees and will comply with this condition with a note on the conditions of approval sheet as was the case for phase 3 of the project. 5. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided in accordance to BMC section 38.23.180. Comment noted. 6. Adequate snow storage areas must be designated outside the sight triangles, but on the subject property (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office). This is particularly challenging on the Woonerf streets. Since the proposed woonerfs are a new concept in Bozeman, snow storage has been brought up as a concern for all phases of the project. Based on experience gained in the snow plowing season that has occurred in Phases 1 and 2 this past winter, it has been demonstrated that snow plowing and snow storage has been successful with the woonerf street sections. The Phase 4 project has a woonerf and a 10 foot wide snow storage easement, along lot frontages that are on the concrete border side of the woonerf. We have calculated the ratio of available snow storage width (for standard streets and woonerf) and the table below shows that the woonerf section has more snow storage, per width of plowed street than the 35-foot standard local section. If snow on one side of a standard 5 foot wide sidewalk is considered, the woonerf section has an equivalent snow storage, per width of plowed street/sidewalk, as the 31-foot standard local section. To further address this concern regarding snow storage, the developer is retaining rights to utilize the large open space parcel surrounding the lake, for snow storage. This open space parcel will serve as a snow storage area for all phases of the Lakes at Valley West. The details of access for snow storage and specific areas dedicated for this open space parcel, will be worked out with future phases and as the lots along the boundary of this open space are fully defined. Below is a chart that has been prepared showing the snow storage areas in the woonerf area compared to standard street sections. 545 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plan Application Street type Full width half width Snow storage width Snow storage width per foot of street Half sidewalk width Half width street plus sidewalk Snow storage width per foot of street and half of sidewalk Woonerf 24 n/a 11 0.46 n/a n/a 0.46 31 foot local 31 15.5 8.5 0.55 2.5 18 0.47 35 foot local 35 17.5 6.5 0.37 2.5 20 0.33 37 foot local 37 18.5 5.5 0.30 2.5 21 0.26 * Note: the 37 foot wide local street was the city standard for many years and is functioning well in numerous areas of the community. 546 Analysis of the Lakes at Valley West Phases 1 & 2 *This Table is prepared at City Staff's request to analyze development of Phases 1 & 2. Phases 1 Lots Lot Square Footage Built Home Square Footage Accessory Dwelling Units Onsite Parking Spaces Undeveloped Lots Lot Coverage Percent 1 5775 2757 Yes 4 32% 2 5250 2120 Not Allowed 4 38% 3 5775 Yes 4 5090 1878 Not Allowed 4 36% 5 6049 1597 Not Allowed 4 35% 6 5842 2631 Not Allowed 4 32% 7 5072 1985 Not Allowed 4 39% 8 5072 2426 Not Allowed 4 36% 9 5072 Not Allowed Yes 10 5870 2342 Not Allowed 4 33% 11 5605 2085 Not Allowed 4 30% 12 5072 1604 Not Allowed 4 41% 13 5072 Yes 14 5072 1604 Not Allowed 4 41% 15 5634 16 6489 Yes 17 6000 2048 Not Allowed 4 41% 18 6000 2380 Not Allowed 4 30% 19 6551 Yes 20 5763 1892 No 4 32% 21 5250 Yes 22 5250 Yes 23 5250 1539 Not Allowed 4 39% 24 5250 Yes 25 6500 Yes Phase 2 1 4320 1263 Not Allowed 4 23% 2 3780 997 Not Allowed 4 22% 3 4050 Not Allowed Yes 4 4050 Not Allowed Yes 5 4050 1647 Not Allowed 4 34% 6 4050 1647 Not Allowed 4 34% 7 4050 1366 Not Allowed 4 47% 8 5240 1366 Not Allowed 4 36% 9 5463 1203 Not Allowed 4 33% 10 3872 1192 Not Allowed 4 46% 11 3951 1985 Not Allowed 4 34% 12 3939 1985 Not Allowed 4 34% 13 3829 1739 Not Allowed 4 33% Information Not Available 547 14 3000 1819 Not Allowed 4 42% 15 3000 1806 Not Allowed 4 42% 16 3440 1617 Not Allowed 4 34% 17 3684 Not Allowed Yes 18 3119 Not Allowed Yes 19 3038 1340 Not Allowed 4 35% 20 2868 1059 Not Allowed 4 31% 21 3513 1776 Not Allowed 4 38% 22 3452 1776 Not Allowed 4 39% 23 3000 1686 Not Allowed 4 45% 24 3000 1686 Not Allowed 4 45% 25 3000 Not Allowed Yes 26 3750 Not Allowed Yes 27 4500 Not Allowed 4 35% 28 4000 Not Allowed 4 39% 29 4000 Not Allowed 4 39% 30 4201 Not Allowed 4 37% 31 4362 Not Allowed 4 36% 32 4364 Not Allowed 4 36% 33 4383 Not Allowed Yes 34 4364 Not Allowed Yes 35 4086 Not Allowed Yes 36 4500 Not Allowed Yes 548 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Legal Description The legal description provided in this application is based on the Lakes at Valley West, Phase 3 Plat. It is noted that at the time of the preliminary plat application the Phase 3 plat has not been filed; however, it is scheduled for the City Commission for April 3, 2017 and will be filed as soon as possible after this date. 549 Phase 4 of The Lakes at Valley West, being Lot R2A of The Lakes at Valley West - Phase 3, Plat J-XXX; situated in the NE¼NW¼ of Section 9, Township 2 South, Range 5 East, Principal Meridian, City of Bozeman, Gallatin County, Montana, more particularly described as follows: Commencing at the Corner to Sections 4, 5, 8, and 9, Township 2 South, Range 5 East, Principal Meridian, as described on Certified Corner Recordation, Book 4, Page 931, Document No. 2566976, filed at the Gallatin County Clerk and Recorder's Office; thence N.88° 04' 19"E., 1337.30 feet to the West One-sixteenth Corner between Section 4 and Section 9; thence S.00° 59' 02"W., 659.06 feet along the east boundary of the NW¼NW¼ of Section 9 to the southwest corner of Phase 3 of The Lakes at Valley West, the Point of Beginning; thence along the south boundary of Phase 3 of The Lakes at Valley West S.89° 00' 58"E., 82.84 feet; thence continuing along said boundary N.84°34'24”E., 57.69 feet; thence N.75°16'23”E., 33.24 feet; thence N.63°07'43”E., 86.94 feet; thence N.56°35'13”E., 64.64 feet; thence N.53°42'03”E., 60.00 feet; thence N.50°56'59”E., 90.09 feet to an angle point on the south boundary of Phase 3 of The Lakes at Valley West; thence continuing along said boundary S.36°32'03”E., 62.13 feet to point of curvature; thence along a curve to the right having a radius of 280.00 feet, a central angle of 24°45'39" for an arc length of 121.00 feet to an angle point on the south boundary of Phase 3 of The Lakes at Valley West; thence N.88°04'19”E., 783.80 feet to the southeast corner of Phase 2 of The Lakes at Valley West a common point on the west right-of-way of North Laurel Parkway; thence S.0°58'16”W., 694.85 feet to a point on the north boundary of the SE¼NW¼ of Section 9; thence S.88°28'17”W., 1292.11 feet to the Northwest One-sixteenth Corner of Section 9; thence N.00° 59' 02"E. for 682.78 feet along the east boundary of the NW¼NW¼ of Section 9, to the Point of Beginning. The Area of the above described tracts of land is 917,326 square feet, or 21.059 acres, more or less. 550 551 Note: Adjacent owner lists are based on the Lakes at Valley West, Phase 3 Final Plat being filed. Phase 3 is scheduled for the City Commission on April 3, 2017 and will be filed shortly thereafter. Since the Phase 3 plat will be filed prior to any public notice effort for this application utilizing this methodology is appropriate. 552 THE LAKES AT VALLEY WEST SUBDIVISION- PHASE 4 PROPERTY OWNERS- CONTIGUOUS TO PROJECT SITE LEGAL DESCRIPTION OF PROPERTY PROPERTY OWNER’S NAME MAILING ADDRESS OF PROPERTY OWNER FROM COUNTY TAX RECORDS 1 S09, T02 S, R05 E, C.O.S. 1581, PARCEL 1, ACRES 20.519 S09, T02 S, R05 E, C.O.S. 1581, PARCEL 2, ACRES 20.526 ALAN D. FULTON 958 RIALTO WAY BUTTE, MT 59701-7113 2 S09, T02 S, R05 E, ACRES 0.77, A 25’ STRIP OFF NORTH END OF SW4NW4 NORTON EAST RANCH SUB PH 3A, S09, T02 S, R05 E, LOT R1, ACRES 79.3085, PLAT J-564 NORTON PROPERTIES, LLC 63026 LOWER MEADOW DR., SUITE 200 BEND, OR 97701-6984 3 LAKES AT VALLEY WEST PH 2, S09, T02 S, R05 E, OPEN SPACE F, PLAT J-572 LAKES AT VALLEY WEST PH 3, S09, T02 S, R05 E, OPEN SPACES C AND F VALLEY WEST HOMEOWNERS ASSOCIATION. PEAK PROPERTY MANAGEMENT 716 S 20TH BOZEMAN, MT 59718 4 LAKES AT VALLEY WEST PH 3, S09, T02 S, R05 E, LOTS 30, 31, 47, 48, 49 AND 50 LAKES AT VALLEY WEST BOZEMAN TWO LLC 2880 TECHNOLOGY BLVD W BOZEMAN, MT 59718 NOTE: This list is developed based on a filed Phase 3 Plat. 553 THE LAKES AT VALLEY WEST SUBDIVISION- PHASE 4 PROPERTY OWNERS- ADJOINER NOT CONTIGUOUS (BUT WITHIN 200 FEET OF PROJECT SITE) LEGAL DESCRIPTION OF PROPERTY PROPERTY OWNER’S NAME MAILING ADDRESS OF PROPERTY OWNER FROM COUNTY TAX RECORDS 1 S09, T02 S, R05 E, ACRES 39.25, SW4NW4 LESS 25’ RD ON NS AAJKER CREEK PROPERTIES, LLC 4700 GOOCH HILL RD BOZEMAN, MT 59718- 9027 2 LAKES AT VALLEY WEST PH 3, S09, T02 S, R05 E, OPEN SPACES B VALLEY WEST HOMEOWNERS ASSOCIATION. PEAK PROPERTY MANAGEMENT 716 S 20TH BOZEMAN, MT 59718 3 LAKES AT VALLEY WEST PH 1, S09, T02 S, R05 E, LOT R1, ACRES 10.381, PLAT J-572 BOZEMAN INVESTMENT HOLDINGS LLC 2880 TECHNOLOGY BLVD W BOZEMAN, MT 59718 4 LAKES AT VALLEY WEST PH 3, S09, T02 S, R05 E, LOTS 15, 25, 26, 27, 28, 29, 32, 44, 45, AND 46 LAKES AT VALLEY WEST BOZEMAN TWO LLC 2880 TECHNOLOGY BLVD W BOZEMAN, MT 59718 5 LAKES AT VALLEY WEST PH 2, S09, T02 S, R05 E, Lot 33, 34, 35,36, PLAT J-572 ZACH WERMERS CONSTRUCTION INC 598 CLIFDEN DR BOZEMAN, MT 59718-6749 6 LAKES AT VALLEY WEST PH 2, S09, T02 S, R05 E, Lot 27, 28, 29, 30, 31, 32, PLAT J-572 SHANE COLLINS CONSTRUCTION INC PO BOX 11090 BOZEMAN, MT 59719-1090 7 LAKES AT VALLEY WEST PH 1, S09, T02 S, R05 E, ACRES 4.92, CITY PARK PLAT J-572 CITY OF BOZEMAN PO BOX 1230 BOZEMAN, MT 5977-1230 NOTE: This list is developed based on a filed Phase 3 Plat. 554 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application MDEQ Exemption The applicant will request a Municipal Facilities Exclusion from the Montana Department of Environmental Quality (MDEQ), per Section 38.41.040.11, BMC. The project schedule calls for water, sewer and stormwater infrastructure to be completed during 2017. After the project obtains preliminary plat approval, the Municipal Facilities Exclusion Checklist will be provided to the Director of Public Works for his approval and signature and forwarded to MDEQ for final approval. 555 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application PUD Relaxations A list of all PUD relaxation requests is included on the following pages. This section is identical to the requests that have been provided with the PUD Plan application. 556 1 Valley West PUD-The Lakes at Valley West, Phase 4 Concept Plan Relaxation Requests The same relaxations to strict adherence to the underlying R-1 zoning and UDC Development Standards that were approved for the 65-acre Lakes at Valley West PUD, and specifically Phases 1 and 2, are being requested to be applied to Phase 4. The detail associated with the justification for the 15 relaxations was provided for in the Phases 1 and 2 application and are applicable to Phase 4 and future phases of The Lakes (all of the application forms referenced the entire 65-acre PUD), and the covenants specifically allow for annexation of subsequent phases into the authority of the covenants and Design Manual. The relaxed standards as stipulated in the Design Manual (see Section D. 17) are working very successfully for The Lakes at Valley West Phases 1 and 2. After over one year’s construction experience the reduced size lots and modified accesses via the woonerfs are both working well. Since the previously granted relaxations were approved for the entire Lakes project area (all of the application forms referenced the entire 65-acre PUD), and the covenants specifically allow for annexation of subsequent phases into the authority of the covenants and Design Manual, the relaxation justification language presented here will be limited to a table. 557 2 Summary List of Relaxations* Relaxation # Code Section Summary of Section #1 38.08.010.A.2 Intent of R-1 District #2 38.08.020 Authorized Uses in R-1 #3 38.08.030.A.2 Lot Coverage and Floor Area #4 38.08.040.A Minimum Lot Area #5 38.08.040.B Minimum Lot Width #6 38.08.050.A Yards #7 38.08.060 Building Height #8 38.22.030 R-1 Accessory Dwelling Units (ADUs) #9 38.23.040.B Block Length #10 38.23.040.C Block Width #11 38.23.040.D.3 Pedestrian Walk Surface #12 38.23.040.E Block Numbering #13 38.24.060.A Design Standards (length of tangent at intersection) #14 38.24.060.B Alternate Alley Section to Allow Woonerf #15 38.23.100.A.2 Reduction to minimum wetland setback *Table Notes: Note that relaxations are not requested from Sections 38.23.030.D “Corner Lots” and 38.24.010.A.9 “Cul-de-sac” because these sections of the code have built-in flexibility under certain conditions with an approved development plan. As a point of clarification, since woonerfs are alleys, not streets, any residential garage in the Lakes PUD facing a woonerf will not have to comply with the design criteria in 38.080.070. Specifics of the lot relaxations are included in the design guidelines. 558 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Covenants, Conditions and Restrictions & Design Guidelines Attached are the following documents: 1. Recorded “Declaration of Protective Covenants, Conditions, and Restrictions for The Lakes at Valley West.” 2. Recorded “Affidavit of Omission Concerning the Declaration of Protective Covenants, Conditions, and Restrictions for The Lakes at Valley West.” 3. Executed “First Amendment to the to the Declaration of Protective Covenants, Conditions, and Restrictions for The Lakes at Valley West”. Note that this documented will be filed with the Phase 3 Final Plat. 4. Draft updated “Design Manual for The Lakes at Valley West.” The base manual is the manual that is approved for The Lakes at Valley West, Phases 1 and 2 and Phase 3 with proposed updates for Phase 4 included. 559 J-572 AfterRecording,ReturnTo: OgburnLawFirm,PLLC P.O.Box7020 Bozeman,MT 59771 2527605 Page:1 of23 10/14/201501:19.39PM Fee:$161.00 CharlotteMills-GallatinCounty,MT MISC DECLARATION OF PROTECTIVE COVENANTS, CONDITIONS,AND RESTRICTIONS FOR THE LAKES AT VALLEY WEST THIS DECLARATION OF PROTECTIVE COVENANTS FOR THE LAKES AT VALLEY WEST ismade this_ day ,2015,by The Lakes atValley West, Bozeman,LLC,hereinafterreferredtoas "Declarant;" WITNESSETH: WHEREAS,theDeclarantistheowner of thefollowingdescribedrealpropertysituated inGallatinCounty,Montana: The Lakes atValley West Phase 1 and 2 Subdivision,includingspecificallyLots 1 through 25 of Phase 1,Lots 1 through 36 of Phase 2 and RestrictedLots R1 and R2, and by thisreferencemade a parthereofand hereinafterreferredto asthe"The Lakes Subdivision;"and WHEREAS,The Lakes Subdivisioniscurrentlysubjectto theFourth Amended & RestatedDeclarationof ProtectiveCovenants &RestrictionsforValley West ("ValleyWest Covenants"),recordedon April 28,2014 asDocument No.2479575,intheGallatinCounty Clerk and Recorder's Office,theFirstAmendment toFourth Amended and RestatedDeclaration of ProtectiveCovenants and RestrictionsforValley West ("FirstAmendment to Valley West Covenants"),recordedon May 14,2015 as Document No.2511338,intheGallatinCounty Clerk and Recorder'sOffice,the Second Amendment toFourth Amended and RestatedDeclarationof ProtectiveCovenants and RestrictionsforValley West ("Second Amendment toValley West Covenants"),recorded on 10-14-201.5 as Document No.2527604 ,inthe Gallatin County Clerk and Recorder's Office,and allRules and RegulationsfortheValley West Homeowners'Associationon fileand ofrecordattheGallatinCounty Clerk and Recorder's Office; WHEREAS,theDeclarantdesiresto impose additionalcovenants,conditions,and restrictionson thepropertyinThe Lakes Subdivision; 560 NOW THEREFORE,theDeclaranthereby declaresthatallofthePropertyinThe Lakes Subdivisionshallbe held,sold,and conveyed subjecttothe followingeasements,covenants, conditions,and restrictions,which areforthe purpose of maintaininga stablevalue,character, use,and development of The Lakes Subdivision;and which shallrun with thelandand be binding on allpersonshaving any right,title,or interestin any propertyinThe Lakes Subdivision or any partthereof,theirheirs,successorsand assigns,and shallinuretothebenefitof each owner thereof. ARTICLE I Definitions 1.1."Affirmative Vote" means the affirmative vote of the majority of the membership interestwho are eligibleto vote and who are present ata meeting in person or by proxy. 1.2. "Annexed Property"means property adjoining the Property which isannexed to the Property pursuant to Article XIV. 1.3."Association" means the Lakes Homeowner's Association forThe Lakes Subdivision. 1.4. "Board of Directors"means the Board of Directors for the Association. 1.5."Bylaws"means the Bylaws,ifany,for the Association,as may be amended from time to time. The Board of Directors isnot required to adopt Bylaws unless the Association isincorporated. 1.6. "Common Areas" mean any propertyor partof any propertywithinThe Lakes Subdivisionthatisdedicatedor reservedfortheuse of allthe Owners,theirguestsand invitees. 1.7."Design Manual"means The Lakes atValley West Design Manual,as may be amended from time to time. 1.8. "Director"means a person on the Board of Directors. 1.9. "Declarant"means The Lakes atValley West,Bozeman, LLC,or any successoror assign who obtainsan Assignment of Declarant'sRights and Responsibilities.Both successorsand assignsshallalways be deemed tobe includedwithintheterm "Declarant"whenever, however, and wherever such terms areused inthe Declaration,Bylaws,Rules and Regulations,orDesign Manual. 1.10."Declaration" means thisDeclaration of Protective Covenants,Conditions,and Restrictionsfor The Lakes at Valley West,and as may be amended from time to time. 1.11."Design Review Panel" means The Lakes atValley West Design Review Panel, as furtherdefined in Article VI. DECLARATION 2 561 1.12. "Lot" means any plot of land shown upon any recorded The Lakes atValley West subdivision map, excluding the Common Areas. 1.13."Member" means each Owner.By purchasing a Int inThe Lakes Subdivision,each Member agreestoabide by and be bound by the Declaration,the Bylaws,allRules and Regulations,and the Design Manual. 1.14."Open Space"means any propertydesignatedas open space on any recordedThe Lakes at Valley West Phase 1 and 2 subdivision plat. 1.15. "Owner" means therecord owner,whether one or more persons or entities,of a fee simple titleto any Lot which isa partof The Lakes Subdivision,but excludingthosehaving such interestmerely as securityforthe performance of an obligation. 1.16. "Parks" means any propertydesignatedas a park on any recordedThe Lakes at Valley West Phase 1 and 2 subdivision plat. 1.17. "Park Facility"means and refersto the park facilitiesas shown on The Lakes Subdivision Parks Plans approved by the City of Bozeman. 1.18."Property"means and refersto allof the propertydescribedinThe Lakes atValley West Phase 1 and 2 Subdivisionand such additionstheretoas may hereafterbe annexed and brought withinthejurisdictionoftheAssociation. 1.19. "Storm Water Facility"means and refersto storm water facilitiesas shown on the City of Bozeman approved infrastructureplans. 1.20. "The Lakes Subdivision" or "The Lakes at Valley West" means and referstoallof thepropertydescribedintheFinalPlatof The Lakes atValley West Phase 1 and 2 Subdivision and such additionstheretoas may hereafterbe annexed and brought withinthejurisdictionofthe Association. 1.21."Transfer Date" means the date on which allof the Lots and Property owned by the Declarant- both atthe time thisDeclaration isrecorded or as may be annexed by the Declarant pursuant to Article XIV -have been sold,transferred,or the construction of a residence on the Lot completed.On the Transfer Date,allrights,responsibilities,duties, or benefitsof the Declarant,solely in itsposition as the Declarant,which ariseout of this Declaration,shallautomatically transferto the Association. The sale or transfermust have been to someone other than the Declarant'ssuccessors or assigns.The Board of Directorsor itsdesignated representativeshallnotifythe Owners of the Transfer Date within a reasonable time afterthe Transfer Date occurs.For purposes of thisSection,notice includesposting noticeof the Transfer Date to the Association'swebsite. DECLARATION 3 562 1.22. "Rules and Regulations"means such rules and regulations adopted by the Board of Directors. 1.23. "Utilities"means utilitylinesforpower,sewer,gas,telephoneand otherutilitylinesand servicelinesfortelevision,computer services,gas or otherservicelines,whether presently availableor not. 1.24."Valley West Covenants"means theFourth Amended &RestatedDeclarationof ProtectiveCovenants & RestrictionsforValley West,recordedon April 28,2014 asDocument No.2479575,inthe GallatinCounty Clerk and Recorder'sOffice,theFirstAmendment to Fourth Amended and RestatedDeclarationof ProtectiveCovenants and RestrictionsforValley West ("FirstAmendment to Valley West Covenants"),recorded on May 14,2015 asDocument No.2511338,intheGallatinCounty Clerk and Recorder'sOffice,and any additional amendments tothosedocuments on fileand of recordwith theGallatinCounty Clerk and Recorder'sOffice. 1.25."Valley West Homeowners' Association" means the association referred to in the Valley West Covenants. Until such time as the Property in The Lakes Subdivision isno longer subject to the jurisdictionof the Valley West Association,Owners are also members of the Valley West Homeowners' Association and subject to the Valley West Covenants and allRules and Regulationsforthe Valley West Homeowners'Associationon file and of recordatthe GallatinCounty Clerk and Recorder'sOffice. ARTICLE II Location 2.1 The principalofficeoftheAssociationshallbe locatedintheresidenceof the duly elected Secretaryofthe Association;or ifthereisno Secretary,intheresidenceof the duly elected PresidentoftheAssociation. ARTICLE III Membership 3.1 Every Lot Owner shallbe a Member of the Association.Membership shallbe appurtenant to and may not be separate from the ownership of any Lot,so thateach Lot owner willautomaticallybecome a Member of the Association with the purchase of any Lot, and willbe a permanent Member untilthe Lot issold or transferredto a differentowner. Accordingly,no Member shallbe expelled,nor shallany Member be permitted to withdraw or resignwhile possessing a membership interest. 3.2 Itshallbe the duty of each Owner to advise the Association of the Owner's acquisition of any Lot,the Owner's mailing address and email address,and of any change in ownership or mailing or email address.For purpose of providing any noticerequired by the Declaration,the Owner's address shallbe the lastknown address on filewith the Association. DECLARATION 4 563 3.3 The votingrightsof each Owner aresubjectto: A.Ownership of an interestby fee or by contractin a Lot in The Lakes Subdivision; B. The fullpayment of assessments,fees,fines,penalties,interest,attorneys'fees, other costs,and liensimposed by the Association;and C.Compliance with the Declaration,Bylaws,Rules and Regulations,and Design Manual. 3.4 The votingrightsof any Owner are automaticallysuspended during any period when such Owner shallhave failedtotimely pay any monies then owed totheAssociationand during any period of non-compliance with the Declaration,Bylaws,Rules and Regulations,and Design Manual.Upon payment of such monies and upon complete compliance,theMember's voting rightsshallbe automaticallyrestored. 3.5 Each Lot shallhave one membership or voting interest.Ifownership isvested in more than one person,only one vote may be castcollectivelyby such Owners. Such owners must,priorto ameeting where voting may be allowed,among and between them,determine who isentitledtovote the membership interest,and inwhat manner itshallbe voted. If more than one person seeks to exercise the vote,the vote shallbe suspended and the Owners will be deemed to not be eligibleto vote on thatmatter. ARTICLE IV Meetings 4.1 There shallbe an annual meeting ofthe membership of the Association.The annual meeting shallbe held ata place specifiedinthe noticeof the meeting and ata date and hour selectedby the Board of Directors.The notice of the annual meeting may statethose matters thatwill come before the Association for approval. 4.2 Special meeting may be calledat any time upon the initiativeof the President,a majority vote of the Board of Directors,or by a qualifiedPetition(a Petitionsigned by 5% of the membership interesteligibletovote atthe time the Petitionispresented to any Director, and which specifiesthepurpose(s)forwhich the specialmeeting isbeing requested).Upon receiptof a qualifiedPetition,the notice forsuch specialmeeting shallbe providedby the Board of Directorsor itsdesignated representativewithin 30 days afterreceivinga qualified Petition.Notice of any specialmeeting shallstatethe hour,date and place of the meeting and shallstatethe reason(s)of such meeting,and saidspecialmeeting shallbe strictlyconfined to the matters setforthinthe notice. 4.3 Written noticeof allannual and specialmeeting shallbe mailed,emailed,or personallydeliveredby theBoard of Directorsor itsdesignatedrepresentativeto every Member of record no laterthan ten (10) days and not more than fifty(50) days beforethe date of the meetmg. DECLARATION 5 564 4.3.1 The record date shallbe the date on which the notice of the meeting isfirst sentto any Member. 4.3.2 The noticeof the annual meeting shallinclude a copy of the budget forthe priorcalendar year,with actualincome and expenses included,and a copy of the budget forthe next calendar year. 4.4 At the beginning of eitheran annual or specialmeeting of the Association,the presence in person or by proxy of 10% of the membership interesteligibleto vote shall constitutea quorum.Ifa quorum shallnot be presentatany meeting,such meeting shallbe adjourned and may be immediately re-convened,atwhich time thepresence inperson or by proxy of 5% ofthemembership interesteligibletovote shallconstitutea quorum. 4.5. Once a quorum is established,unless anothervote isexpresslyrequired,the Association may actby AffirmativeVote. 4.5.1 Notwithstanding anything statedin thisDeclaration,before the TransferDate any vote taken by the Members isan advisory vote.No advisory vote taken by the Members shallbe construedtorequiretheDeclarantorBoard ofDirectorsto actor not act;theBoard ofDirectorsshallhave thediscretiontodeterminewhether toact ornot actbased on the advisoryvote. 4.5.2 AftertheTransferDate,ifany actionapproved by theMembers compels theBoard of Directors to take positive action,the Board of Directors retainsthe final discretionas tothe scope,extent,and specificcharacterofthe actionitisrequired totake. 4.6 All annual and special meetings shallbe presided over by the President,or the Vice -Presidentifthe Presidentisnot present,or by any person electedby Affirmative Vote if neitherthe Presidentnor the Vice-President ispresent. 4.7 Any actionto be taken by the Members may be taken without a meeting ifthe Association deliversa ballot,via mail or email,to every Member eligibleto vote on the matter.The ballotmust setforththe proposed action,provide an opportunityto vote for or againstthe proposed action,indicatethe number of responses needed to meet the quorum requirement,statethe percentage of approvals necessary to approve each matter,and specify the time by which a ballotmust be received in order forthe vote to be counted.Approval by ballotunder thisSection isvalidifthe number of votes castby ballotequals or exceeds the quorum required to be present a meeting,and the number of approvals equals or exceeds the number of votes thatwould be required to approve the matter ata meeting. DECLARATION 6 565 ARTICLE V Board of Directors 5.1 The Association shallbe governed by the Board of Directors. 5.2 The Board of Directorsshallhave the authorityto acton behalfoftheAssociationin ordertocarryoutthe purposes oftheDeclarationand theAssociationand toenforcethe Declaration,Bylaws,Rules and Regulation,and Design Manual,unlessitisaftertheTransfer Date and an actionisexpressly reserved forthe Members of the Association, 5.3 The Board of Directorsshallbe made up of threeDirectors. 5.4 The initialBoard of Directorsshallbe appointedby theDeclarantforterms ofone,two and threeyears;thatis,one directorfora one year term,one fora two year term and one fora threeyear term.Thereafter,as a term expires,the next term shallbe a threeyear term,thus staggeringtheterms of theDirectors.Directorsmay be appointed or electedforsuccessive terms. 5.5 Appointment or Electionof Directors. 5.5.1 After recording the Declaration,the Declarant shallappoint threeDirectors. The Declarant shallhave the rightto appoint the Directorsuntilthe Transfer Date.During thistime,the Directorsneed not be Owners or Members of the Association. 5.5.2 At the next annual meeting of the Association afterthe Transfer Date,the Members shallnominate and electcandidates from among the Members to fill the Directorpositionwhose term expiresatthe annual meeting,and so forth each year thereafter. (1)At any meeting atwhich an electionisheld,any Member presentin person atthemeeting may nominate himselfor anotherMember tobe on the Board of Directors. (2)The Member receivingthehighestnumber of votes shallbe thenamed as a Director. 5.6 The Board of Directorsshallelectthe following officers: 5.6.1 President-The Presidentshallbe electedfrom among the Directors.The President'sterm isone year.The Presidentshalloversee allmeetings of the Association and the Board of Directors.The Presidentshallbe authorizedto sign on behalf of the Association allcontracts,records,documents,and instruments required or necessary to the administrationof the Association or incidentalto the powers of the Board of Directors.The Presidentshallhave all otherpowers expressly or impliedly authorized by the Declaration,the DECLARATION 7 566 Bylaws,or the Board of Directors. 5.6.2 Vice-President-The Vice-President shallbe electedfrom among the Directors. The Vice-President'sterm isone year.The Vice-President shallexercisethe powers of the President inthe absence of the President.The Vice-President shallhave allotherpowers expressly or impliedly authorized by the Declaration,the Bylaws,or the Board of Directors. 5.6.3 Secretary-The Secretarymay,but isnot required to be,a Director.The Secretaryshallremain inthe officeof the Secretaryuntilhe or she resignsor untilthe Board of Directors appoints a differentperson to be Secretary, whichever happens first.At the least,the Secretary shall: (1)Maintain a record of allOwners/Members inthe Association and their membership interests,addresses,and emails; (2)Send,eitherpersonally or through a designated representative,notices of allmeetings of the Association and the Board of Directors; (3) Prepare and maintain minutes of the Association and Board of Director meetmgs; (4)Maintain otherrecords requiredby the Declaration,Bylaws,or the Board of Directors; (5) Sign on behalf of the Association allrecords,documents,and instruments when such are authorized to be signed by the Board of Directors;and (6) Upon request,authenticaterecords of the Association. 5.6.4 Treasurer-The Treasurer may,but isnot requiredto be,a Director.The Treasurer shallremain inthe officeof the Treasurer untilhe or she resignsor untilthe Board of Directors appoints a differentperson to be Treasurer, whichever happens first.At the least,the Treasurer shall: (1) Prepare a proposed budget foreach year for review,comment,and approval by the Board of Directors; (2) Keep and maintain adequate and correctaccounts of the accounts, liabilities,receipts,disbursements,gains,and lossesof the Association; and (3)Keep and maintain a record of allassessments,fees,fines,and interest owed by any person to the Association. DECLARATION 8 567 5.6.5 An officermay hold more than one office. 5.7 Removal of Directors. 5.7.1 Before the Transfer Date,the Declarant has the power to remove any Director forany reason and atany time. 5.7.2 After the Transfer Date,at any meeting of the Association,the Members may remove a Director upon the approval of 75% or more of the membership interestpresent inperson or by proxy.The Members may electthe replacement as setforthinArticle5.5.2. 5.8 Vacancy on Board. 5.8.1 Before the Transfer Date,the Declarant has the power to fillany vacancy on the Board of Directors. 5.8.2 After the Transfer Date,any vacancy on the Board of Directors shallbe filledby the affirmative vote of a majority of the remaining Directors,even though lessthan a quorum of the Board of Directors,and any such appointed Director shallhold officefor the unexpired term of his or her predecessor in office. 5.9 Without limitingany power vested inthe Board of Director by law or by this Declaration,the Board of Directorsshallhave the power to: A. To sue and be sued,complain,and defend intheAssociation'sname; B. To purchase,receive,lease,orotherwiseacquireand own, hold,improve,use,maintain, and otherwisedeal with realor personalpropertyor any legalor equitableinterestin property; C. To lease,exchange,and otherwise dispose of allor any part of the Association's property; D. To make contractsand guaranties; E. To incurliabilitiesand pay the expenses of the Association; F. To prepare and approve a budget; G.To establisha reservefund; H. To impose assessments,penalties,fines,fees,interest,attorneys'fees,and costsupon itsMembers and upon the Lots within The Lakes Subdivision as authorizedby the Declaration,the Bylaws,theRules and Regulations,theDesign Manual,orthe law; DECLARATION 9 568 I.To collectassessments,penalties,fines,fees,interest,attorneys'fees,and costs authorizedby the Declaration,the Bylaws,the Rules and Regulations,the Design Manual,orthe law; J. To fileand forecloseliens; K.To care for,manage,control,protect,and maintain the Common Areas, Parks,Park Facilities,Open Spaces,Storm Water Facility,boundary fences,and easements; L.To enforcetheseDeclaration,the Bylaws,Rules and Regulations,and Design Manual; M.To setand callmeeting of the Association,both annual and special,andto preside over such meetings and to give appropriatenoticeof such meeting as requiredby the Declaration or the Bylaws; N. To establishRules and Regulationsto carryoutthe purposes oftheDeclarationso long as such Rules and Regulations do not conflictwith the Declarationand the Members are provided with 30 days writtennotice (via mail,email,or on the Association's website)of any Rule and Regulation beforeitbecomes enforceable; O. The form committees to assistthe Board of Directorsin carryingout itspowers and authority;and P.To pay forsuch insuranceas may be necessary and in the bestinterestofAssociation and theBoard of Directors,and to provide for the use and dispositionof the insuranceproceeds inthe event of lossor damage.The extentand specificnature of coverage shallbe determined by the Board of Directors,except thattheBoard of Directorsshallprocure and maintain liabilityinsuranceforthe Association; Q.To pay taxes; R. To dealwith agencies,officers,boards,commissions,departments,and bureaus or other governmental bodies ina federal,state,county,or localbasison behalfof the Association; S. To do allthingsauthorizedby the Declaration,the Bylaws,Rules and Regulations, or theDesign Manual;and T. To do all things necessary or convenient which may serve the interestsof the Association or The Lakes Subdivision or to carry into effectthe Declaration,the Bylaws,Rules and Regulations,the Design Manual orthe purposes oftheAssociation. 5.10 A meeting of the Board of Directorsmay be calledatany time upon the initiativeof the Presidentor a majority of the Board of Directors. DECLARATION 10 569 5.11 Notice of any Board of Directors'meeting may be by telephone,mail,email,or personaldeliverytoeach Directoratleast2 days beforethemeeting.The noticeneed not state the purpose(s)of the meeting.A Director may waive the requirednotice by a writing,signed by the Director,and filedinthe corporaterecords;or by attendingor participatingin a meeting unless the Director,upon arrivingatthe meeting or before the vote on any matter, objectsto the lack of notice and does not vote foror assentto thataction. 5.12 At the beginning of a Board ofDirectors'meeting,the presence inperson or by proxy of a majority of the Board ofDirectorsshallconstitutea quorum. Any Directormay participate ina meeting through the use of any means of communication by which allDirectorsparticipating may simultaneouslyhear each otherduring themeeting.A Directorparticipatingina meeting by thismeans isconsideredpresentin person atthemeeting. 5.13 Once a quorum isestablished,theBoard ofDirectorsmay actupon theaffinnativevote of a majorityofDirectorspresent. 5.14 Any actionrequired or permitted to be taken by the Board of Directorsmay be taken without a meeting ifthe actionistaken by allDirectors.The actionmust be evidenced by one or more writtenconsents describing the actiontaken,be signed (by regularor electronic signature)by each Director,and filedinthe corporate records,or ratifiedby the Board of Directorsatitsnext annual or specialmeeting. 5.15 The Directorsshallnot receiveany monetary compensation, except thatthey shallbe reimbursed for any out-of-pocketexpenses incurredwhile actingintheirofIicialcapacityfor theirservicesas members of the Board of Directors. 5.16 Any Directorwho actsin good faithon behalf of theAssociation: A. Shallnot be liabletothe owners as a resultof theiractivitiesas such for any mistake ofjudgment, negligence or otherwise,except fortheirown willful misconduct or bad faith; B. Shallhave no personalliabilityincontractto an Owner or any other person or entityunder any agreement,instrumentor transactionentered intoby them on behalfofthe Association intheircapacityas such; C. Shallhave no personal liabilityintortto any Owner or any person or entity, except fortheirown willfulmisconduct or bad faith; D. Shallhave no personal liabilityarisingout of the use,misuse or condition of the property which might inany way be assessed againstor imputed tothem as a resultof or by virtueof theircapacity assuch. 5.17 Any person made a partyto any proceeding because theperson isorwas a Directoror member ofthe Design Review Panel shallbe defended and indemnified as setforthinSection 35-2-446 through Section35-2-454,MCA,asthosestatutesmay be amended from time totime. DECLARATION 11 570 ARTICLE VI Design Manual and Design Review Panel 6.1 Pursuanttothe Second Amendment totheFourth Amended and RestatedDeclarationof ProtectiveCovenants and RestrictionsforValley West,on fileand ofrecordintheGallatin County Clerk and Recorder'sOfficeasDocument No.,Members and Owners are not requiredto comply with ArticleIV (ArchitecturalRegulations),ArticleV (SiteDesign), ArticleVI (Landscape Design),ArticleVII (Design Review Process),and ArticleVIII (Valley West ArchitecturalReview Committee)oftheValley West Covenants.Instead,allMembers and Owners shallbe bound by and adhere totheDesign Manual (asamended from time totime)and shallbe subjecttothe authorityof The Lakes atValley West Design Review Panel. In additionto any enforcement powers given toBoard and/orthe Design Review Panel,while the Valley West Subdivisionisunder thejurisdictionof the Valley West Homeowners'Association, allMembers and Owners shallcontinuetobe subjecttoArticleX,Section2,oftheValley West Covenants forany violationof theValley West Covenants orthe Design Manual. 6.2 All construction,installation,and alterationof allimprovements on thePropertyor any Lot withinThe Lakes Subdivisionshallbe subjecttheDesign Manual and tothereview and approval of The Lakes atValley West Design Review Panel. 6.2.1 Before theTransferDate,except forany provisionthatcannot be changed without theCity of Bozeman's approval,theDeclarantmay adopt,amend,modify,add,or deleteany provisionofthe Design Manual; 6.2.2 AftertheTransferDate,except forany provisionthatcannot be changed without theCity of Bozeman's approval,theBoard of Directorsmay adopt,amend, modify,add,or deleteany provisionoftheDesign Manual by unanimous vote. 6.2.3 Any amendment, modification,addition,or deletiontotheDesign Manual shall not be effectiveuntil30 days aftertheMembers are given noticeofthe amendment, modification,addition,or deletion.For purposes ofthisprovision, noticeoftheamendment, modification,addition,or deletionmay be given by mail,email,or by postingthe amendment,modification,additionordeletionon theAssociation'swebsite. DECLARATION 12 571 ARTICLE VII Assessments 7.1 The Declaranthereby covenants,and each Owner of any Lot by acceptance of a deed therefor,whether or not itshallbe so expressed insuch deed,isdeemed tocovenant and agree to pay totheAssociation: (1)Annual Assessments;and (2) SpecialAssessments. 7.2 Assessments may be used topromote the recreation,health,safety,convenience,and welfareofthe Associationorthe Members;fornoxious weed mitigationand removal;forthe improvement, repair,operation,and maintenance oftheCommon Area,Open Space,Parks,Park Facility,Storm Water Facility,easements,sidewalks,woonerfs and alleys,or any otherareafor which theAssociationisor may be responsiblefornow or inthefuture;to defray,inwhole or in part,thecostof any construction,reconstruction,gravel,paying,repairor replacement of a capitalimprovement upon theCommon Area,Open Space,Parks,sidewalks,trails,woonerfs and alleys,easements,or any otherareaforwhich theAssociationisor may be responsiblefornow or inthefuture,includingfixturesand personalpropertyrelatedthereto;to establishreservesfor any reason;formaking and collectingassessments;forpaying taxesand insurance;forenforcing the Declaration,Bylaws,Rules and Regulations,or Design Manual;toassisttheBoard of Directorsor Design Review Panel incarryingout theirpowers and authorities;forany other purposes,expressor implied,inthisDeclaration,the Bylaws,theRules or Regulations,orthe Design Manual;and forany otherpurpose deemed reasonableand necessaryby theBoard of Directors. 7.3 The Board ofDirectorsshallhave the power to levy Annual and Special Assessments on itsMembers. 7.3.1 Annual Assessments shallbe fixedby the Directorsata uniform rateforeach Lot, exceptthe Directorsmay fixa differentuniform rateforimproved and unimproved Lots. 7.3.2 SpecialAssessments shallbe fixedatthe same ratefor each Lot affectedby the SpecialAssessment. 7.4 The Annual and SpecialAssessments shallbe due on thedatedetermined by theBoard of Directors,exceptthatthe Board of Directorsor itsdesignatedrepresentativeshallprovide notice of the amount and due date of the Annual and SpecialAssessments to the Owner of each Lot at least30 days beforethe due dateof each Annual Assessment,and atleast90 days beforethedue dateforeach SpecialAssessment. 7.5 No Owner may waive orotherwiseescape liabilityfortheAssessments provided forherein by non-use ofthePropertyor by abandonment of hisorher Lot. DECLARATION 13 572 7.6 Untilsuch time as The Lakes Subdivisionisremoved from thejurisdictionofthe Valley West Homeowners'Association,any Owner assessedhereunder shallbe subjecttoan additional assessmentby the Valley West Homeowners'Association,which isassessedand collected pursuanttotheValley West Covenants.Payment of such assessmentsdoes not alleviateor offset theassessmentsrequiredby thisDeclaration. 7.7 Notwithstanding anything containedinthisDeclaration,theDeclarantshallnot be requiredtopay any assessmentson any Lot or Propertyowned by theDeclarantunlessthe Declarantor itsagents,representatives,members,or employees resideon theLot. ARTICLE VIII Fees 8.1 The Board ofDirectorsshallhave the power to establishand charge feesforany service provided to any Owner (such servicesmay but are not requiredto include,lawn maintenance, weed maintenance,snow removal,design review,etc.),or for any other reason permitted by the Declaration,the Bylaws,the Rules and Regulations,or the Design Manual. 8.2 The fees may be used in any manner that the Board of Directors,in itsdiscretion, believesbenefitsthe Association. 8.3 Fees are due in an amount and on the due date establishedby the Board ofDirectorsor as otherwisesetforthintheDeclaration,Bylaws,Rules and Regulations,or Design Manual. ARTICLE IX Property Use 9.1 Municipal Regulations.All land use regulationsand allotherlaws,rules,and regulations of any government or agency under whose jurisdictionthe land liesare consideredto be partof thisDeclaration and enforceablehereunder;and alloftheOwners of saidlandsshallbe bound by such land use regulationsand other laws,rules,and regulations.In the event thereisa conflict between the Declaration and the applicableland use regulationsand other laws, rules,and regulations,themost restrictiveshallcontrol. 9.2 Re-Subdivision.There shallbe no furtherdivisionoftheLots withouttheconsentofthe Board of Directors. 9.3 ResidentialUse.The Lots shallbe restrictedtoresidentialuses only.There shallbe no commercial businessconducted on any Lot,except that"cottageindustries"may be conducted in the dwelling orwithinan appurtenantbuildingby an Owner residinginthe dwellingor any ofthe Owner's immediate familyresidinginthedwelling.A "cottageindustry "means a business where the publicdoes notpurchase merchandise on a retailbasison the Lot,and such commercial use isclearlyincidentaland secondary totheuse oftheLot as a residence. 9.4 Wildlife.No hunting of,shootingator harassingof birds,animals or any wildlifewillbe permitted.Skunks,gophers and rodentsmay be trapped;however,poison may not be used. DECLARATION 14 573 9.5 Animals. No animals,exceptdogs,cats,chickens,or smallin-housepets,arepermittedon the Lots.Owners may comply with allstate,city,and localrulesregardinganimals kept on any Lot. Owners shallpick up aftertheiranimals and shallnot allow theiranimals toroam freeon any otherLot. 9.6 Lot Maintenance.Each Owner isrequiredto maintain hisor her Lot,whether developed or undeveloped,ina neat and orderlyfashion.This includesbut isnot limitedto maintainingthe landscape,mowing, trimming,weeding, mitigatingand removing noxious weeds,and othersimilar maintenance and upkeep. 9.7 BuildingMaintenance. Each Owner isrequiredtomaintain any structure(buildings,fences, walls,etc.)on theOwner's Lot ina neatand orderlyfashion.This includesbut isnotlimitedtore- painting,re-staining,re-roofing,and othersimilarmaintenance and upkeep. 9.8 Woonerfs and Alleys.Each Owner shallmaintain the alleyright-of-wayadjacentto the Owner's Lot.This includesbut isnot limitedto pickingup and appropriatelydisposingof garbage, trash,debris,and otherwaste and mowing and trimming the alleyright-of-way. 9.9 Refuse. 9.9.1 No junk,garbage,trash,debris,materials,equipment,or otherwaste shallbe allowed toaccumulate on any Lot or originatefrom any Lot;exceptthatduring theperiodof constructionapproved by theDesign Review Panel,temporary accumulationsmay be allowed but they shallatalltimes be kept inan orderly, clean,and sanitaryconditionand screened from view,and shallbe disposed of regularly. 9.9.2 There shallbe no incinerationorburning ofjunk,garbage,trash,debris,materials, equipment,or otherwaste on any Lot. 9.9.3 All garbage and trashrequirementsoftheCity of Bozeman shallbe observed. 9.9.4 All garbage and trashthatisstoredoutsideshallbe kept ina City-approved container.Except on garbage pick-upday, garbage containersshallbe kept inthe garage or otherenclosuredirectlyadjacentto a structureor fence. 9.9.5 Inadditionto any otherremedy allowed under thisDeclaration,theRules and Regulations,the Design Manual,or atlaw or inequity,ifan Owner violatesany partof thisSection,theBoard of Directors,aftertwenty-fourhours'notice,may cause thejunk,garbage,trash,debris,materials,equipment,or otherwaste tobe controlled,collected,and/or removed,assessthe Owner oftheLot forall attorney'sfeesand costsrelatedthereto,and charge a fine. 9.10 Junk Vehicles.No junk vehiclesor unusable machinery or equipment shallbe parked outsideon any Lot or placed on any road.A "junk vehicle"means one which has notbeen DECLARATION 15 574 licensedforseveralmonths or isinan inoperablecondition."Unusable machinery or equipment" means thatwhich isnot in operablecondition. 9.11 Signs. Only the followingsignsmay be erectedon the exteriorof any Lot: (1)Signs which identifytheOwner of theLot; (2)"For Sale"signson a Lot being sold; (3)Politicalsigns,forup to 30 days beforean electionand 2 days afterthe election;and (4)Signs placed by the Declarant and/or Association at any entrance(s)to The Lakes Subdivisionto identifythe subdivisionand/orneighborhood. 9.12 Automobiles and Vehicles. 9.12.1 "Automobile" means a two, three,or four door passenger vehicle,sportsutility vehicle,or pick-up truckwith or without a canopy cover or topper,or a moped or motorcycle,which isprimarilyused fortransportinga smallnumber ofpeople over publichighways. 9.12.2"Vehicle" means any boat, trailer,snowmobile,motor home,mobile home, recreationalvehicle,off-highway vehicle,or othersimilarequipment. 9.12.3 Only one Vehicle per Lot isallowed tobe stored/parkedoutsideof a garage on that Lot,and any such Vehicle parked/stored outside of a garage shall only be parked/storedon a designatedconcreteor gravelpad.The designatedconcreteor gravelpad shallonly be adjacenttothe alley.No Vehicle shallbe parked/storedin a driveway or infronta house. 9.12.4 No Automobile or Vehicle shallobstructpedestriantraffic. 9.12.5 All Automobiles and Vehiclesshallalsocomply with alllocaland statelaws. 9.12.6 In additionto any other remedy allowed under the Declarationor the Rules and Regulations,owners of Automobiles or Vehicles parked in violationof this Declaration may be asked in writing or by placing a written notice on the Automobile or Vehicle to comply with thisDeclarationand/or to immediately remove the Automobile or Vehicle.Ifthe Automobile or Vehicle isnot removed within 24 hours of notification,the Board of Directors or its authorized representativemay cause theAutomobile orVehicle tobe towed and impounded at the expense of the owner,assessthe Owner of the Lot forallattorney'sfeesand costsrelatedthereto,and charge a fine. 9.12.7 Notwithstanding anythingtothecontrary,theBoard oritsauthorizedrepresentative may cause an Automobile or Vehicle tobe towed immediately withoutnotification DEcLARATIoN 16 575 ifthe Board or itsauthorizedrepresentativedetermines thatthe Automobile or Vehicle impedes emergency vehiclesorrepresentsa threattohealthand safety.The Board of Directorsmay have the Vehicle towed and impounded atthe expense of the owner,assessthe Owner of the Lot for allattorney'sfees and costsrelated thereto,and charge a fine. 9.13 Conduct. Each Owner,whether present or not,shallbe responsiblefor his or her own conduct and fortheconduct ofhisorher finnily,occupants,guests,invitees,licensees,and tenants while on the Owner's Lot or within The Lakes Subdivision.Each Owner and hisor her family, occupants,guests,invitees,licensees,and tenantsshallconduct themselves ina manner so as not to disturbthe peacefulpossessionof another Owner's Lot or the use of othersof the Common Areas,Open Spaces,or Parks.Itisa violationofthisDeclarationtoallow noiseto emit beyond the Owner's Lot boundary ata levelthatdisturbsone or more persons. 9.14 Tenants.Each Owner is responsible for the Owner's tenants,and is responsiblefor providing a copy of the Declaration,Rules and Regulations,and Design Manual to the tenants. Upon the Board of Director'srequest,the Owner shallprovide the Board of Directorswith each Tenant'sname, address,and telephone number. 9.15 Nuisance. No nuisance of any type or nature shallbe permitted to existupon any Lot, Common Area,Open Space,or Park.A "nuisance"includes,but isnot limitedto,any actionor conduct or thing which,inthe Board of Director'ssolediscretion,disturbsor interfereswith the peacefuluse,occupancy,or enjoyment of any Owner,occupant,guest,invitee,licensee,or tenant inThe Lakes Subdivision.Every Owner isresponsiblefortheactionand conduct oftheOwner and theOwner's family,occupants,guests,invitees,licensees,and tenants. 9.16 Sidewalks.Notwithstanding anything contained in this Declaration,every Owner is responsibleformaintainingtheOwner's sidewalklocatedon,adjacentto,and between theOwner's Lot and thenearestright-of-way."Maintain"includes,but isnot limitedto,snow removal. ARTICLE X Agricultural Uses 10.1 Lot Owners and residentsof The Lakes Subdivision are informed thatadjacent uses may be agricultural.Lot Owners accept and are aware thatstandard agriculturaland farming practicescan resultin dust,animal odors and noise,smoke, flies,and machinery noise. Standard agriculturalpracticesfeaturethe use of heavy equipment,chemical sprays,and the use of machinery earlyinthe morning and sometimes lateintothe evening. 10.2 All fences bordering agriculturallands shallbe maintained by the landowners in accordance with statelaw. DECLARATION 17 576 ARTICLE XI Common Areas,Parks,Open Spaces,Easements, and Designated Sidewalks I1.1 The Declarantshallinstallor cause tobe installedor constructedthefollowing improvements:The mainlinesfortelephone,power and gas shallbe connected up tothemain utilitylinesintheareaand Declarantshallinstallsuch utilitylinesnear each Lot withinthe utility orroad easements or Common Areas shown on thesiteplans.The streetsshown on thesiteplan shallbe installedin accordance with thepresentCity of Bozeman requirementsforsuch a subdivision.Storm Water Facilitiesand Park Facilitiesas requiredunder theCity of Bozeman approved infrastructureand park facilityplans,includingany such Storm Water Facilitiesand Park FacilitiesrequiredintheR Lots shown on theFinalPlatforPhases I and 2 of theLakes at Valley West. Such otheramenitiesas theDeclarantdeems appropriateor as requiredby Gallatin County. 11.2 The Declarantreservesand retainsthroughout The Lakes Subdivisionthereasonableand necessaryeasements and encroachment rightstoinstall,move, maintain,repair,and remove the utilitiesservicelines,includingsewer and water lines,improvements and amenitiesmentioned in Section 11.1,and forotherservicelinesand utilityand cableservices,whether presently availableornot,intheCommon Areas,Parks,Park Facilities,Storm Water Facilities,and Open Spaces along theeasements reservedor delineatedon therecorded subdivisionmap.The Declarantorthe Board of Directorsmay grantsuch easements tothirdpartiesas necessaryfor installation,moving,maintenance,repair,orremoval of any servicelinesor improvements inthe Common Areas,Parks,Park Facilities,Storm Water Facilities,and Open Spaces.. 11.3 AftertheTransferDate,only the Valley West Associationand the Association,acting through theirrespectiveBoards,shallhave the rightsand reservationssetforthinSection11.1 and Section 11.2. I1.4 City sewer and water lines,power,naturalgas,cabletelevision,and telephoneservice linesareprovided toeach Lot.The Owners shallbe responsibleand have the obligation,atits cost,to installand hook up the utilityand servicelinesfrom themain linesto thebuildingsand improvements on theLot.All utilitylinesshallbe underground.Privateutilitiesarethe responsibilityof the Owner. The Owners shallpay forallserviceand use charges billedby the utilityand servicecompanies fortheuse and consumption oftheutilities. 11.5 Afterthe initialinstallationof the improvements inthe Common Areas,Parks,and Open Spaces by the Declarant,the Association,iftheValley West Associationdoes not or isno longer obligatedto,shallbe responsibleforand have theobligationtomaintaintheCommon Areas,Parks and Open Spaces in good conditionand repairand as setforthon the Final Platof The Lakes Subdivision.This includestheresponsibilityto controlnoxious weeds and to maintainsidewalks in the Common Areas, Parks,and Open Spaces, including snow removal. The cost of such maintenance shallbe a partof theannual budget fortheAssociationtobe assessedtotheOwners. 11.6 Common Area Easement.The Declarant,theOwners and theirguestsand invitees,and the publichave a perpetualnonexclusive easement of ingressand egressthrough the Common Area, DECLARATION 18 577 Parks,and Open Space.This covenant shallnot be changed without the writtenapproval of the City of Bozeman. 11.7 Other Easement. The Association,by and through theBoard of Directorsor itsdesignated representative,shallhave the right,but not the obligation,to enterupon any Lot foremergency, security,or safetyreasons,ortoperform maintenance incompliance with the Declaration,Bylaws, Rules and Resolutions,or Design Manual,which rightmay be exercisedby any member of the Board of Directorsor theirdesignated representative,and allpoliceman,firemen,ambulance personnel,and similaremergency personnelintheperformance of theirduties. ARTICLE XII Additional Covenants Required by the City 12.1 Every Owner shallcause to be constructedcitystandardsidewalks (includinga concrete sidewalk section through all private drive approaches)on all public and private street frontagespriortothe occupancy of any structureon individualLots.Upon thethirdanniversary of the finalplatrecordationof a Lot Owner's phase of The Lakes Subdivision,any Lot Owner within thatphase who has not constructedthe required sidewalk shall,without furthernotice, construct within 30 days the sidewalk for his or her Lot(s),regardlessof whether other improvements have been made upon theLot. 12.2 The Open Space withinThe Lakes Subdivision,as designatedon a finalplator approved PUD siteplan,shallbe preserved inperpetuity. 12.3 Afterthe installationof the Storm Water Facilityand the Parks Facilityby the Declarant, the Association,ifthe Valley West Associationdoes not or isno longer obligatedto,shallbe responsibleforand have the obligationto maintainthe Storm Water Facilityand Park Facilitiesas shown on the City of Bozeman approved infrastructureand park plans,includingthe R Lots as shown on the Final Plat for Phases I and 2 of The Lakes at Valley West. The cost of such maintenance shallbe a partoftheannual budget fortheAssociationtobe assessedtothe Owners. 12.3 The Board of Directorsshallincludeintheassessmentsan amount necessaryto pay forthe taxes,insurance,maintenance,upkeep,and repairofallParks,Open Space,sidewalksinParks and Open Spaces,Woonerfs and alleys,thatarerequiredtobe maintained by theAssociation. 12.4 Ifthe Associationfailsto maintain the Parks and Open Spaces in reasonableorder and conditionin accordance with the City of Bozeman's approved plan,the City may enforce the covenant pursuantBozeman Ordinance Section38.38.030(8). 12.5 Drainage plans shallbe requiredforeach Lot as partof a Lot Owner's applicationfora buildingpermit from the City of Bozeman. DECLARATION 19 578 ARTICLE XIII Enforcement 13.1 For any violationor threatened violationof the Declaration,Bylaws,Rules or Regulations,or Design Manual,the Board of Directors (on behalf of the Association)or any Owner may bring a legalproceeding formonetary, injunctive,and/or otherreliefand damages.The prevailingparty shallbe entitledto an award of allattorney fees (including feesforfeesand feeson appeal)and allcosts and expenses relatedto or arisingfrom the issuesraisedinthe proceeding. 13.1.1.Beforethe Board of Directorsmay being a legalaction,the Board of Directors shallprovide noticeof the violationor threatenedviolationto the Owner. 13.1.2.The noticeshallspecify the violationand the time period inwhich the violationmust be cured. 13.1.3.The notice shallbe served upon the Owner via mail,email,or personal delivery.The notice isdeemed served on the date itispersonally deliveredor emailed,or 3 days afteritismailed,whichever date comes first. 13.1.4.The Lot owner has 10 days afterserviceof the noticeto submit a writtenletter to the Board of Directors settingforthallof the reasons why the Owner believesa violationhas not occurred.The Owner shallattachtothe letterall documentary evidence and,ifapplicable,a listof witnesses in support of the Owner's position. 13.1.5.Ifthe Owner submits a timely writtenresponse,the Board of Directorsshall review the Owner's response and determine whether a violationhas occurred. Ifthe Owner failstotimely submit a writtenlettertothe Board of Directors, then the violationwillbe deemed to have occurred. 13.1.6.Ifa violationisdeemed to have occurred,any actionor proceeding authorized by the Declaration,these Bylaws,the Rules and Regulations,the Design Manual,or by law or equity may be taken againstthe Owner and/orthe Lot. Such actionmay include,but isnot limitedto any or allof the following: suspending voting rights,assessing fines,charging interest,filinga lien,filing a lawsuit,and assessingpayment forallattorneyfees and allcostsand expenses. 13.1.7.Even ifa violationisdetermined or deemed to have occurred,the Board of Directorsmay make a businessjudgment decisionto not take actionor initiate a proceeding againstthe Lot owner. 13.2 The Board of Directors (on behalf of the Association),may alsorecord alien any Lot owned by the Lot Owner forallunpaid assessments, fees,fines,attorneyfees,othercosts and expenses,and intereston alloutstanding amounts owed atthe rateof 12%per annum. DECLARATION 20 579 Said lienshallbe a charge on any Lot owned by theOwner and shallbe a continuinglienuntil allamounts owed arefullypaid. 13.2.1 Such lienshallbe superiorto allother liensand encumbrances,except fortax and specialassessment liensplaced by a statutoryauthority,otherstatutory 1.lens. 13.2.2 Such lienshallattachfrom the datethenoticeofthe assessment,fee,or fineis firstserved,the date itfirstbecomes due,orthe datethe lienisfiled,whichever happens first. 13.2.3 The Board of Directorsmay foreclosethe lienagainsttheLot inthemanner set forthunder Montana law forthe foreclosureof liensagainstrealproperty,and may alsobring an action againstthe Owner personallyobligatedtopay all such amounts. 13.3 Any money due on a Lot or owed by an Owner that remains unpaid at the time the Owner's Lot ispurchased by or transferred to a successive owner,shallalso be the personal obligation of any successive owner,regardless of the factthat the amount first became due while the Lot was owned by a prior owner.Every successiveowner has a duty to contact the Association'sBoard of Directors before taking titleto a Lot to learn if there are any unpaid amounts due on the Lot or against the prior owner. 13.4 In additiontotheremedies outlinedinthisArticle,the Board of Directors(on behalfof theAssociation)reservesthe righttoassertand/orpursue any otherremedy inwhich itmay be entitledtounder the Declaration,theseBylaws,the Rules and Regulation,theDesign Manual,or atlaw or inequity. 13.5 FailuretoEnforce Covenants. The failureby toenforceany provisioncontainedinthis Declarationshallnotbe deemed a waiver or inany way prejudicetherightstolaterenforcethat same provisionorany otherprovision. ARTICLE XIV Annexation 14.1 At any time beforetheTransferDate,theDeclarantshallhave theright,from time totime and initssolediscretion,toannex tothe Propertyand to includewithinthisDeclarationallor partof any propertythatiscontiguousto any partoftheProperty.Right-of-ways,such as streets and alleys,do not preventpropertyfrom being consideredcontiguous. 14.2 Notwithstanding anything statedinthisDeclaration,any annexationauthorizedin Section 14.1,above,may be made by the recordingof one ormore supplemental declarationssignedby the Declarant.At theleast,a supplemental declarationshallcontain:(1)thelegaldescriptionof the propertytobe annexed;(2)a statementthatthe annexed propertyisdeemed a partof the Propertyand subjecttotheDeclaration;(3)and a statementthatallowners of any lotinthe annexed propertyshallautomaticallybe a member oftheAssociation. DECLARATION 21 580 14.3 The annexationshallbecome effectiveupon being recordedwith theGallatinCounty Clerk and Recorder. 14.4 In any propertyisannexed tothe Propertypursuant tothe provisionsofthisArticle,then such propertyshallbe consideredwithin.thedefinitionof Propertyforallpurposes of this Declarationand each owner shallbe deemed a member of theAssociationsubjecttoallrightand responsibilitiessetforthinthisDeclaration. ARTICLE XV Notice 15.1 Whenever noticeisrequiredunder thisDeclaration,unlessotherwisestatednoticeshall be deemed servedifnoticeisgiven by mail to the owner's lastknown address,email tothe Owner's lastknown email address,or personal delivery.The noticeisdeemed served on the date itispersonally deliveredor emailed,or 3 days afteritismailed,whichever date comes first.The ARTICLE XVI Miscellaneous Covenants 16.1 Term of Declaration.The term of thisDeclarationshallbe perpetual,exceptthatany time aftertheTransferDate,95% of the membership interestmay signa document toterminatethe Declaration.Said terminationshallnottakeeffectuntilthedocument and alloftherequired signaturesarerecordedinthe GallatinCounty Clerk and Recorder'sOffice. 16.2 Amendment. 16.2.1Before theTransferDate,except forthosecovenants requiredby theCity of Bozeman under ArticleXII,theDeclarantmay amend,modify,add,or deleteany provisionofthisDeclaration,inwhole or inpart.The amendment, modification, addition,or deletionshallnot takeeffectuntilitisrecorded with theGallatin County Clerk and Recorder and noticeprovided toallMembers. For purposes of thisprovision,noticeincludespostingthe amendment, modification,addition,or deletionon theAssociation'swebsite. 16.2.2AftertheTransferDate,except forthosecovenants requiredby the City of Bozeman under ArticleXII,theAssociationmay amend,modify,add,or delete any provisionof thisDeclarationupon the approvalof 75% ofthemembership interestpresentata meeting inperson or by proxy.The amendment,modification, addition,or deletionshallnottakeeffectuntilitissignedby thePresident, recorded inwith GallatinCounty Clerk and Recorder,and noticeprovided toall Members. For purposes of thisprovision,noticeincludespostingtheamendment, modification,addition,or deletionon theAssociation'swebsite. DECLARATION 22 581 16.3 Invalidation.Invalidationof any one of provisionor partof any provisionofthis Declarationby judgment or by Court ordershallinno way affectany oftheotherprovisionsor portionsof any provision,allof which shallremain infullforceand effect. 16.4 The Board of Directorsshallhave the power to interpretallof the provisions of this Declaration,and such interpretationshallbe binding on allpersons. IN WITNESS WHEREOF,theDeclaranthas hereunto setitshand as ofthis day of to r ,2015. The Lakes atValley West,LLC By: J esM.Kilday Its: uthorizedRepres ve STATE OF MONTANA ) :ss. County of Gallatin ) On this 13 day of Chiobs r ,intheyear 20 ,beforeme,a Notary Publicforthe StateofMontana,personallyappearedJames M.Kilday,known tome tobe theperson whose name(s) is/aresubscribedto the within instrument,and acknowl to me thathe/she/theyexecuted the IN WITNESS WHEREOF,Ihave hereuntosetmy hand and affixedmy officialsealtheday and yearhereinabovefirstwritten. adesprae .ne'cr-es race (printname) Notary Publicforthe StateofMontana Residingat "$tivrak ,Montana (NOTARIAL SEAL)My Commission expires:Mart,L .4 .co@ efff',,CHRISTIELEESTANDIFORD '-,NotaryPublic SOTAftySk fortheStateofMontana -oE Residingat:*'SEAL *f selgrade,Montana'---My CommissionExpires: of March26,2019 DECLARATION 23 582 2548465 583 (Document No. 2527605 referencedabove). 7. That theattachedExhibitA isto be treatedas ifitwas originallyrecordedwith the Declarationof ProtectiveCovenants,Conditions,and RestrictionsfortheLakes atValley West. DATED THIS ay of June,2016. * Margot burn This instrumentwas executedbeforeme this day ofJune,2016,by Margot B.Ogburn, attorneyfortheLakes Homeowner's Association. ,CORRIE LARSON .'o o :NotaryPublic (bre Ath (printname)OT^R fortheStateofMontana Notary PublicfortheStateof MontanaResidingat:.SEAl Bozeman,Montana Residing at W11-the ,ont na (N(AL "'"My Commission expires:it*V7 584 EXHIBIT A ARTICLE XII TO THE DECLARATION OF PROTECTIVE COVENANTS,CONDITIONS,AND RESTRICTIONS FOR THE LAKES AT VALLEY WEST Additional Covenants Required by the City 12.1 Every Owner shallcausetobe constructedcitystandardsidewalks(includinga concretesidewalk sectionthroughallprivatedriveapproaches)on allpublicandprivatestreetfrontagespriortotheoccupancy ofany structureon individualLots.Upon thethirdanniversaryofthefinalplatrecordationofaLotOwner's phase of The Lakes Subdivision,any Lot Owner withinthatphase who has notconstructedtherequired sidewalkshall,withoutfurthernotice,constructwithin30 daysthesidewalkforhisorherLot(s),regardless ofwhetherotherimprovementshave been made upon theLot. 12.2 The Open Space withinThe Lakes Subdivision,asdesignatedon a finalplatorapprovedPUD site plan,shallbe preservedinperpetuityand aresubjecttotheperpetualcommon areaeasementdescribedin 11.6,above. 12.3 Aftertheinstallationof the Storm Water Facilityand theParks Facilityby the Declarant,the Association,iftheValleyWest Associationdoes notorisno longerobligatedto,shallbe responsiblefor and have theobligationtomaintaintheStorm Water Facilityand Park Facilitiesas shown on theCityof Bozeman approvedinfrastructureandparkplans,includingtheR Lotsas shown on theFinalPlatforPhases I and 2 ofThe Lakes atValleyWest.The costofsuchmaintenanceshallbe a partoftheannualbudgetfor theAssociationtobe assessedtotheOwners. 12.4 The Board ofDirectorsshallincludeintheassessmentsan amount necessarytopay forthetaxes, insurance,maintenance,upkeep,and repairofallParks,Open Space,sidewalksinParksand Open Spaces, Woonerfs and alleys,thatarerequiredtobe maintainedby theAssociation. 12.5 IftheAssociationfailstomaintaintheParksand Open Spacesinreasonableorderand conditionin accordancewith the City of Bozeman's approved plan,the City may enforcethe covenantpursuant Bozeman OrdinanceSection38.38.030(8). 12.6 Drainageplansshallbe requiredforeach Lot as partofa Lot Owner's applicationfora building permitfrom theCityofBozeman. 12.7 The approveddesignstandardsprovidedin Chapter6 oftheLakes DesignManual arean integral partoftheLakes PUD and shallnotbe changed withoutconsentoftheCity. 12.8 AlllandownersarerequiredtomaintainmutualfencesasstipulatedinSection70-16-205,Montana Codes Annotated. 12.9 No portionofthePropertysubjecttothisDeclarationshallbe removed from theauthorityof the DeclarationwithoutthewrittenconsentoftheCityofBozeman. 12.10 IncompliancewithArticle16.1,none oftherequiredcovenantsstatedinArticle12canbe revised orterminatedwithouttheconsentoftheCityofBozeman. 585 586 587 588 589 _______________ date The Lakes at Valley West DESIGN MANUAL DRAFT 3.28.17 590 1 Prepared For: The Lakes at Valley West, LLC Prepared By: 111 North Tracy Avenue Bozeman, Montana 59715 591 2 DESIGN MANUAL Table of Contents Name Page Chapter 1: Purpose 4 Chapter 2: Properties and Projects Subject to Design Manual 4 Chapter 3: Relationship to other Documents 5 3.1 Local Land Use Regulations & Building Codes 5 3.2 The Declaration of Protective Covenants & Bylaws for The Lakes at Valley West 6 Chapter 4: The Lakes at Valley West Design Review Panel 7 4.1 Function 7 4.2 Membership 7 4.3 Enforcement Powers 7 4.4 Limitation of Responsibilities 7 Chapter 5: Design Review Process 8 5.1 In General 8 5.2 Informal Advice 9 5.3 Form A: Sketch Design Review 9 5.4 Form B: Construction Design Review 10 5.5 Form C: Changes & Modifications 12 5.6 Building Permits & Site Plan Review 12 5.7 Timing of Construction 12 5.8 Form D: Inspections 13 5.9 Liability 13 Chapter 6: Neighborhood Design Patterns 14 6.1 Site 14 (a) Intent, Uses, Lot Coverage, Lot Area, Lot Width, Setbacks, Height, Garages, Parking and Minimum Density 14 (b) Fences & Screens 14 (c) Sidewalks 19 6.2 Building 20 (a) Recommended Energy Star Program 20 (b) Base Element & Foundation 20 (c) Walls & Façades 21 (d) Porches 22 (e) Outdoor Rooms 24 (f) Decks & Patios 24 592 3 (g) Windows & Solar Gain 25 (h) Doors 26 (i) Roofs 28 (j) Skylights 29 (k) Roof-Mounted Solar Panels 29 (l) Dormers 29 (m) Eaves 29 (n) Chimneys/Roof Vents 31 (o) Lighting 31 (p) Signage 32 6.3 Landscape 32 (a) Boulevard Plantings 33 (b) Yard Plantings 33 (c) Vegetation & Solar Gain 35 (d) Hardscapes 35 (e) Soil Preparation & Drainage 35 (f) Irrigation & Water Use 35 (g) Fertilizing 36 (h) Weed Control 36 (i) Vegetation Removal 36 6.4 Variations from Neighborhood Patterns 36 Chapter 7: Amendments 37 Chapter 8: Definitions 37 Exhibit 1: Phases 1 & 2 Legal Description 38 Exhibit 2: Phase 3 Legal Description 39 Exhibit 3: Phase 4 Legal Description 42 Appendix A1: Phases 1 & 2, The Lakes at Valley West PUD Zoning District 43 Appendix A2: Phase 3, The Lakes at Valley West PUD Zoning District 45 Appendix A3: Phase 4, The Lakes at Valley West PUD Zoning District 53 Appendix B: Forms (A, B, C, D) 58 Appendix C1: Phases 1 & 2 Required Building Envelope Exhibits 67 Appendix C2: Phase 3 Required Building Envelope Exhibits 68 Appendix C3: Phase 4 Required Building Envelope Exhibits 69 593 4 Appendix D: Woonerf Diagram 70 Appendix E: The Lakes at Valley West Stormwater Maintenance Plan 71 594 5 Pursuant to the Declaration of Protective Covenants for The Lakes at Valley West (“Declaration”), on file with the Gallatin County Clerk and Recorder’s Office, the Declarant The Lakes at Valley West, LLC (“Declarant”), herein adopts the following The Lakes at Valley West Design Manual (“Design Manual”): Chapter 1: Purpose This Design Manual is intended to promote sustainable patterns of development that will encourage people to connect and interact as part of The Lakes at Valley West neighborhood and adjacent neighborhoods. The standards within this document provide a framework for design and construction that will allow each project to contribute to the neighborhood and to the long term goal of complimenting and enhancing the overall Bozeman community. The architectural and landscape elements of site design are considered to be integral to the overall desired neighborhood patterns. Rather than dictate specific design styles, the standards are provided to ensure well-built, compatible energy-efficient homes with clear order and comprehensive composition. Photographs are included for education, inspiration and reference only and do not imply specific solutions or guarantee regulatory approval. The goal is to strike a balance between neighborhood harmony and creativity. This document encourages design diversity and contemporary design while at the same time providing certain guidance to ensure quality design and longevity in property values. Each project should not simply be an exact copy of another building. The fact that a particular style or feature of building already exists does not guarantee that it will necessarily be approved for construction again. Exceptions to this Design Manual may be granted only on the basis of architectural merit as determined by The Lakes at Valley West Design Review Panel (“DRP”) and outlined in Section 6.4. The DRP is not authorized to grant any exceptions to local land use regulations unless explicitly authorized by the appropriate review agency or agencies. It is the responsibility of the Owner to ensure that all proposed construction shall comply with all laws, rules, and regulations including, but not limited to local Land Use Regulations and the International Building Code as well as other applicable plumbing, electric, or building codes in effect in the City of Bozeman. The Declaration and Bylaws, if any, also apply to all Lots within The Lakes Subdivision. Chapter 2: Properties and Projects Subject to Design Manual The Design Manual shall inure to and pass with each and every parcel, tract, lot or division in the Lakes Subdivision. Unless specifically excluded, this Design Manual shall apply to the entire The Lakes Subdivision (as described in Exhibit 1, 2 & 3), any property annexed to The Lakes Subdivision, and all improvements. 595 6 No improvements shall be made, erected, altered or permitted to remain upon any Lot until (1) the proper Form is/are submitted, (2) any other information required or requested by the DRP is submitted, (3) all fees are fully paid, (4) all required Forms are approved in writing by the DRP, and (5) any applicable City of Bozeman review or permitting and/or fee payment(s) has been completed. All plans submitted to the City of Bozeman must have The Lakes at Valley West Design Review Panel Form B stamp of approval. “Improvement” shall be construed broadly and includes, but is not limited to, a residence, fence, wall, garage, outbuilding, other structure, or landscaping. Chapter 3: Relationship to other Documents 3.1 Local Land Use Regulations & Building Codes All improvements must comply with applicable building codes, land use regulations, and all other laws, rules and regulations of any government or agency under whose jurisdiction the land lies. Local land use regulations can be found online at www.bozeman.net. Some provisions of this Design Manual may be more or less restrictive than local land use regulations as part of the overall The Lakes at Valley West Planned Unit Development (“PUD"). 3.1.1 The following relaxations from the Bozeman Municipal Code apply to The Lakes at Valley West Phase 1 and 2 Subdivision: Relaxation # Code Section Summary of Section #1 38.08.010.A.2 Intent of R-1 District #2 38.08.020 Authorized Uses in R-1 #3 38.08.030.A.2 Lot Coverage and Floor Area #4 38.08.040.A Minimum Lot Area #5 38.08.040.B Minimum Lot Width #6 38.08.050.A Yards #7 38.08.060 Building Height #8 38.22.030 R-1 Accessory Dwelling Units (ADUs) #9 38.23.040.B Block Length #10 38.23.040.C Block Width #11 38.23.040.D.3 Pedestrian Walk Surface #12 38.23.040.E Block Numbering #13 38.24.060.A Design Standards (length of tangent at intersection) #14 38.24.060.B Alternate Alley Section to Allow Woonerf Relaxations #1-8 are addressed in Appendix A1: The Lakes at Valley West PUD Zoning District and are intended to replace Article 8 in the Unified Development Code. Relaxations #9-14 are more related to overall subdivision design. 596 7 3.1.2 The following relaxations from the Bozeman Municipal Code apply to The Lakes at Valley West, Phase 3: Relaxation No. Code Section Summary of Section #1 38.08.010.A.2 Intent of R-1 District #2 38.08.020 Expand Authorized Uses in R-1 #3 38.08.030.A.2 Increase Allowed Lot Coverage and Floor Area #4 38.08.040.A Reduce Minimum Lot Area #5 38.08.040.B Reduce Minimum Lot Width #6 38.08.050.A Reduce Yards #7 38.08.060 Replace Building Height in R-1 to be the same as R-4 #8 38.22.030 Allow R-1 Accessory Dwelling Units (ADUs) without a Conditional Use Permit for defined lots #9 38.23.040.B Allow Increased Block Length #10 38.23.040.C Allow Smaller Block Width #11 38.23.040.D.3 Allow Alternate Pedestrian Walk Surface #12 38.23.040.E Block Numbering #13 38.24.060.A Design Standards (length of tangent at intersection) #14 38.24.060.B Alternate Alley Section to Allow Woonerf #15 38.23.100.A.2 Reduction to minimum wetland setback #16 38.23.080.F % of front yard occupied by storm water facilities #17 38.25.010.5 Parking in Side Yards at specific open space locations #18 38.21.060.A.4 To allow covered decks exceeding 1/3 the length of the building to encroach 5-feet into the open space setback. To allow porches to encroach 5-feet into any yard facing a street or facing a Woonerf. Relaxations #1-8, 17-18 are addressed in Appendix A2: The Lakes at Valley West PUD Zoning District and are intended to replace Article 8 in the Unified Development Code. Relaxations #9-16 are more related to overall subdivision design. 3.1.3 The following relaxations from the Bozeman Municipal Code apply to The Lakes at Valley West, Phase 4: Relaxation # Code Section Summary of Section #1 38.08.010.A.2 Intent of R-1 District #2 38.08.020 Authorized Uses in R-1 #3 38.08.030.A.2 Lot Coverage and Floor Area #4 38.08.040.A Minimum Lot Area #5 38.08.040.B Minimum Lot Width #6 38.08.050.A Yards 597 8 #7 38.08.060 Building Height #8 38.22.030 R-1 Accessory Dwelling Units (ADUs) #9 38.23.040.B Block Length #10 38.23.040.C Block Width #11 38.23.040.D.3 Pedestrian Walk Surface #12 38.23.040.E Block Numbering #13 38.24.060.A Design Standards (length of tangent at intersection) #14 38.24.060.B Alternate Alley Section to Allow Woonerf #15 38.23.100.A Wetland setback 3.1.4 Notwithstanding anything contained in this Design Manual to the contrary, the relaxations set forth in 3.1.1, 3.1.2, and 3.1.3 may not be varied, amended, modified or deleted without the express written authorization of the City of Bozeman. 3.2 The Declaration of Protective Covenants and Bylaws for The Lakes at Valley West All Lots in The Lakes Subdivision are also subject to The Declaration of Protective Covenants for The Lakes at Valley West (“Declaration”), which are on file at the Gallatin County Clerk & Recorder’s Office, and Bylaws, if any. These documents are available for reference online at www.thelakesatvalleywest.com. Chapter 4: The Lakes at Valley West Design Review Panel A Panel is hereby established known as The Lakes at Valley West Design Review Panel (“DRP”). 4.1 Function The function and purpose of the DRP is to review applications, plans, specifications, materials, samples, and location in order to determine if the proposed construction conforms to the Declaration and the Design Manual. 4.2 Membership 4.2.1 Before the Transfer Date, the Declarant may appoint a Design Review Panel composed of up to three persons. The persons are not required to be Owners or Members of the Association. The persons may serve on the Design Review Panel until he or she resigns or is replaced by the Declarant, whichever occurs first. If no persons are on the Design Review Panel, then the Board of Directors shall act as the Design Review Panel. 4.2.2 After the Transfer Date, the Board of Directors may appoint a Design Review Panel composed of up to three persons. The persons are not required to be Owners or Members of the Association. The persons may serve on the Design Review Panel until he or she resigns or is replaced by the Board of Directors, whichever occurs first. If no persons are on the Design Review Panel, then the Board of Directors shall act as the Design Review Panel. 598 9 4.2.3 The Board of Directors may also engage engineers or other advisors or consultants in the design review process as necessary. 4.3 Enforcement Powers Should any Owner violate or threaten to violate any part of this Design Manual, the DRP may attempt to work with the Owner to have the Owner cure the violation in a timely manner, and/or refer the violation or threatened violation to the Board of Directors. Among any other remedy set forth in the Declaration, the Board of Directors has the right to injunctive relief, which requires the Owner to stop, remove, and/or alter any improvements in a manner that complies with the standards established by the DRP. 4.4 Limitation of Responsibilities The primary goal of the DRP is to review the Review Applications and the plans, specifications, materials, samples, and location in order to determine if the proposed construction conforms to the Declaration and the Design Manual. The DRP does not assume responsibility for the following:  The structural adequacy, capacity, or safety features of the proposed construction or improvement.  Soil erosion, ground water levels, non-compatible or unstable soil conditions.  Compliance with any or all building codes, safety requirements, and governmental laws, regulation or ordinances. Chapter 5: Design Review Process 5.1 In General 5.1.1 Approval Required to Commence Construction. No improvements shall be made, erected, altered or permitted to remain upon on any Lot until the Owner submits the proper Form to the DRP and the Form is approved in writing by the DRP. 5.1.2 DRP Discretion. The DRP has complete discretion as to whether to approve, conditionally approve, or deny a Form. At the least, the construction, installation, or alteration shall comply with the Declaration and Design Manual; be in harmony with the external design, location, and topography of the surrounding Lots and The Lakes Subdivision; and not be placed on or under any part of said Lot within the common areas and easements reserved as indicated on Exhibit “A,” or the common areas and easements reserved and created in Declaration, except as approved by the DRP. 5.1.3 Information Required. No Form will be deemed submitted until all of the information required by the Design Manual and requested by the DRP, and all fees are provided. Incomplete applications may be returned and are subject to a re-submittal fee. 5.1.4 Submitting Forms. Submit (hand delivery or mail) 2 copies of the required Form and related materials for each design review to the following: 599 10 The Lakes at Valley West Design Review Panel c/o Intrinsik Architecture, Inc. 111 North Tracy Avenue Bozeman, Montana 59715 Submittals must be labeled with “The Lakes at Valley West Design Review Panel” and specific project title and address. Form A, Form B, Form C, and Form D, as may be amended from time to time, may be requested from the DRP or may be downloaded from the website at www.lakesatvalleywest.com. 5.1.5 After the Review. Following DRP review, the Owner will be notified as to whether the construction has been approved, conditionally approved or denied. 5.1.6 Withdrawing Application. An Owner may withdraw an application without prejudice, provided the request for withdrawal is made in writing to the DRP. 5.1.7 Variances. Any request for any variance must be made in writing to the DRP. Any variance granted shall be considered unique and will not set any precedent for future decisions. Variance requests are subject to Section 6.4. 5.1.8 Request for Hearing. If an application is conditionally approved or denied, the Owner may request a hearing before the DRP to justify the Owner’s position. The DRP will consider the arguments and facts presented by the Owner and notify the Owner of its decision. 5.1.9 If the DRP does not to take action on a Form within forty-five days after receiving the Form, the Form shall be deemed denied. 5.2 Informal Advice Prior to beginning the design process, it is recommended that Owners and their designated representatives (such as architects, contractors, etc.) contact the DRP to verify their interpretation of this Design Manual. Owners or their designated representatives may, at their option, request a meeting with the DRP to discuss the preliminary plans prior to a full Form A (Sketch Design Review) submittal. Fee* Required Documents Required Submittal Materials (2 paper copies + 1 digital PDF copy) Schematic Drawing Checklist None (except as noted below) None Conceptual plans appropriate for informal discussion N/A *Note: Additional meetings and/or reviews requested by the Owner and as determined by the DRP to be above and beyond the standard review process are subject to hourly fees in addition to the Design Review fee and must be paid prior to issuance of approval. 600 11 5.3 FORM A (Required) Sketch Design Review The Sketch Design Review checks designs for general interpretations of the overall Declaration and Design Manual. Form A includes a statement of Acknowledgement. The Lot Owner and/or its designated representative shall take all necessary steps to ensure that they and their employees, subcontractors, agents, suppliers, and others involved in the development of the Lot are familiar with and agree to abide by the Declaration, Design Manual, and approved plans. Note that Form A review must be completed before Form B review can begin. If a Form B application is not submitted within 9 months of Form A review (based on the date of the letter from the DRP approving or conditionally approving the plans) or if the design changes considerably (as determined by the DRP in the DRP’s sole discretion), a new full Form A submittal will be required. Fee* Required Documents (1 paper copy + 1 digital PDF copy) Required Submittal Materials (1 paper copy + 1 digital PDF copy) Half size/scale plots acceptable. Schematic Drawing Checklist $600 Form A (must be signed) Site Plan (1/16” or 1/8” scale) North Arrow Property/Setback Lines Easements Sidewalks; Building Footprints; Porches, Stairs, etc; Overhangs (as dashed lines) Landscape Plan (1/16” or 1/8” scale) Schematic Site & Boulevard Landscaping Floor Plans (1/8” scale or larger) Room Use Windows & Doors Overhangs Dimensions Gross SF Elevations (1/8” scale or larger) Porches, balconies Doors, windows Materials specified Overall Height (from average grade) Roof Pitches *Notes: 1) Fee covers Form A & B; if project does not progress past Form A, a $400 refund will be provided upon request of the owner. 2) Additional meetings and/or reviews requested by the Owner and as determined by the DRP to be above and beyond the standard review process are subject to hourly fees in addition to the Design Review fee and must be paid prior to issuance of approval. 3) Incomplete applications may be returned and are subject to a $100 penalty. 601 12 5.4 Form B (Required) Construction Design Review: The Construction Design Review checks the construction documents for general compliance with the Declaration and Design Manual and verifies that the previous DRP recommendations have been addressed. Conformity to applicable local regulations and building codes, as well as obtaining appropriate permits is the responsibility of the Owner and/or the Owner’s architect and/or builder. If a Form B application is not submitted within 9 months of Form A review (based on the date of the letter from the DRP) or if the design changes considerably (as determined by the DRP in its sole discretion), a new full Form A submittal will be required. 602 13 Fee* Required Documents (1 paper copy + 1 digital PDF copy) Required Submittal Materials (1 paper copy + 1 digital PDF copy) Half size/scale plot acceptable. Drawing Checklist $0 Form B (must be signed) & Green Building Checklist Site Plan (1/16” or 1/8” scale) All dimensions must be noted. North Arrow; Property Lines; Setback Lines; Easements; Sidewalk & Street Location; Location, Dimensions, Materials for walks & drives; Building Footprints; Porches, Stairs, etc.; Overhangs (as dashed lines); Fence location & details; Grading Plan; Location and screening of equipment and meters; Limits of construction activity Landscape Plan (1/16” or 1/8” scale) Site landscaping Boulevard Landscaping Floor Plans (1/8” scale or larger) All dimensions must be noted. Room Use Windows & Doors Overhangs Gross square footage for unit and garage Elevations (1/4” scale or larger) All dimensions must be noted. Porches, balconies Doors, windows Materials specified Overall Height (from average grade) Roof Pitches Lights and light fixture details Color Rendering Color rendering of the front elevation and color chips Material Samples As requested by DRP Foundation Letter from Engineer Each project is required to submit a letter from a civil engineer identifying existing ground water elevations, and recommendations for foundation design, footing and first floor elevations. *Notes: 1) Fees paid with Form A cover both Form A & Form B. 2) Form A & Form B may be submitted concurrently. 3) Additional meetings and/or reviews requested by the Owner and as determined by the DRP to be above and beyond the standard review process are subject to hourly fees in addition to the Design Review fee and must be paid prior to issuance of approval. 4) Incomplete applications may be returned and are subject to a $100 penalty. 603 14 5.5 Form C Changes & Modifications: Owners may wish to make improvements or modifications to their improvements or property during the initial construction or at a future date. A change may only be executed after DRP approval of Form C. Note that any changes or modifications that are made before Form C is submitted, reviewed, and approved will be subject to an increased fee, to be decided by the Board of Directors or the DRP. Fee* Required Documents (1 paper copy + 1 digital PDF copy) Required Submittal Materials (1 paper copy + 1 digital PDF copy) Drawing Checklist $150 (for proposed modifications) $500 (for “after the fact” modifications) Form C Any relevant drawings related to proposed change(s) Any details related to the proposed changes. *Notes: 1) Additional meetings and/or reviews requested by the Owner and as determined by the DRP to be above and beyond the standard review process are subject to hourly fees in addition to the Design Review fee and must be paid prior to issuance of approval. 2) Incomplete applications may be returned and are subject to a $100 penalty. 5.6 Site Plan Review & Building Permits All construction projects require a building permit and some projects may require additional review from the City of Bozeman. Any plans submitted to the City of Bozeman must include The Lakes at Valley West Design Review Panel stamp and/or letter of approval. This is a requirement of The Lakes at Valley West Homeowner’s Association and not the City of Bozeman. Approval by the DRP does not guarantee approval by the City of Bozeman. Construction may not commence without obtaining necessary approvals/permits from the City of Bozeman and the Valley West Home Owner’s Association. The Valley West Homeowners’ Association will assess significant fines for beginning construction prior to obtaining all required approvals. 5.7 Timing of Construction An Owner has 1 year from the date of Form B approval to start construction. If construction of a structure is not started within 1 year of Form B approval, new approval must be obtained. An Owner has 1 year from the date construction commences to complete construction, unless an extension is granted by the DRP. If construction is commenced and is not completed in 1 year or is not completed in strict compliance with what was approved, then in addition to any other remedy allowed in the Declaration or this Design Manual, or at law or in equity, the Board of Directors, may, in its sole discretion, take any action that in its judgment is necessary to improve the appearance of the construction or to bring it into 604 15 compliance with the Declaration, the Design Manual, or the approved plans, including completing the exterior, or removing the uncompleted structure, or any other action. Consideration will be given to remaining landscaping based on seasonal constraints; however, such landscaping must be completed during the beginning of the next planting season. The amount of any expenditure incurred in so doing shall be the Owner’s obligation. In addition, a lien on the Lot may be recorded and enforced by an action at law. The Association may also take such action as is available in the Declaration and by law or in equity, including an injunction and/or action for damages. 5.8 Inspections: The DRP reserves the right to inspect the Lot during any stage of construction. If the DRP determines, in its sole discretion, that discrepancies exist between the construction and approved plans, the Declaration, or the Design Manual, the Owner shall immediately correct the discrepancies or submit a Form C (after the fact changes) for review and approval. A Final Inspection is required. Owners are responsible for scheduling an inspection. The inspection shall determine general compliance with the Declaration, Design Manual, and approved plans. If the DRP finds the improvements were not completed in strict compliance with the Declaration, Design Manual, and approved plans, the DRP shall notify the Owner of the noncompliance, and shall require remedy of the same. The Owner shall have 7 days from the notification to remedy the noncompliance or to submit a work plan delineating the time frame when the noncompliance will be remedied, although in no instance shall the timeframe exceed 45 days. The DRP may allow up to 45 days for the noncompliance to be remedied if the Form C and corresponding work plan provides adequate justification for the requested time. If the noncompliance is not remedied, the Board of Directors may, in its sole discretion, remedy the noncompliance. The amount of any expenditure incurred in so doing shall be the Owner’s obligation. In addition, a lien on the Lot may be recorded and enforced by an action at law. The Association may also take such action as is available in the Declaration and by law or in equity, including an injunction and/or action for damages. No occupancy of the project shall take place prior to the completion of all required inspections or as otherwise specified by the DRP. 5.9 Liability Neither The Lakes at Valley West Homeowner’s Association, the Declarant, the Board of Directors, the DRP, nor the individual members thereof, may be held liable to any person for any damages for any action taken pursuant to this Design Manual, including but not limited to, damages which may result from review, correction, amendment, changes or rejection of plans and specifications, observations or inspections, the issuance of approvals, or any delays associated with such action on the part of the Design Review Panel or Board of Directors. 605 16 Chapter 6: Neighborhood Design Patterns All development must adhere to the neighborhood patterns described in the following sections (Site, Building, and Landscape). Photos are included reference only. Note that some provisions of this Design Manual may be more or less restrictive than local land use regulations as part of the overall Planned Unit Development (PUD). See Section 6.4 for allowable variations from these neighborhood patterns. Please also refer to Exhibit C1 & C2 for specific lot by lot requirements for uses, setbacks, coverage, areas, widths, etc. 6.1 Site The following site design guidelines are intended to provide a framework for site layouts within The Lakes at Valley West. (a) Regulations regarding Intent, Uses, Lot Coverage, Lot Area, Lot Width, Setbacks, Height, Garages, Parking and Minimum Density are all addressed in Appendix A1 & A2: The Lakes at Valley West Planned Unit Development Zoning District. (b) Fences & Screens  No fencing is allowed in street-facing yards or in required street vision triangles.  The following fence types are permitted. See specifications below.  A 42” tall fence, only as specified below, is allowed along the woonerf property lines and along an imaginary line setback two feet inside any property line that borders park or open space. It is also allowed on common private property lines and returns to the house structure. The two foot buffer between the fence and the property line bordering park or open space must be planted with a hedge that is well maintained at 42” or less in height.  Hedge species may be Lilac, Cranberry Highbush, or a similar species approved by the DRP. Minimum planting size is 24” tall and maximum spacing is 36” on center (OC). 606 17 42” Height (3’ 6” H) Option A 42” Height (3’ 6” H) Option B 42” Height (3’ 6” H) Option C 607 18 42” Height (3’ 6” H) Option D  A 4 foot tall fence, only as specified below, is allowed on common private property lines and returns to the house structure. 4’ Height Option A 608 19 4’ Height Option B 4’ Height Option C 4’ Height Option D 609 20  A 6 foot tall screen fence, only as specified below, is allowed on side property lines setback 20 feet from the street and woonerf property lines and allowed on returns to the house structure. 6’ Height Option A 6’ Height Option B 610 21  All fences connections shall be made with stainless steel or gold exterior corrosive resistant screws.  All fences shall be stained or sealed to protect them from weather and elements and to maintain appearance.  Screen walls, used for patios or hot tubs, are required to meet all setbacks and must be aesthetically connected to and appear as an extension of a primary residence wall. Outdoor rooms may be designed to include, but shall not be substantially obscured by, screen walls.  All fence assemblies are required to be maintained for appearance and kept in working order.  Dog kennels or runs must be attached to a primary or accessory structure, be screened from public streets and adjacent properties, and receive DRP approval for materials and configuration. Chain-link is not permitted. Underground electric fences are encouraged for dogs.  Utility panel or wire fences must be constructed so that the wire or utility panel is attached and held in place by the fence structure. Staples, alone, are not acceptable to attach the wire to the fencing frame. (c) Sidewalks  Any existing sidewalks in the right-of-way or open spaces that are damaged during construction must be repaired or replaced at the lot owner’s expense.  Sidewalks on homes facing local streets are required to cross the boulevard in line with the sidewalk leading to the front porch.  Upon the third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed said sidewalk shall, without further notice, construct within 30 days, said sidewalk for their lot(s), regardless of whether other improvements have been made upon the lot. Failure to comply may result in the HOA constructing sidewalks and assessing full coordinating and installation costs and apply fines when deemed necessary. 6.2 Building The following building design guidelines are intended to promote both building diversity and neighborhood compatibility within a developing neighborhood framework. R.H. Carter Architects, Inc. 611 22 (a) Recommended Energy Star Program  Because of its ease and low cost, homes are encouraged to meet or exceed the standards of the “Energy Star” Program. Energy Star homes typically include additional energy-saving features that make them 20–30% more efficient than standard code compliant homes.  Energy Star Qualified New Homes include: Effective Insulation High-Performance Windows Tight Construction and Ducts Efficient Heating and Cooling Equipment Efficient Products Third-Party Verification  The specific standards can be found at: http://www.energystar.gov/index.cfm?c=new_homes.hm_index. (b) Base Element & Foundation  A base element is required and must be detailed in such a way to visually and structurally connect the building with the ground. It may appear as a platform or terrace upon which the house stands or as a built extension of the ground integrated with the house above. This element may be masonry, concrete, wood or materials matching trim package. Buildings without a base element may be considered based on design merit.  Foundation walls shall be exposed a maximum of 12-inches above the ground. Exposed foundation walls shall be built of brick, cast concrete, trimmed with horizontal members, or as otherwise approved by DRP. Concrete foundations exposed more than 18-inches above grade must have an architectural finish (texture, pattern and/or color). 612 23  Due to the potential of high ground water tables in the areas of the subdivision, it is not recommended that residential dwellings or other structures with full or partial basements be constructed without first consulting a professional engineer licensed in the State of Montana and qualified in the certification of residential and commercial construction. (c) Walls & Facades  All facades of the main building and accessory structures shall be made of similar materials and be similarly detailed.  Primary materials on a façade may change only at a horizontal band or an inside corner. Consideration will be given to changing materials at a visual block such as a fence.  Varied building massing is encouraged. No exterior wall plane, unless approved otherwise for design merit, shall exceed 35 feet in length without incorporating a minimum 24-inch offset or recess in a significant proportion to the overall plane.  Building walls shall be clad in smooth cut wood shingles, wood clapboard, barn or reclaimed wood, wood drop siding, traditional wood board and batten, fiber cement siding, architectural metal cladding, brick, or stone. Siding shall be painted or stained; pre-finished siding will be considered based on design merit. Alternative materials, including the use of steel, will be considered based on design merit. Stucco, log, vinyl or aluminum siding is not allowed.  The color palette of the body of the house shall be as approved by the DRP based on merit. Color schemes must be varied from the two adjacent properties, 613 24 in each direction and from the properties across the street. Attached dwelling units are exempted from each other. Garish colors are not allowed.  Exposed exterior wood shall be painted or stained (wood front doors excluded).  Lap siding shall run horizontally. Maximum lap siding exposure is 5-inch. Combinations of lap exposure will be considered on a case-by-case basis.  Trim materials should be of high quality and of appropriate visual size. Exterior trim of at least 4-inches is required around windows and doors. Corner caps are acceptable. Variations on trim width and/or exclusion of trim will be considered based on design merit.  Brick surfaces shall be set predominantly in a horizontal running bond pattern.  Stonework shall be natural or approved synthetic stone materials. Dry stack, un-coursed settings with minimal exposed mortar are preferred. Stonework shall not be applied to individual wall surfaces in order to avoid a veneer-like appearance. It shall continue around corners to an inside corner. (d) Porches  For yards facing a public street, the front porch of a residential structure must be built within 5 feet of the setback line (“build-to” line). The width of the porch on the build-to line must occupy a minimum of 30% of the width of the front façade measured along the build-to line. As an alternative to the typical front porch and to provide additional design diversity, narrower but deeper porches that have the same square footage may also be considered. A minimum 6 feet of depth is required.  Buildings on lots that address two or more streets must address both streets with fronting characteristics as part of the comprehensive composition. Design 614 25 considerations should include but not be limited to: wrapping front porches, outdoor rooms, variation in wall planes and massing, additional openings and enhanced landscaping.  Porches are also required along woonerfs; however, these porches only have a minimum length or width requirement of 6 feet. The percentage requirement does not apply to porches facing a woonerf.  Front porches generally must be elevated between 2 and 4 feet above fronting top of curb. Other heights may be considered based on site conditions and foundation design.  Porch railings may be opened or closed. If closed, they must be constructed of the same material as the adjacent wall planes.  Front stoops shall be made of concrete, wood, stone, or brick and must be detailed and integrated into the porch/railing design. Required stair railings must be compatible with the overall stair and porch design.  Porch supports shall be built of stone, masonry, concrete, or wood. Column base piers shall be no less than 16 x 16-inch square and wood columns shall be no less than 8-inches square. Column groupings must have an outer minimum dimension of 10-inches. Tapered columns may not be smaller than 7 x 7-inches at the top. Columns shall match or be similar in design on all elevations of a structure.  The balustrade and the space below porches shall be closed and integrated into a closed band and/or landscaped, interrupted as necessary for drainage.  No exposed stair or deck framing is allowed. Verde Builders Group BCprojects.ca Taylor’d DISTINCTION 615 26 (e) Outdoor Rooms (required on buildings adjacent to open spaces)  To complement the neighborhood open spaces and courtyards, all lots adjacent to an open space are required to have an “Outdoor Room” facing the open space. This concept is intended to provide a transition from the public green spaces to private indoor spaces. Buildings on lots that address two or more open spaces will only be required to address one open space with an outdoor room. The building, however, will need to address all open spaces. Design considerations should include but not be limited to: wrapping front porches, outdoor rooms, variation in wall planes and massing, additional openings, and enhanced landscaping.  The minimum size requirement for an outdoor room is 80 square feet with a minimum dimension of 8 feet on both sides.  Outdoor Rooms typically include covered porches, screened porches, covered patios, or covered decks with integrated landscaping. Partially covered or uncovered patios or decks that are integrated into the overall design and comprehensive composition of the home and landscaping will be considered on design merit.  Other interpretations of outdoor rooms will be considered based on design merit by the DRP. (f) Decks & Patios  Decks and patios must face only side yards and/or open spaces. Decks and patios may not extend more than 40 percent feet into any required side setback. Arcanum Architecture 616 27 Setback Deck/Patio Encroachment 5’ 2’ 7’ 2’-9” 10’ 4’ 12’ 4’-9”  Within The Lakes at Valley West, Phase 3, Lots 5-12, first and second floor porches fronting Durston Road may encroach up to 5 feet into a 10’ open space setback only if the covered deck exceeds 1/3 in length of the building.  The space below first floor elevated decks visible from nearby streets or public spaces shall be architecturally detailed and/or landscaped to provide screening.  Decks, balconies, and terraces shall be designed to enhance the overall architecture of the building by creating variety, layering, and detail on exterior elevations. Covered decks, projecting balconies, and bay windows shall be integrated and composed with the overall building form, rather than placed randomly throughout the building. Terraces shall be used to integrate the building and landscape by creating a transition between the built and natural character of the site. (g) Windows & Solar Gain  Windows are encouraged meet or exceed Energy Star standards as previously stated.  Openings (including windows and doors) shall not be less than 15% of the wall area, measured on each elevation. Elevation calculations shall include exterior window or door trim.  Windows shall be wood, wood-clad, fiberglass or vinyl.  Round, hexagonal and octagonal windows are not permitted.  Mirrored glass shall not be used. 617 28  Buildings shall have all openings trimmed in wood bands of minimum 4-inches nominal width unless approved based on design merit.  Bay window projections shall be proportionate to the overall composition and are encouraged to extend to the ground or be trimmed appropriately. Cantilevered bays must be visually carried by structural brackets or a water table trim band. Only cantilevered bays may encroach into a setback.  False shutters are not permitted.  Canvas awnings are permitted and shall be square cut without side panels. (h) Doors  Exterior doors are encouraged to meet or exceed Energy Star standards as previously stated.  Front doors shall be solid wood or have a wood appearance. Complimenting wood storm/screen doors are encouraged. High quality synthetic alternatives, such as fiberglass Masonite, may be considered based on detailing and proportions.  Traditional sliding glass doors may only be used in yards facing open spaces and side yards. 618 29  Garage doors shall be built of wood, steel, or fiberglass.  Garage doors shall be de-emphasized in the elevation of the building. If possible, they should be oriented away from the street. If a lot does not have access to a woonerf and garage doors must face a street, the doors shall be made of a complementary and quality material and have significant detailing contributing to the elevation composition.  To encourage varied massing, garage door wall planes fronting woonnerfs must vary a minimum of 24” from adjacent attached wall planes.  Detached garages and garage doors may front a woonerf if composed with overall site plan and have significant detailing contributing to the street elevation.  Other more contemporary and creative approaches to garage doors will be considered based on design merit. 619 30 (i) Roofs  Asphalt composition shingles are permitted, but must be at least 30-year architectural grade.  Treated wood shingles are permitted.  Metal roof materials are a permitted but must be designed to protect people and property from significant sliding of snow and ice (not applicable to dormers or similar roof forms that do not drip directly to grade). Metal roofs may be corrugated or standing seam only. Unpainted, galvanized, rusted, brown, grey or rust-red-baked-on finish are all appropriate finishes. Garish colors or shiny materials are not appropriate.  Natural or synthetic slate roof materials are permitted.  Green roofs are encouraged.  Flat roofs are permitted on all buildings if integrated with the design. Flat roofs used as balconies on street facades may be enclosed with solid railings.  Roof plane continuous length dimensions shall not exceed 40’ for single family and duplex structures and 100’ for multifamily structures without a significant break. Minimum break shall be no less than 20% of the length roof plane and extend up the roof plane no less than 30% of the height of the roof. 620 31 (j) Skylights  Skylights shall be flat in profile (no bubbles or domes). (k) Roof Mounted Solar Panels  Solar panels area encouraged for all projects. (l) Dormers  Dormer width shall be proportionate to the overall composition.  Shed dormers shall have a pitch of at least 3:12. Hip and gable dormers shall have the same pitch as the main roof volume. (m) Eaves  Overhanging roof eave and gable end depth shall be no less than 24-inches unless approved otherwise based on design merit for a more contemporary style or flat roof. Roof overhang depth on accessory structures must match the main building structure. 621 32  Fascia detail must have a minimum dimension of 8-inches nominal unless otherwise approved for design merit. Two-piece fascia detailing is required. Wood (including Miratec and similar products as determined by the Design Review Committe) is the only acceptable material. Vinyl or metal fascia material is not permitted. As an alternative, exposed rafter tails and entry accents are encouraged if appropriate for the architectural style.  Soffits shall be wood (including Hardiboard products). Metal or vinyl soffits are not permitted.  Boxed soffits are allowed when integrated into a suitable architectural style and overall detailing.  Enclosed soffits are acceptable on more contemporary styles. 622 33  Gutters shall be built of metal of a color and finish that blends with the finish color scheme. Gutters shall be half-round or rectangular and downspouts shall be circular or rectangular. (n) Chimneys / Roof Vents  Chimneys shall be clad in stone, masonry, siding, steel or some other compatible or complementary material.  Chimneys shall be at least 30 x 30-inches.  Prefabricated metal flues shall be concealed within a chimney unless approved otherwise. Chimney caps may extend above the chimney top per building code requirements.  Roof protrusions, other than chimneys, shall be arranged to minimize street exposure.  All roof-mounted equipment shall be integrated into overall design and screened. (o) Lighting  All exterior residential lighting must be dark—sky compliant. All exterior lighting of all lots shall be limited to 800 lumens (12- watt LED bulbs/60-watt incandescent bulbs) and must be full cut-off and shielded bulb of such focus and intensity so as to not cause disturbance of adjacent lots.  Recessed or can lighting is encouraged for porches and main entrances for softer lighting conditions. 623 34  The following lighting is prohibited: obtrusive flood lighting, mercury vapor or high-pressure sodium lights, metal halide lights, and clear glass or exposed bulb (non-cutoff) fixtures.  Pathway lighting is permitted. These types of lights may be attached to the home, along walkways near the ground level, or incorporated into fences. Solar powered lighting is strongly encouraged.  Woonerfs will be lighted with the LED Cree Edge Series Pedestrian Pathway lighting or equivalent. Streets will be lighted with the LED KIM Archetype light fixtures or equivalent. (p) Signage  No signs shall be erected on residential properties except to identify the owner and address of the property.  Typical "For Sale" signs shall be allowed during the sale of a lot.  Signage integrated with landscaping may be placed at the main entrances and parks to identify the neighborhood. 6.3 Landscape The proper use of plant materials adds to a sense of permanence and consistency for a neighborhood while also connecting the built and natural environments. Landscape plans submitted with Form B should outline hardscape elements, fencing, and planting areas with species and quantities listed. Each Owner will be required to meet minimum landscape specifications related to two general categories: boulevard plantings and yard plantings. 624 35 (a) Street / Woonerf Boulevard Plantings  Individual Lot Owners shall be responsible for the landscaping the boulevard area directly adjacent to their property at the time of occupancy and for the maintenance of the boulevard area thereafter.  To enhance a public street boulevard where present, 1 tree (minimum 2½-inch diameter caliper) shall be planted per 50 feet in the boulevard area. Grass or an approved xeriscape plan must also be installed in the boulevard area directly adjacent to the subject property.  To enhance a woonerf boulevard where present, 1 tree (minimum 2 ½-inch diameter caliper) shall be planted where utility conflicts do not exist as well as provide a composed planting bed that includes a minimum of 3 shrubs, perennial plantings and a minimum of 2 boulders. See Appendix D: Woonerf Diagram.  Maximum height of landscaping in required vehicle vision triangles is 30-inches.  It is the responsibility of the Owner to contact the appropriate utility companies before digging. (b) Yard Plantings  All properties are required to landscape yards. Yards facing a street must be sod (fescue blend sod is strongly encouraged). Yards facing open space or side yards may be seeded.  Native, drought tolerant grasses and regional plant materials are encouraged. Lawns should be well maintained, so they thrive and therefore, use fewer resources. Regular fertilizing (see below), aeration, and weekly cutting with a sharp blade are all critical to lawn success. Lawns should be maintained at about 4-inches as keeping lawns slightly long ensures the soil remains shaded, thereby using less water. 625 36  Mulching, composting, efficient irrigation, harvesting water from roofs, sidewalks, driveways and other impervious surfaces are all encouraged.  “Xeriscaping” or water-conserving, drought-tolerant landscaping is encouraged. A proposal for a Xeriscape landscape plan must be prepared by a landscape professional. United States Environmental Protection Agency (US EPA) has guidelines available at at: http://www.epa.gov/.  Yards facing a street: At least 1 tree (minimum 2½-inch caliper) and 2 appropriately sized planting beds are required for yards facing a public street. Corner lots are considered to have 2 separate yards and therefore require a total of 2 trees (minimum 2½-inch caliper) and 2 appropriately sized planting beds  Yards Facing a Woonerf: At least 1 tree and 1 appropriately sized planting bed are required for yards facing a woonerf.  Yards Facing Open Spaces: At least 1 tree (minimum 2½-inch diameter caliper) and 2 appropriately sized planting beds are required for any yard facing an open space.  Planting beds must be composed with the site and the building elevations and shall have a top layer of mulch or earth tone stone (non-white). 626 37  Maximum height of landscaping in required vehicle vision triangles is 30-inches.  It is the responsibility of the Owner to contact the appropriate utility companies before digging. (c) Vegetation & Solar Gain  Special consideration should be given to areas of sun exposure and shade for the planting of trees and large shrubs. Landscaping should allow southern exposures necessary for a home’s solar gain in the winter, or that of the neighbors. (d) Hardscapes  Selection of hardscape materials should favor natural materials such as untreated wood, stone, or stamped concrete, while balancing the desire for durability. Pressure treated lumber and railroad ties, although re-used, should be avoided for their toxicity. (e) Soil Preparation & Drainage  Investment at the soil level provides huge payoff in reduced water and fertilizer use, and plant vigor. Soils should be of the best quality available and improved with imported compost as feasible, especially in lawn areas. In areas where poor soils are unavoidable, homeowner’s should focus plant selection on species that thrive in such conditions. Runoff from roofs, and hardscapes, and melting snow, should be considered, and should be harvested for landscape use whenever possible. (f) Irrigation Systems & Water Use  Underground irrigation systems can use water efficiently but they must be designed, installed and operated correctly. They also require regular maintenance.  Plants with similar water usage, sun and shade requirements and zones with spray heads, rotors or drip systems should be grouped together.  Plants should be sufficient in number and density to reduce weed growth. A weed mat also inhibits weed growth. Mulch conserves water and shades soil.  Landscapes do not require as much water during shoulder seasons (May, June, September and October) as in July and August. Watering should be reduced in 627 38 September and October to prepare vegetation for dormancy. Early morning is the best time (4am-9am) to water because watering at night can encourage fungus and disease to grow. Avoid watering between 9am – 7pm.  Water only when your turf requires it. If you leave distinct footprints when you step on it or the grass does not spring back, it is time to water. Applying one inch of water (including rainfall) each time you water once per week is enough to keep your lawn green throughout the summer.  Turf grass should be watered using longer run times (15-20 minutes) but less often. This causes the grass roots to grow deeper thereby needing less water and becoming more drought and weed resistant. Frequent watering of turf grass causes the root base to remain shallow causing the grass to brown easily and it will be more susceptible to drought and weeds.  When watering trees and shrubs it is not necessary to water the leaves or the trunk. Instead, place a sufficient number of emitters evenly around the tree or shrub halfway between the trunk and the outer canopy. (g) Fertilizing / Pesticides  In careful consideration of the lakes and streams, homeowner’s that border open spaces or parks with surface water (lakes, streams, wetlands) will only be permitted to use non-chemical fertilizers / pesticides in required yard setbacks. Organic fertilizers for lawns are readily available, as are corn based weed suppression substitutes. Non-lawn native and drought tolerant plantings typically require no extra fertilizing at all. (h) Weed control  As further specified in the covenants, noxious weeds pose a serious threat to the environment, and property owners should familiarize themselves with, and control them, on their property. Chemical solutions should be balanced with the threat level of the individual species and the possibility for non-chemical alternative treatments. Under no circumstance should noxious weeds be allowed to flourish, or go past the flowering stage and into the seed stage. Weed control is required on both developed and vacant lots and will be enforced in accordance with the Covenants. (i) Vegetation Removal  No landscaping in the right-of-way, parks, open spaces and common areas may be removed without prior permission from the DRP. 6.4 Variances from Neighborhood Patterns The DRP encourages unique and creative design that respects thee spirit and intent of the Declaration and Design Manual. Except as otherwise set forth in Chapter 3, the DRP may, upon application, grant a variance from the Design Manual, based on design merit. 628 39 The Board of Directors shall have the power to make the final decision on whether to approve, conditionally approve, or deny a variance, without any liability being incurred or damages being assessed due to any decision of the Board of Directors. Chapter 7: Amendments Amendments to Design Manual may only be made as set forth in the Declaration. Any amendments to the Design Manual will be posted on The Lakes at Valley West website. A submittal shall be processed consistent with the Design Manual in effect 30 days prior to DRP receipt of a complete Form A submittal. No improvements that were constructed and approved in accordance with the Design Manual shall be required to be changed because such standards are thereafter amended. Chapter 8: Definitions The words and terms used in this document shall have their customary dictionary definitions unless otherwise specifically defined within the Declaration or this Design Manual. 629 40 Exhibit 1 The Lakes at Valley West, Phases 1 & 2 Subdivision Legal Description Tract 1 of Certificate of Survey No. 1005B, and Tract 2A of Certificate of Survey No. 1005C, hereinafter known as “The Lakes at Valley West Subdivision – Phase 1 and Phase 2”, situated in the NE ¼ NW ¼ and NW ¼ NE ¼ of Section 9, Township 2 South, Range 5 East, Principal Meridian, City of Bozeman, Gallatin County, Montana, more particularly described as follows: Commencing at the Corner to Sections 4, 5, 8, and 9, Township 2 South, Range 5 East, Principal Meridian, as described on Certified Corner Recordation, Book 2, Page 1572, Document No. 380638, filed at the Gallatin County Clerk and Recorder’s Office; thence N.89° 32' 48"E. for 1337.30 feet to the West One-sixteenth Corner between Section 4 and Section 9, being the northwest corner of Tract 1 of Certificate of Survey No. 1005B, the Point of Beginning; thence continuing N.89° 32' 48"E. for 1337.30 feet to the One-quarter Corner between Section 4 and Section 9, being the north corner common to Tract 1 of Certificate of Survey No. 1005B and Tract 2A of Certificate of Survey No. 1005C; thence S.88° 44' 32"E. for 826.90 feet to the north corner common to Tract 2A and Tract 3A of Certificate of Survey No. 1005C, from which the Corner to Sections 3, 4, 9, and 10, as described on Certified Corner Recordation, Book 2, Page 1577, Document No. 380643, filed at the Gallatin County Clerk and Recorder’s Office, bears S.88° 44' 32"E., 1816.88 feet distant; thence S.02° 30' 35"W. for 659.22 feet to an angle point between Tract 2A and Tract 3A of Certificate of Survey No. 1005C; thence S.26° 04' 23"W. for 437.25 feet to an angle point between Tract 2A and Tract 3A of Certificate of Survey No. 1005C; thence S.02° 30' 35"W. for 289.84 feet to the south corner common to Tract 2A and Tract 3A of Certificate of Survey No. 1005C, being a point on the north line of SW ¼ NE ¼ of said Section 9; thence N.89° 11' 53"W. for 650.69 feet to the Center-North One-sixteenth Corner of said Section 9, being the south corner common to Tract 1 of Certificate of Survey No. 1005B and Tract 2A of Certificate of Survey No. 1005C; thence S.89° 56' 46"W. for 1337.16 feet to the Northwest One-sixteenth Corner of said Section 9, being the south corner common to Tract 1 of Certificate of Survey No. 1005B and Tract 2 of Certificate of Survey No. 1581; thence N.02° 27' 30"E. for 1341.86 feet to the West One-sixteenth Corner between Section 4 and Section 9, the Point of Beginning. The Area of the above described tracts of land is 64.89 Acres, more or less. 630 41 Exhibit 2 The Lakes at Valley West, Phase 3 Subdivision Legal Description Phase 3 of The Lakes at Valley West, being a portion of Lot R2 of The Lakes at Valley West – Phase 1 & Phase 2, Plat J-572; situated in the NE¼NW¼ of Section 9, Township 2 South, Range 5 East, Principal Meridian, City of Bozeman, Gallatin County, Montana, more particularly described as follows: Commencing at the Corner to Sections 4, 5, 8, and 9, Township 2 South, Range 5 East, Principal Meridian, as described on Certified Corner Recordation, Book 2, Page 1572, Document No. 380638, filed at the Gallatin County Clerk and Recorder’s Office; thence N.88° 04' 19"E. for 1337.30 feet to the West One-sixteenth Corner between Section 4 and Section 9; thence S.00° 59' 02"W. for 50.06 feet along the east boundary of the NW¼NW¼ of Section 9 to a point on the south right-of-way of Durston Road, the Point of Beginning; thence N.88° 04' 19"E. for 873.66 feet along the south right-of-way of Durston Road to the northwest corner of Phase 2 of The Lakes at Valley West; thence S.1°54’25”E., 25.00 feet to an angle point on the west boundary of Phase 2 of The Lakes at Valley West; thence S.19°42’50”W., 388.15 feet to an angle point on the west boundary of Phase 2 of The Lakes at Valley West; thence S.13°17’40”E., 223.76 feet to the southwest corner of Phase 2 of The Lakes at Valley West; thence S.88°04’19”W., 296.79 feet to a point; thence along a curve to the left, having a radius of 280.00 feet, a central angle of 24°45’39”, an arc length of 121.00 feet to a point, the chord being N.24°09’14”W., 120.06 feet; thence N.36°32’03”W., 62.13 feet to a point; thence S.50°56’59”W., 90.09 feet to a point; thence S.53°42’03”W., 60.00 feet to a point; thence S.56°35’13”W., 64.64 feet to a point; thence S.63°07’43”W., 86.94 feet to a point; thence S.75°16’23”W., 33.24 feet to a point thence S.84°04’23”W., 52.71 feet to a point; thence N.89°04’37”W., 87.84 feet to a point on the east boundary of the NW¼NW¼ of Section 9; thence N.0°59’02”E., 609.00 feet to the Point of Beginning. The Area of the above described tracts of land is 459,420 Square Feet, or 10.547 Acres, more or less. 631 42 Exhibit 3 The Lakes at Valley West, Phase 4 Subdivision Legal Description 632 43 Appendix A1 ARTICLE 8 - PUD1 – THE LAKES AT VALLEY WEST PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT Phases 1 & 2 Sec. 1 - Intent and purpose. A. The intent and purpose of the Lakes at Valley West Planned Unit Development (PUD) Residential Zoning District is to set forth certain standards for development within the PUD that vary from the Unified Development Code (UDC) typical residential zoning districts. Other relaxations from the UDC are detailed in the PUD application and are related to subdivision design. This District applies to all lots within The Lakes at Valley West. Future changes to the R-1 zone in UDC do not impact the subject properties. 1. The intent of the Lakes at Valley West residential density district is to provide for a variety of small lots for lower intensity single, two and three household residential development and related uses (including accessory dwelling units) within the city at urban densities in a master planned area and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area. It should provide for a variety of housing types to serve the varied needs of households of different size, age and character. 2. In exchange for relaxations, strict design standards have been established in The Lakes at Valley West Design Manual which is administered by The Lakes at Valley West Design Review Panel. Many of these standards are more stringent than the requirements of the UDC. Sec. 2 - Authorized uses. A. Uses are depicted in the table below. Appendix C in the Design Manual designates which lots are allowed which uses. Principal uses are indicated with a "P," conditional uses are indicated with a "C," accessory uses are indicated with an "A" and uses which are not permitted with the district are indicated by a "-." “C” uses require a Conditional Use Permit from the City of Bozeman but must receive approval from The Lakes at Valley West Design Review Panel prior to submitting any applications to the City. B. Note that additional uses for telecommunication uses are contained in the UDC. C. The uses listed are deliberately broad and some are given special definitions in the UDC. The intent of this method is to provide general guidance for uses while allowing the unique needs and circumstances of each proposal to be specifically addressed through the review process. Some uses are the subject of special regulations contained in the UDC. 633 44 Table of Residential Uses for The Lakes at Valley West PUD Type of Use Accessory dwelling units1 P (only on specifically designated lots in Appendix C) Community centers C Community residential facilities with eight or fewer residents P Cooperative housing C Day care centers C Essential services Type I A Essential services Type II P Essential services Type III C Family day care home P Fences A Greenhouses A Group day care home C Group living2 P Guesthouses A Home-based businesses3 A/C Other buildings and structures typically accessory to authorized uses A Private garages A Private or jointly owned recreational facilities A Private stormwater control facilities A Public and private parks and park improvements P Manufactured homes on permanent foundations4 P Single-household dwelling P Temporary buildings and yards incidental to construction work A Temporary sales and office buildings A Three-household dwelling P (only on specifically designated lots in Appendix C) Two-household dwelling P (only on specifically designated lots in Appendix C) “Limited Two Household/Duplex”5 P (only on specifically designated lots in Appendix C) Townhouses (two or three attached townhomes) P (only on specifically designated lots in Appendix C) Tool sheds for storage of domestic supplies A Uses approved as part of the Lakes at Valley West PUD P Notes: 1 Only one ADU per designed lot in Appendix C; one separated off-street parking space required for the second unit; occupancy may not exceed two persons or one bedroom; living area limited to 600 SF. 2 Group living is subject to the requirements of the UDC. 3 Home-based businesses are subject to the terms and thresholds of the UDC. 4 Manufactured homes are subject to the standards of the UDC and must adhere to the architectural standards established by The Lakes at Valley West Design Manual. 5 “Limited Two Household/Duplexes” (similar to attached ADUs) are allowed on designated lots in Appendix C; one separated off-street parking space is required for the second unit; occupancy may not exceed three persons or two bedrooms; living area is limited to one-third of the total square footage of the main residence. 634 45 Sec. 3 - Lot coverage and floor area. A. Maximum lot coverage by principal and accessory buildings shall be: 1. Not more than 50 percent of the lot area B. Minimum floor area requirements for each dwelling in all districts shall be that area required by the city's adopted International Building Code. Sec. 4 - Lot area and width. A. All lots shall have a minimum area as set forth in the table below and are cumulative. These minimums assume a lack of development constraints. Table of Minimum Lot Areas for The Lakes at Valley West PUD Minimum Lot Area (SF) Single-household dwelling 2,500 Two-household dwelling (including “limited two-household/duplex”) 3,000 Three-household dwelling 4,000 Lot area per townhouse (including duplex townhomes and triplex townhomes) 2,500 (2,000 for interior unit) Additional area required for a detached accessory dwelling unit none All other uses 5,000 B. All lots shall have a minimum width as set forth in the table below. These minimums assume a lack of development constraints. Table of Minimum Lot Widths for The Lakes at Valley West PUD Minimum Lot Width Single-household dwelling 25 Two-household dwelling 25 Accessory dwelling unit none Dwellings in three-household dwelling configurations 25 Townhouses 25 All other uses 50 635 46 Sec. 5 - Yards. A. Minimum yards required are: 1. Any yard facing a street: 15 feet; 20 feet for garage doors 2. Any yard facing a Woonerf: 15 feet; See Appendix C1 for garage door setbacks. 3. Any yard facing open space: 10-20 feet (see Lot Exhibits in Appendix C1) 3. Any side yard: 5-12 feet; or zero feet for interior walls of townhouses (see Lot Exhibits in Appendix C1) B. Yard Encroachments: 1. Decks and patios must face only side yards and/or open spaces. Decks and patios may not extend more than 40 percent feet into any required side setback. Side Setback Deck/Patio Encroachment 5’ 2’ 7’ 2’-9” 12’ 4’-9” Sec. 6 - Building height. Maximum building height for each residential district shall be as follows: Table of Heights for The Lakes at Valley West Height (in feet) Less than 3:12 34 3:12 or greater but less than 6:12 38 6:12 or greater but less than 9:12 42 Equal to or greater than 9:12 44 Sec. 7 - Residential garages. A. Attached residential garages facing a street shall not obscure the entrance to the dwelling. Attached garages are required to be clearly subordinate to the dwelling. A subordinate garage has two or more of the following characteristics: 1. The principal facade of the dwelling has been emphasized through the use of architectural features such as, but not limited to, porches, fenestration treatment, architectural details, height, orientation or gables, so that the non-garage portion of the residence is visually dominant; 2. The facade with the garage vehicle entrance is recessed at least four feet behind the facade of the dwelling containing the main entry; and/or 636 47 3. The area of the garage vehicle door comprises 30 percent or less of the total square footage, exclusive of any exposed roof areas, of the principal facade of the dwelling. Principal facade shall include all wall areas parallel to the garage door. B. Residential garages facing a woonerf are not required to meet the above criteria. Sec. 8 – Parking A. Parking requirements in terms of the number and size of spaces are the same as the most current version of the UDC. B. Where a woonerf serves lots, access to garages and off-street parking shall be off of the woonerf. In cases where a woonerf is not adjacent to a lot, accesses to garages are permitted to be off of the street. C. Driveways are encouraged to be shared wherever possible to minimize street cuts and maximize on-street parking options. D. All “required” parking spaces must meet the minimum dimensions established in the UDC. E. Parking spaces shall not block sidewalks, woonerfs, driveways, accesses, pedestrian facilities or snow removal/plowing. F. The developer will provide parallel parking spaces along the woonerf in several designated locations. Driveways must be located outside of these parking areas. Sec. 9 - Minimum density. A. New residential development shall provide a minimum net density of five dwellings per net acre. A minimum is required to support efficiency in use of land and provision of municipal services, and to advance the purposes and goals of this chapter and the City’s adopted growth policy. Density may be achieved by averaging lot sizes over the entire Lakes at Valley West PUD area. For example, one phase or area may be less than five units per net acre while another may be greater than five units per net acre as long as the average is at least five units per net acre. Sec. 10 – Architectural, Additional Site and Landscape Requirements A. The Lakes at Valley West Design Manual includes additional site, architectural and landscape requirements that are all subject to review and approval by The Lakes at Valley West Design Review Panel. Appendix C1 of the Design Manual contains detailed lot exhibits that provide specific information per lot regarding uses, setbacks, etc. 637 48 Appendix A2 ARTICLE 8 - PUD1 –THE LAKES AT VALLEY WEST PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT PHASE 3 Sec. 1 - Intent and purpose. A. The intent and purpose of the Lakes at Valley West Planned Unit Development (PUD) Phase 3 Residential Zoning District is to set forth certain standards for development within the PUD that vary from the Unified Development Code (UDC) typical residential zoning districts. Other relaxations from the UDC are detailed in the PUD application and are related to subdivision design. This District applies to all lots within The Lakes at Valley West. Future changes to the R-1 zone in UDC do not impact the subject properties. 1. The intent of the Lakes at Valley West residential density district is to provide for a variety of small lots for lower intensity single, two household residential development and related uses (including accessory dwelling units) within the city at urban densities in a master planned area and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area. It should provide for a variety of housing types to serve the varied needs of households of different size, age and character. 2. In exchange for relaxations, strict design standards have been established in The Lakes at Valley West Design Manual which is administered by The Lakes at Valley West Design Review Panel. Many of these standards are more stringent than the requirements of the UDC. Sec. 2 - Authorized uses. A. Uses are depicted in the table below. Appendix C in the Design Manual designates which lots are allowed which uses. Principal uses are indicated with a "P," conditional uses are indicated with a "C," accessory uses are indicated with an "A" and uses which are not permitted with the district are indicated by a "-." “C” uses require a Conditional Use Permit from the City of Bozeman but must receive approval from The Lakes at Valley West Design Review Panel prior to submitting any applications to the City. B. Note that additional uses for telecommunication uses are contained in the UDC. C. The uses listed are deliberately broad and some are given special definitions in the UDC. The intent of this method is to provide general guidance for uses while allowing the unique needs and circumstances of each proposal to be specifically addressed through the review process. Some uses are the subject of special regulations contained in the UDC. 638 49 Table of Residential Uses for The Lakes at Valley West PUD- Phase 3 Type of Use Accessory dwelling units1 P (only on specifically designated lots in Appendix C) Community centers C Community residential facilities with eight or fewer residents P Cooperative housing C Day care centers C Essential services Type I A Essential services Type II P Essential services Type III C Family day care home P Fences A Greenhouses A Group day care home C Group living2 P Guesthouses A Home-based businesses3 A/C Other buildings and structures typically accessory to authorized uses A Private garages A Private or jointly owned recreational facilities A Private stormwater control facilities A Public and private parks and park improvements P Manufactured homes on permanent foundations4 P Single-household dwelling P Temporary buildings and yards incidental to construction work A Temporary sales and office buildings A Two-household dwelling P (only on specifically designated lots in Appendix C) “Limited Two Household/Duplex”5 P (only on specifically designated lots in Appendix C) Townhouses (two or three attached townhomes) P (only on specifically designated lots in Appendix C) Tool sheds for storage of domestic supplies A Uses approved as part of the Lakes at Valley West PUD P Notes: 1 Only one ADU per designed lot in Appendix C; one separated off-street parking space required for the second unit; occupancy may not exceed two persons or one bedroom; living area limited to 600 SF. 2 Group living is subject to the requirements of the UDC. 3 Home-based businesses are subject to the terms and thresholds of the UDC. 4 Manufactured homes are subject to the standards of the UDC and must adhere to the architectural standards established by The Lakes at Valley West Design Manual. 5 “Limited Two Household/Duplexes” (similar to attached ADUs) are allowed on designated lots in Appendix C; one separated off-street parking space is required for the second unit; occupancy may not exceed three persons or two bedrooms; living area is limited to one-third of the total square footage of the main residence. 639 50 Sec. 3 - Lot coverage and floor area. A. Maximum lot coverage by principal and accessory buildings shall be: 1. Not more than 50 percent of the lot area B. Minimum floor area requirements for each dwelling in all districts shall be that area required by the city's adopted International Building Code. Sec. 4 - Lot area and width. A. All lots shall have a minimum area as set forth in the table below and are cumulative. These minimums assume a lack of development constraints. Table of Minimum Lot Areas for The Lakes at Valley West PUD Minimum Lot Area (SF) Single-household dwelling 2,500 Two-household dwelling (including “limited two-household/duplex”) 3,000 Lot area per townhouse (including duplex townhomes and triplex townhomes) 2,400 (2,000 for interior unit) Additional area required for a detached accessory dwelling unit none All other uses 5,000 B. All lots shall have a minimum width as set forth in the table below. These minimums assume a lack of development constraints. Table of Minimum Lot Widths for The Lakes at Valley West PUD Minimum Lot Width Single-household dwelling 25 Two-household dwelling 25 Accessory dwelling unit none Dwellings in three-household dwelling configurations 25 Townhouses 25 All other uses 50 Sec. 5 - Yards. A. Minimum yards required are: 1. Any yard facing a street: 15 feet; 20 feet for garage doors 2. Any yard facing a Woonerf: 15 feet; See Appendix C2 for garage door setbacks. 3. Any yard facing open space: 5-20 feet (see Lot Exhibits in Appendix C2) 640 51 3. Any side yard: 5-12 feet; or zero feet for interior walls of townhouses (see Lot Exhibits in Appendix C2) B. Yard Encroachments: 1. Side yards and/or Open Space yards. a. Decks and patios must face only side yards and/or open spaces. Decks and patios may not extend more than 40 percent feet into any required side setback. b. For Lots 5-12 only, first and second floor porches fronting Durston Road may encroach up to 5 feet into a 10’ open space setback only if the covered deck exceeds 1/3 in length of the building. 2. Porches may encroach up to 5 feet into a 15’ yard setback facing a street or 15’ yard facing a Woonerf only if all four of the following conditions are met: i. The encroaching porch must have a length equal to or greater than on one-half the length of the building façade or 12 feet, whichever is greater. The remaining portion may be occupied by an integrated façade as defined in this Design Manual: ii. The encroaching porch must have a minimum depth of six (6) feet; iii. Second or subsequent stories are not allowed to encroach into the 15-foot street or Woonerf facing yard; and iv. No stairs are permitted beyond the 10-foot setback. Sec. 6 - Building height. Maximum building height for each residential district shall be as follows: Table of Heights for The Lakes at Valley West Height (in feet) Less than 3:12 34 3:12 or greater but less than 6:12 38 6:12 or greater but less than 9:12 42 Equal to or greater than 9:12 44 Sec. 7 - Residential garages. Setback Deck/Patio Encroachment 5’ 2’ 7’ 2’-9” 10’ 4’ 12’ 4’-9” 641 52 A. Attached residential garages facing a street shall not obscure the entrance to the dwelling. Attached garages are required to be clearly subordinate to the dwelling. A subordinate garage has two or more of the following characteristics: 1. The principal facade of the dwelling has been emphasized through the use of architectural features such as, but not limited to, porches, fenestration treatment, architectural details, height, orientation or gables, so that the non-garage portion of the residence is visually dominant; 2. The facade with the garage vehicle entrance is recessed at least four feet behind the facade of the dwelling containing the main entry; and/or 3. The area of the garage vehicle door comprises 30 percent or less of the total square footage, exclusive of any exposed roof areas, of the principal facade of the dwelling. Principal facade shall include all wall areas parallel to the garage door. B. Residential garages facing a woonerf are not required to meet the above criteria. Sec. 8 – Parking A. Street-accessed and woonerf-accessed driveways shall be of concrete, or built of brick or concrete pavers approved in advance by the DRP. Woonerf-accessed driveways may also be paved with asphalt, when approved, as an extension of the paved alley. B. Parking requirements in terms of the number and size of spaces are the same as the most current version of the UDC. C. Where a woonerf serves lots, access to garages and off-street parking shall be off of the woonerf. In cases where a woonerf is not adjacent to a lot, accesses to garages are permitted to be off of the street. D. Driveways are encouraged to be shared wherever possible to minimize street cuts and maximize on-street parking options. E. All “required” parking spaces must meet the minimum dimensions established in the UDC. F. Parking spaces shall not block sidewalks, woonerfs, driveways, accesses, pedestrian facilities or snow removal/plowing. G. The developer will provide parking spaces along the woonerf in several designated locations. Driveways must be located outside of these parking areas. Sec. 9 - Minimum density. A. New residential development shall provide a minimum net density of five dwellings per net acre. A minimum is required to support efficiency in use of land and provision of municipal services, and to advance the purposes and goals of this chapter and the City’s adopted growth policy. Density may be achieved by averaging lot sizes over the entire Lakes at Valley West PUD area. For example, one phase or area may be less 642 53 than five units per net acre while another may be greater than five units per net acre as long as the average is at least five units per net acre. Sec. 10 – Architectural, Additional Site and Landscape Requirements A. The Lakes at Valley West Design Manual includes additional site, architectural and landscape requirements that are all subject to review and approval by The Lakes at Valley West Design Review Panel. Appendix C2 of the Design Manual contains detailed lot exhibits that provide specific information per lot regarding uses, setbacks, etc. 643 54 Appendix A3 ARTICLE 8 - PUD1 –THE LAKES AT VALLEY WEST PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT PHASE 4 Sec. 1 - Intent and purpose. A. The intent and purpose of the Lakes at Valley West Planned Unit Development (PUD) Phase 4 Residential Zoning District is to set forth certain standards for development within the PUD that vary from the Unified Development Code (UDC) typical residential zoning districts. Other relaxations from the UDC are detailed in the PUD application and are related to subdivision design. This District applies to all lots within The Lakes at Valley West. Future changes to the R-1 zone in UDC do not impact the subject properties. 1. The intent of the Lakes at Valley West residential density district is to provide for a variety of small lots for lower intensity single, two household residential development and related uses (including accessory dwelling units) within the city at urban densities in a master planned area and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area. It should provide for a variety of housing types to serve the varied needs of households of different size, age and character. 2. In exchange for relaxations, strict design standards have been established in The Lakes at Valley West Design Manual which is administered by The Lakes at Valley West Design Review Panel. Many of these standards are more stringent than the requirements of the UDC. Sec. 2 - Authorized uses. A. Uses are depicted in the table below. Appendix C in the Design Manual designates which lots are allowed which uses. Principal uses are indicated with a "P," conditional uses are indicated with a "C," accessory uses are indicated with an "A" and uses which are not permitted with the district are indicated by a "-." “C” uses require a Conditional Use Permit from the City of Bozeman but must receive approval from The Lakes at Valley West Design Review Panel prior to submitting any applications to the City. B. Note that additional uses for telecommunication uses are contained in the UDC. C. The uses listed are deliberately broad and some are given special definitions in the UDC. The intent of this method is to provide general guidance for uses while allowing the unique needs and circumstances of each proposal to be specifically addressed through the review process. Some uses are the subject of special regulations contained in the UDC. 644 55 Table of Residential Uses for The Lakes at Valley West PUD- Phase 3 Type of Use Accessory dwelling units1 P (only on specifically designated lots in Appendix C) Community centers C Community residential facilities with eight or fewer residents P Cooperative housing C Day care centers C Essential services Type I A Essential services Type II P Essential services Type III C Family day care home P Fences A Greenhouses A Group day care home C Group living2 P Guesthouses A Home-based businesses3 A/C Other buildings and structures typically accessory to authorized uses A Private garages A Private or jointly owned recreational facilities A Private stormwater control facilities A Public and private parks and park improvements P Manufactured homes on permanent foundations4 P Single-household dwelling P Temporary buildings and yards incidental to construction work A Temporary sales and office buildings A Two-household dwelling P (only on specifically designated lots in Appendix C) “Limited Two Household/Duplex”5 P (only on specifically designated lots in Appendix C) Townhouses (two or three attached townhomes) P (only on specifically designated lots in Appendix C) Tool sheds for storage of domestic supplies A Uses approved as part of the Lakes at Valley West PUD P Notes: 1 Only one ADU per designed lot in Appendix C; one separated off-street parking space required for the second unit; occupancy may not exceed two persons or one bedroom; living area limited to 600 SF. 2 Group living is subject to the requirements of the UDC. 3 Home-based businesses are subject to the terms and thresholds of the UDC. 4 Manufactured homes are subject to the standards of the UDC and must adhere to the architectural standards established by The Lakes at Valley West Design Manual. 5 “Limited Two Household/Duplexes” (similar to attached ADUs) are allowed on designated lots in Appendix C; one separated off-street parking space is required for the second unit; occupancy may not exceed three persons or two bedrooms; living area is limited to one-third of the total square footage of the main residence. 645 56 Sec. 3 - Lot coverage and floor area. A. Maximum lot coverage by principal and accessory buildings shall be: 1. Not more than 50 percent of the lot area B. Minimum floor area requirements for each dwelling in all districts shall be that area required by the city's adopted International Building Code. Sec. 4 - Lot area and width. A. All lots shall have a minimum area as set forth in the table below and are cumulative. These minimums assume a lack of development constraints. Table of Minimum Lot Areas for The Lakes at Valley West PUD Minimum Lot Area (SF) Single-household dwelling 2,500 Two-household dwelling (including “limited two-household/duplex”) 2,250 Lot area per townhouse (including duplex townhomes and triplex townhomes) 2,500 (2,000 for interior unit) Additional area required for a detached accessory dwelling unit none All other uses 5,000 B. All lots shall have a minimum width as set forth in the table below. These minimums assume a lack of development constraints. Table of Minimum Lot Widths for The Lakes at Valley West PUD Minimum Lot Width Single-household dwelling 25 Two-household dwelling 25 Accessory dwelling unit none Dwellings in three-household dwelling configurations 25 Townhouses 25 All other uses 50 Sec. 5 - Yards. A. Minimum yards required are: 1. Any yard facing a street: 15 feet; 20 feet for garage doors 2. Any yard facing a Woonerf: 15 feet; See Appendix C2 for garage door setbacks. 3. Any yard facing open space: 5-20 feet (see Lot Exhibits in Appendix C2) 646 57 3. Any side yard: 5-12 feet; or zero feet for interior walls of townhouses (see Lot Exhibits in Appendix C2) B. Yard Encroachments: 2. Side yards and/or Open Space yards. a. Decks and patios must face only side yards and/or open spaces. Decks and patios may not extend more than 40 percent feet into any required side setback. Sec. 6 - Building height. Maximum building height for each residential district shall be as follows: Table of Heights for The Lakes at Valley West Height (in feet) Less than 3:12 34 3:12 or greater but less than 6:12 38 6:12 or greater but less than 9:12 42 Equal to or greater than 9:12 44 Sec. 7 - Residential garages. A. Attached residential garages facing a street shall not obscure the entrance to the dwelling. Attached garages are required to be clearly subordinate to the dwelling. A subordinate garage has two or more of the following characteristics: 1. The principal facade of the dwelling has been emphasized through the use of architectural features such as, but not limited to, porches, fenestration treatment, architectural details, height, orientation or gables, so that the non-garage portion of the residence is visually dominant; 2. The facade with the garage vehicle entrance is recessed at least four feet behind the facade of the dwelling containing the main entry; and/or 3. The area of the garage vehicle door comprises 30 percent or less of the total square footage, exclusive of any exposed roof areas, of the principal facade of the dwelling. Principal facade shall include all wall areas parallel to the garage door. B. Residential garages facing a woonerf are not required to meet the above criteria. Setback Deck/Patio Encroachment 5’ 2’ 7’ 2’-9” 10’ 4’ 12’ 4’-9” 647 58 Sec. 8 – Parking H. Street-accessed and woonerf-accessed driveways shall be of concrete, or built of brick or concrete pavers approved in advance by the DRP. Woonerf-accessed driveways may also be paved with asphalt, when approved, as an extension of the paved alley. I. Parking requirements in terms of the number and size of spaces are the same as the most current version of the UDC. J. Where a woonerf serves lots, access to garages and off-street parking shall be off of the woonerf. In cases where a woonerf is not adjacent to a lot, accesses to garages are permitted to be off of the street. K. Driveways are encouraged to be shared wherever possible to minimize street cuts and maximize on-street parking options. L. All “required” parking spaces must meet the minimum dimensions established in the UDC. M. Parking spaces shall not block sidewalks, woonerfs, driveways, accesses, pedestrian facilities or snow removal/plowing. N. The developer will provide parking spaces along the woonerf in several designated locations. Driveways must be located outside of these parking areas. Sec. 9 - Minimum density. A. New residential development shall provide a minimum net density of five dwellings per net acre. A minimum is required to support efficiency in use of land and provision of municipal services, and to advance the purposes and goals of this chapter and the City’s adopted growth policy. Density may be achieved by averaging lot sizes over the entire Lakes at Valley West PUD area. For example, one phase or area may be less than five units per net acre while another may be greater than five units per net acre as long as the average is at least five units per net acre. Sec. 10 – Architectural, Additional Site and Landscape Requirements B. The Lakes at Valley West Design Manual includes additional site, architectural and landscape requirements that are all subject to review and approval by The Lakes at Valley West Design Review Panel. Appendix C3 of the Design Manual contains detailed lot exhibits that provide specific information per lot regarding uses, setbacks, etc. 648 59 Sketch Design Review Application FORM A Property Information: Street Address: ___________________________________________________ Lot __________ Block _________ Phase _________ Owner Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Architect Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Builder Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Landscape Designer Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Appendix B: Applications 649 60 Information: 1. Are any variances from The Lakes at Valley West Design Manual being requested under this application?  Yes  No If yes, please describe the variance: ________________________________________________________________________________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________________________________________________________________________________________________________ 2. Items submitted (please check):  Review Fee  Site Plan  Floor Plans  Roof Plan  Elevations  Landscape Plan  Digital copy (PDF) of all of the above 650 61 Acknowledgement Statement: The Lot Owner acknowledges that he/she has received, read and will abide by the Design Manual for The Lakes at Valley West. As stated in the both the Covenants and Design Manual, violations will be remedied by The Lakes at Valley West Homeowner’s Association whereupon the Lot Owner will be responsible for the cost of the remedy. I (We) ______________________________________________ am/are the owner(s) of record of Lot ____, Block _____, Phase __________ of The Lakes at Valley West. I/We have read these requirements and understand their implications. Furthermore, I (we) have been given sufficient opportunity to discuss any questions we may have regarding these requirements with a member of The Lakes at Valley West Design Review Panel. My (Our) signature(s) below is/are evidence of my/our intent to comply with these requirements. Owner Signature: __________________________________ Date: _________ Printed Name:___________________________________________________ Applicant Signature: ________________________________ Date: _________ Printed Name: ___________________________________________________ 651 62 Construction Design Review Application FORM B Property Information: Street Address: ___________________________________________________ Lot __________ Block _________ Phase _________ Owner Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Architect Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Builder Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Landscape Designer Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ 652 63 Information: 1. Are any variances from the The Lakes at Valley West Design Manual being requested under this application?  Yes  No If yes, please describe the variance: ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ ______________________________________________________________ __________________________________________________________________________________________________________________ 2. Items submitted (please check):  Site/Grading Plan  Floor Plans  Roof Plan  Elevations & Sections  Samples & Cut Sheets  Rendered Elevation  Landscape Plan  Digital copy (PDF) of all of the above Signature: _______________________________________ Date: _________ Printed Name: __________________________________________________ 653 64 Changes Application FORM C Property Information: Street Address: ___________________________________________________ Lot __________ Block _________ Phase _________ Owner Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Architect Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Builder Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Landscape Designer Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ 654 65 Information: 1. Has the requested change or modification already been constructed?  Yes  No If yes, please explain: ____________________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ 2. Change Description and reason for change: (Attach specific drawings of proposed change) ________________________________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ 3. Items submitted (please check):  Review Fee  Plans/Elevation  Details/ Samples  Digital copy (PDF) of all of the above Signature: _________________________________ Date: _________ Printed Name: ____________________________________________ 655 66 Inspection Application FORM D Property Information: Street Address: ___________________________________________________ Lot __________ Block _________ Phase _________ Owner Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Architect Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Builder Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: ___________________________ FAX:______________________ Email: ________________________________ Landscape Designer Information: Name: __________________________________________________________ Mailing Address: __________________________________________________ Telephone: __________________________ FAX:________________________ Email: ________________________________ 656 67 Certification: I do hereby certify that the contracted structure on said lot conforms to the codes and the construction documents as approved by the DRP. All site work, landscaping, cleaning, removal of temporary utilities, and repair of damage to rights-of-way and/or common areas have been implemented. Signature: _________________________________ Date: _________ Printed Name: ____________________________________________ For DRP use only: Date of inspection: _____________  Approved as noted in letter  Denied as noted in letter DRP Signature: _______________________________ If denied, subsequent inspection date: _____________  Approved as noted in letter  Denied as noted in letter DRP Signature: _______________________________ 657 68 Appendix C1: The Lakes at Valley West, Phases 1 & 2 Building Envelopes The following lot exhibits describe allowable land uses, lot coverage, lot areas and widths, setbacks and driveway requirements. 658 S89° 46' 59"W105.0055.00'N89° 46' 59"E105.0055.00'R=20.00'L=31.42'Δ=90°00'00"N0°13'01"W 181.72N0°13'01"W 181.7255.00'N89°46'59"E 121.0041.00'50.00'50.00'LOT 15775 sq.ft.LOT 25250 sq.ft.LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 1BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY, SINGLEFAMILY WITH ADU, LIMITED DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THELOT 1 DRIVEWAY EASEMENT AND SET BACK15FT (MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.15FTSTREET SETBACK15FT WOONERF SETBACK7FT SIDE SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:12385FT SIDE SETBACKWESTMORLAND DRIVEWOONERFDRIVEWAY EASEMENTFOR LOT 1FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.24.0026.0010FTUTILITY EASEMENT10FTUTILITY EASEMENTUTILITY EASEMENTSIDEWALKOPEN SPACE659 S89° 46' 59"W105.0055.00'55.00'S89° 46' 59"W105.0051.72'R=20.00'L=31.42'Δ=90°00'0 0 "R=20.00'L=31.42'Δ=90°00'00"N0°13'01"W 181.72N0°13'01"W 181.7255.00'LOT 35775 sq.ft.41.00'N0°13'01"W 306.9750.00'55.00'50.00'LOT 15775 sq.ft.LOT 25250 sq.ft.LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 2BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK5FT SIDE SETBACK15FT STREET SETBACK15FT WOONERF SETBACKDELFT WAY(WOONERF)WESTMORLAND DRIVEDRIVEWAY EASEMENT FOR LOT 1PARKING AREAMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.12.00'12.00'10FTUTILITY EASEMENT10FTUTILITY EASEMENTSIDEWALK660 S89° 46' 59"W105.0051.72'S89° 46' 59"W104.9750.00'L=51.04'Δ=18°16'34"69.85'R=20.00'L=31.42'Δ=90°00'0 0 "R=20.00L=31.42'Δ=90°00'00"LOT 155634 sq.ft.L=3.28'N0°13'01"W 181.72N0°13'01"W 181.72LOT 45090 sq.ft.LOT 35775 sq.ft.215.89'41.00'N0°13'01"W 306.9750.00'55.00'50.00'LOT 25250 sq.ft.LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 3BOZEMANMONTANACPKKDJKDJ07/20155FT SIDE SETBACK15FT STREET SETBACK15FT WOONERF SETBACKDELFT WAY(WOONERF)WESTMORLAND DRIVE7FT SIDE SETBACK•AUTHORIZED USES: SINGLE FAMILY, SINGLEFAMILY WITH ADU, LIMITED DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.PARKING AREAMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.12.00'12.00'10FTUTILITY EASEMENT10FTUTILITY EASEMENT661 51.72'S89° 46' 59"W104.9750.00'L=51.04'Δ=18°16'34"S89° 46' 59"W95.87N89° 46' 59"E64.95S0° 13' 01"E69.85'S89° 46' 59"W63.65LOT 155634 sq.ft.L=3.28'25.00'"LOT 45090 sq.ft.LOT 35775 sq.ft.215.89'N0°13'01"W 183.06N0°13'01"W 306.9755.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 4BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK5FT SIDE SETBACK15FT STREET SETBACK15FT WOONERF SETBACKDELFT WAY(WOONERF)WESTMORLAND DRIVEPARKING AREAMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.12.00'12.00'10FTUTILITY EASEMENT10FTUTILITY EASEMENTSIDEWALK662 ΔS89° 46' 59"W95.87L=140.87'96.97'N89° 46' 59"E64.9588.20'L=23.08'S0° 13' 01"ES89° 46' 59"W63.65LOT 56049 sq.ft.LOT 65824 sq.ft.25.00'20.00'L=345.58'Δ=90°00'00"R=190.00'L=298.45'Δ=90°00'00"R=160.00'L=251.33'Δ=90°00'00"L=16.32'L=16.75'215.89'N0°13'01"W 183.06LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 5BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.7FT SIDE SETBACK15FT STREET SETBACK15FT WOONERF SETBACKDELFT WAY(WOONERF)WESTMORLAND DRIVEPARKING AREAMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.12.00'12.00'10FTUTILITY EASEMENT10FTUTILITY EASEMENTSIDEWALK663 50.00'96.97'N89° 46' 59"E64.9588.20'L=23.08'41.94'N0° 13' 01"W80.00S0° 13' 01"E9.86S89° 46' 59"W63.65LOT 65824 sq.ft.LOT 75072 sq.ft.25.00'L=16.32'N0°13'01"W 30.78215.89'N0°13'01"W 183.0663.40'63.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 6BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.15FT WOONERF SETBACK7FT SIDE SETBACK10FT OPEN SPACE SETBACK15FT STREET SETBACKDELFT WAY(WOONERF)WESTMORLAND DRIVEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10FTUTILITY EASEMENTSIDEWALKSIDEWALKOPEN SPACE5FT CONCRETE BORDER10FTUTILITY EASEMENTPARKING664 N89° 46' 59"E64.9541.94'N0° 13' 01"W80.00S0° 13' 01"E9.86N0° 13' 01"W80.00S89° 46' 59"W63.65LOT 65824 sq.ft.LOT 85072 sq.ft.LOT 75072 sq.ft.N89°46'59"E 297.91N89°46'59"E 190.20N89°46'59"E 190.1963.40'63.40'63.40'63.40'63.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 7BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THESTREET OF THE LOT AND SET BACK 20FTFROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.7FT SIDE SETBACK7FT SIDE SETBACK10FT OPEN SPACE SETBACK15FT STREET SETBACKWESTMORLAND DRIVEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10FTUTILITY EASEMENTOPEN SPACESIDEWALKSIDEWALK665 N0° 13' 01"W80.00N0° 13' 01"W80.0063.40'LOT 85072 sq.ft.LOT 75072 sq.ft.LOT 95072 sq.ft.N89°46'59"E 297.91N89°46'59"E 435.57N89°46'59"E 190.20N89°46'59"E 190.1963.40'63.40'63.40'63.40'63.40'63.40'63.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 8BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK15FT STREET SETBACK7FT SIDE SETBACKWESTMORLAND DRIVE7FT SIDE SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10FTUTILITY EASEMENTOPEN SPACESIDEWALKSIDEWALK666 N0° 13' 01"W80.00N0° 13' 01"W80.00N89° 01' 44"W63.90N0° 13' 01"W9.8765.77'N89° 01' 44"W64.6863.40'LOT 85072 sq.ft.LOT 95072 sq.ft.LOT 105870 sq.ft.N89°46'59"E 297.91N89°46'59"E 435.57N89°46'59"E 190.20N89°46'59"E 190.1963.40'63.40'63.40'63.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 9BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THESTREET LOT AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK15FT STREET SETBACK7FT SIDE SETBACKWESTMORLAND DRIVE7FT SIDE SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10FTUTILITY EASEMENTOPEN SPACESIDEWALKSIDEWALK667 N0° 13' 01"W80.0091.21'N89° 01' 44"W63.90N0° 13' 01"W9.8765.77'N89° 01' 44"W64.6863.40'60.82'LOT 95072 sq.ft.LOT 105870 sq.ft.220.77'N0°58'16"E 185.1750.00'63.40'63.40'25.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 10BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.10FT OPEN SPACE SETBACK15FT WOONERF SETBACK15FT STREET SETBACK7FT SIDE SETBACKDELFT WAY(WOONERF)WESTMORLAND DRIVEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10FTUTILITY EASEMENTOPEN SPACESIDEWALKSIDEWALK5FT CONCRETE BORDER10FTUTILITY EASEMENTPARKING668 N89° 01' 44"W63.90N0° 13' 01"W9.87N89° 01' 44"W64.6868.95'R=20.00'L=31.00'Δ=88°48'44"43.23'S0° 13' 01"E80.00S0° 13' 01"E9.8763.40'63.42'R=20.00'L=31.83'Δ=91°11'16"50.00'LOT 115605 sq.ft.LOT 125072 sq.ft.220.77'39.72'N0°58'16"E 185.17N0°58'16"E 316.7950.00'50.00'50.00'63.40'25.00'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 11BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.10FT OPEN SPACE SETBACK15FT WOONERF SETBACK15FT WOONERF SETBACK7FT SIDE SETBACKDELFT WAY(WOONERF)PARKINGPARKING AREAPARKING AREAMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10FTUTILITY EASEMENT5FT CONCRETE CORDERSIDEWALKOPEN SPACEDELFT WAY(WOONERF)669 N89° 01' 44"W63.90N89° 01' 44"W64.6843.23'S0° 13' 01"E80.00S0° 13' 01"E9.87S0° 13' 01"E80.0063.40'63.42'LOT 135072 sq.ft.LOT 115605 sq.ft.LOT 125072 sq.ft.N89°46'59"E 190.20N89°46'59"E 190.19N89°46'59"E 277.09N89°46'59"E 275.5975.00'63.40'63.40'63.40'63.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 12BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK15FT WOONERF SETBACKDELFT WAY(WOONERF)7FT SIDE SETBACK7FT SIDE SETBACKPARKING AREAMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.SIDEWALK10FTUTILITY EASEMENTOPEN SPACE5FT CONCRETE BORDER670 S0° 13' 01"E80.0063.40'S0° 13' 01"E80.00LOT 145072 sq.ft.LOT 135072 sq.ft.LOT 125072 sq.ft.N89°46'59"E 190.20N89°46'59"E 190.19N89°46'59"E 277.09N89°46'59"E 275.5975.00'75.00'63.40'63.40'63.40'63.40'63.40'63.40'63.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 13BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT(MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK15FT WOONERF SETBACK7FT SIDE SETBACK7FT SIDE SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.DELFT WAY(WOONERF)SIDEWALK10FTUTILITY EASEMENTOPEN SPACE5FT CONCRETE BORDER671 N89° 46' 59"E64.95S0° 13' 01"E9.86S0° 13' 01"E80.00S0° 13' 01"E80.00S89° 46' 59"W63.65S0° 13' 01"E9.8643.65'62.17'LOT 155634 sq.ft.LOT 145072 sq.ft.LOT 135072 sq.ft.N89°46'59"E 190.20N89°46'59"E 190.19N89°46'59"E 277.09N89°46'59"E 275.5975.00'63.40'63.40'63.40'63.40'63.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 14BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK15FT WOONERF SETBACK7FT SIDE SETBACK7FT SIDE SETBACKPARKING AREAMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.DELFT WAY(WOONERF)SIDEWALK10FTUTILITY EASEMENTOPEN SPACE5FT CONCRETE BORDER672 50.00'N89° 46' 59"E64.95S0° 13' 01"E9.86S0° 13' 01"E80.0069.85'S89° 46' 59"W63.65S0° 13' 01"E9.8643.65'R=20.00'L=31.42'Δ=90°00'00"R=20.00'L=31.42'Δ=90°00'00"62.17'LOT 155634 sq.ft.LOT 145072 sq.ft.25.00'215.89'41.00'N0°13'01"W 183.06N0°13'01"W 306.9750.00'55.00'63.40'63.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 15BOZEMANMONTANACPKKDJKDJ07/2015DELFT WAY(WOONERF)•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.10FT OPEN SPACE SETBACK15FT WOONERF SETBACK7FT SIDE SETBACK15FT WOONERF SETBACKPARKING AREAMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.DELFT WAY(WOONERF)SIDEWALK10FTUTILITY EASEMENTOPEN SPACE5FT CONCRETE BORDER673 55.00'S0° 13' 01"E43.65'R=20.00'L=31.42'Δ=90°00'00"N0° 13' 01"W80.0082.17'R=20.00'L=31.42'Δ=90°00'00"62.17'LOT 166489 sq.ft.55.00'41.00'N0°13'01"W 306.9750.00'55.00'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 16BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK15FT SIDE SETBACK15FT WOONERF SETBACKDELFT WAY(WOONERF)DELFT WAY(WOONERF)DRIVEWAY EASEMENTFOR LOT 112FT SIDE SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.UTILITY EASEMENTSIDEWALKOPEN SPACEOPEN SPACESIDEWALKSIDEWALKPARKING12.00'12.00'PARKING10FTUTILITY EASEMENT674 LOT 186000 sq.ft.N0° 13' 01"W80.0062.17'N0° 13' 01"W80.00LOT 176000 sq.ft.N89°46'59"E 345.84N89°46'59"E 277.09N89°46'59"E 275.5975.00'75.00'N89°46'59"E 314.3563.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 17BOZEMANMONTANACPKKDJKDJ07/2015DELFT WAY(WOONERF)•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK7FT SIDE SETBACK15FT WOONERF SETBACK12FT SIDE SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.12.00'12.00'10FTUTILITY EASEMENTSIDEWALKOPEN SPACESIDEWALKPARKING AREA12.00'12.00'PARKING AREA675 LOT 186000 sq.ft.S0° 13' 01"E80.00S0° 13' 01"E80.0080.00N0° 13' 01"W80.00N0° 13' 01"W80.0063.42'LOT 13N89°46'59"E 345.84N89°46'59"E 277.09N89°46'59"E 275.5975.00'75.00'N89°46'59"E 314.3563.40'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 18BOZEMANMONTANACPKKDJKDJ07/2015DELFT WAY(WOONERF)•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK7FT SIDE SETBACK15FT WOONERF SETBACK12FT SIDE SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.12.00'12.00'10FTUTILITY EASEMENTSIDEWALKOPEN SPACESIDEWALKPARKING AREA676 R=20.00'L=31.00'Δ=88°48'44"43.23'N0° 13' 01"W80.0063.42'R=20.00'L=31.83'Δ=91°11'16"82.18'55.96'50.00'LOT 196551 sq.ft.56.63'39.72'50.00'63.40'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 19BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT OPEN SPACE SETBACK15FT SIDE SETBACK15FT WOONERF SETBACK12FT SIDE SETBACKWOONERFMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.DELFT WAY(WOONERF)12.00'12.00'10FTUTILITY EASEMENTDRIVEWAYEASEMENT FORLOT 20UTILITY EASEMENTOPEN SPACESIDEWALKSIDEWALKSIDEWALKPARKINGPARKING677 R =20.00'L =31.83'Δ =91°11'16N89° 01' 44"W105.0053.79'N89° 46' 59"E105.0255.96'50.00'LOT 205763 sq.ft.LOT 215250 sq.ft.56.63'N89°46'59"E 121.0239.72'50.00'25.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 20BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY, SINGLEFAMILY WITH ADU, LIMITED DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEDRIVEWAY EASEMENT FOR LOT 20 AND SETBACK 15FT (MIN) FROM THE PROPERTYLINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.20FT STREET SETBACK15FT WOONERF SETBACK7FT SIDE SETBACK5FT OPEN SPACE SETBACKWOONERFLAUREL PARKWAYMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10FTUTILITY EASEMENT10FTUTILITY EASEMENTDRIVEWAYEASEMENT FORLOT 20UTILITY EASEMENTSIDEWALKOPEN SPACESIDEWLAKSIDEWLAKOPEN SPACE678 R=20.00'L=31.00'Δ=88°48'44"R =20.00'L=31.83'Δ =91°11'16"N89° 01' 44"W105.0053.79'55.96'N89° 01' 44"W105.0050.00'LOT 225250 sq.ft.LOT 205763 sq.ft.LOT 215250 sq.ft.56.63'39.72'50.00'50.00'50.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 21BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MAX) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK5FT SIDE SETBACK15FT WOONERF SETBACK20FT STREET SETBACKLAUREL PARKWAYWOONERFMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10FTUTILITY EASEMENT10FTUTILITY EASEMENT12.00'12.00'PARKINGSIDEWALKDRIVEWAYEASEMENT FORLOT 20UTILITY EASEMENT679 64.6868.95'R=20.00'L=31.00'Δ=88°48'44"20.00'=31.83'Δ =91°11'16"N89° 01' 44"W105.0050.00'N89° 01' 44"W105.00LOT 115605 sq.ft.LOT 235250 sq.ft.LOT 225250 sq.ft.LOT 215250 sq.ft.N0°58'16"E 371.8039.72'N0°58'16"E 316.7950.00'50.00'50.00'50.00'50.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 22BOZEMANMONTANACPKKDJKDJ07/2015LAUREL PARKWAYDELFT WAY(WOONERF)•AUTHORIZED USES: SINGLE FAMILY,ADU,DUPLEX LIMITED.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK5FT SIDE SETBACK15FT WOONERF SETBACK20FT STREET SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.12.00'12.00'PARKING10FTUTILITY EASEMENT10FTUTILITY EASEMENTSIDEWALK680 N89° 01' 44"W68.95'R=2L=31.0Δ=88°48'44N89° 01' 44"W105.00N89° 01' 44"W105.0050.00'LOT 245250 sq.ft.LOT 235250 sq.ft.LOT 225250 sq.ft.N0°58'16"E 371.80220.77'N0°58'16"E 185.17N0°58'16"E 316.7950.00'50.00'50.00'50.00'50.00'25.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 23BOZEMANMONTANACPKKDJKDJ07/2015LAUREL PARKWAYDELFT WAY(WOONERF)5FT SIDE SETBACK5FT SIDE SETBACK15FT WOONERF SETBACK20FT STREET SETBACK•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MAX) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.12.00'12.00'10FTUTILITY EASEMENT10FTUTILITY EASEMENTPARKINGSIDEWALK681 91.21'68.95'N89° 01' 44"W105.00N89° 01' 44"W105.0050.00'60.82'LOT 256500 sq.ft.LOT 245250 sq.ft.LOT 235250 sq.ft.N0°58'16"E 371.80220.77'N0°58'16"E 185.17N0°58'16"E 316.7950.00'50.00'50.00'25.00'63.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 24BOZEMANMONTANACPKKDJKDJ07/2015LAUREL PARKWAY5FT SIDE SETBACK5FT SIDE SETBACK15FT WOONERF SETBACK20FT STREET SETBACK•AUTHORIZED USES: SINGLE FAMILY ONLY•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.DELFT WAY(WOONERF)12.00'12.00'10FTUTILITY EASEMENT10FTUTILITY EASEMENTPARKING AREASIDEWALK682 91.21'N89° 01' 44"W105.0050.00'60.82'LOT 256500 sq.ft.LOT 245250 sq.ft.105.02'30.01'N0°58'16"E 185.1750.00'63.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 1PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 1.dwg Plotted by cody farley on Aug/19/20155352.002LOT 25BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY, SINGLEFAMILY WITH ADU, LIMITED DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK15FT STREET SETBACK15FT WOONERF SETBACK20FT STREET SETBACKLAUREL PARKWAYSIDEWALKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.DELFT WAY(WOONERF)10FTUTILITY EASEMENT10FTUTILITY EASEMENTSIDEWALKWESTMORLAND DRIVE683 LOT 14320 sq.ft.LOT 23780 sq.ft.N89° 01' 44"W108.00S89° 01' 44"E108.00N89° 01' 44"W108.0035.00'35.00'R=20.00'L=31.42'Δ=90°00'00"61.37'30.50'40.00'40.00'47.99'35.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 1-2BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE DRIVEWAY EASEMENT FOR LOT 1AND SET BACK 15FT (MIN) FROM THEPROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.ZERO LOT LINE5FT OPEN SPACE SETBACK20FT STREET SETBACK5FT SIDE SETBACKLAUREL PARKWAY20FT STREET SETBACK15FT WOONERF SETBACKZERO LOT LINE15FT WOONERF SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.OPEN SPACEUTILITY EASEMENT26.00'24.00'SIDEWALK10' UTILITY EASEMENT10' UTILITY EASEMENTSIDEWALKSIDEWALKDRIVEWAYEASEMENTFOR LOT 1(WOONERF)VERMEER LANE684 LOT 23780 sq.ft.LOT 34050 sq.ft.LOT 44050 sq.ft.N89° 01' 44"W108.00N89° 01' 44"W108.0035.00'35.00'N89° 01' 44"W108.0037.50'N89° 01' 44"W108.0037.50'37.50'R=20.00'L=31.42'Δ=90°00'00 "R=20.00'L=31.42'Δ=90°00'00"61.37'S0°58'16"W 370.40N0°58'16"E 312.1337.50'47.99'35.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 3-4BOZEMANMONTANACPKKDJKDJ07/2015LAUREL PARKWAY(WOONERF)•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.ZERO LOT LINE5FT SIDE SETBACK20FT STREET SETBACK5FT SIDE SETBACK20FT STREET SETBACK15FT WOONERF SETBACK15FT WOONERF SETBACKZERO LOT LINEFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.VERMEER LANEPARKING AREA10' UTILITY EASEMENT10' UTILITY EASEMENTSIDEWALKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.DRIVEWAYEASEMENTFOR LOT 112'12'685 LOT 44050 sq.ft.LOT 54050 sq.ft.LOT 64050 sq.ft.N89° 01' 44"W108.00N89° 01' 44"W108.0037.50'37.50'N89° 01' 44"W108.00N89° 01' 44"W108.0037.50'37.50'R=20.00'L=31.42'Δ=90°00'00 "N0°58'16"E 291.4755.00'39.98'S0°58'16"W 370.40N0°58'16"E 312.13N0°58'16"E 177.8137.50'37.50'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 5-6BOZEMANMONTANACPKKDJKDJ07/2015LAUREL PARKWAY•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15F (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.ZERO LOT LINE5FT SIDE SETBACK20FT STREET SETBACK5FT SIDE SETBACK20FT STREET SETBACK15FT WOONERF SETBACK15FT WOONERF SETBACKZERO LOT LINEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238(WOONERF)VERMEER LANEPARKING AREAFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10' UTILITY EASEMENT10' UTILITY EASEMENT•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.12'12'686 N89° 01' 44"W108.00S89° 46' 59"W18.60LOT 74050 sq.ft.LOT 85240 sq.ft.N89° 01' 44"W108.0047.39'49.63'N0°58'16"E 30.0039.98'82.83'108.02'16.00'16.00'N0°58'16"E 177.8137.50'37.50'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 7-8BOZEMANMONTANACPKKDJKDJ07/2015LAUREL PARKWAYWESTMORLAND DRIVE•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.ZERO LOT LINE5FT SIDE SETBACK20FT STREET SETBACK15FT STREET SETBACK20FT STREET SETBACK15FT WOONERF SETBACK15FT WOONERF SETBACKZERO LOT LINEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238(WOONERF)VERMEER LANEFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10' UTILITY EASEMENT10' UTILITY EASEMENTSIDEWALKSIDEWALK•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.PARKING AREA12'12'687 37.50'55.45'S89° 46' 59"W18.60N12° 14' 35"E87.5544.64'47.01'49.63'N0°58'16"E 291.47LOT 103872 sq.ft.LOT 95463 sq.ft.45.10'L=53.85'39.98'82.83'16.00'16.00'N0°58'16"E 177.81S89°01'44"E 191.29S84°23'06"E 200.0237.50'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 9BOZEMANMONTANACPKKDJKDJ07/20155FT SIDE SETBACK15FT WOONERF SETBACK•AUTHORIZED USES: SINGLE FAMILY, DUPLEXLIMITED, AND TOWNHOME DUPLEX. (MUSTUTILIZE ZERO LOT LINE WITH LOT 10)•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES: SET BACK 15FT (MIN) FROM THEPROPERTY LINE.•LOT TO BE ACCESSED FROM THEWOONERF.10FT OPEN SPACE SETBACK15FT STREET SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.SIDEWALKZERO LOT LINEZERO LOT LINE(WOONERF)VERMEER LANE10' UTILITY EASEMENT688 55.45'S89° 46' 59"W18.60N12° 14' 35"E87.55N12° 40' 48"E85.1744.64'45.01'LOT 113951 sq.ft.LOT 103872 sq.ft.LOT 95463 sq.ft.1.75'L=45.10'L=53.85'R=R=490.00'Δ=19°55'51"39.98'82.83'16.00'N0°58'16"E 177.81S84°23'06"E 200.02LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 10BOZEMANMONTANACPKKDJKDJ07/20155FT SIDE SETBACK•AUTHORIZED USES: SINGLE FAMILY, DUPLEXLIMITED, AND TOWNHOME DUPLEX. (MUSTUTILIZE ZERO LOT LINE WITH LOT 9 OR 11)•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 5O%.•GARAGES: SET BACK 15FT (MIN) FROM THEPROPERTY LINE.•LOT TO BE ACCESSED FROM THE STREET.•SHARED DRIVEWAYS ENCOURAGED FOR LOTS10 AND 1115FT STREET SETBACK5FT SIDE SETBACK10FT OPEN SPACE SETBACKWESTMORLAND DRIVEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.ZERO LOT LINEZERO LOT LINE10' UTILITY EASEMENTZERO LOT LINEZERO LOT LINESIDEWALKSIDEWALKSIDEWALK689 N12° 40' 48"E85.1744.64'45.01'N17° 49' 16"E78.4254.90'L=21.91'L=4LOT 123939 sq.ft.LOT 113951 sq.ft.LOT 103872 sq.ft.L=19.75'L=51.75'L=45.10'R=490.00'Δ=19°55'51"36.09'65.40'25.12'S84°23'06"E 200.02N19°42'50"E 155.38LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 11BOZEMANMONTANACPKKDJKDJ07/20155FT SIDE SETBACK•AUTHORIZED USES: SINGLE FAMILY, DUPLEXLIMITED, AND TOWNHOME DUPLEX. (MUSTUTILIZE ZERO LOT LINE WITH LOT 10 OR 12)•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 5O%.•GARAGES: SET BACK 15FT (MIN) FROM THEPROPERTY LINE.•LOT TO BE ACCESSED FROM THE STREET.•SHARED DRIVEWAYS ENCOURAGED FOR LOTS10 AND 1115FT STREET SETBACK5FT SIDE SETBACK10FT OPEN SPACE SETBACKWESTMORLAND DRIVEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.ZERO LOT LINEZERO LOT LINE10' UTILITY EASEMENTZERO LOT LINEZERO LOT LINESIDEWALKSIDEWALKSIDEWALK690 N12° 40' 48"E85.1745.01'N17° 49' 16"E78.423829 sq.ft.40.00'50.00'54.90'40.00'S0° 58' 16"W64.27'40.00'18.09'L=21.91'LOT 123939 sq.ft.LOT 113951 sq.ft.L=19.75'L=51.75'R=4Δ=1936.09'S70°17'10"E 173.0965.40'64.87'25.12'S84°23'06"E 200.02S19°42'50"W 155.38N19°42'50"E 155.3840.00'16.00'16.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 12BOZEMANMONTANACPKKDJKDJ07/2015WESTMORLAND DRIVE(WOONERF)•AUTHORIZED USES: SINGLE FAMILY, DUPLEXLIMITED, AND TOWNHOME DUPLEX. (MUSTUTILIZE ZERO LOT LINE WITH LOT 11)•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 5O%.•GARAGES: SET BACK 15FT (MIN) FROM THEPROPERTY LINE.•LOT TO BE ACCESSED FROM THE WOONERF.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.OPEN SPACEVERMEER LANE5FT CONCRETE BORDERSIDEWALKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238ZERO LOT LINEZERO LOT LINE10' UTILITY EASEMENT10' UTILITY EASEMENT15FT WOONERF SETBACK5FT SIDE SETBACK15FT STREET SETBACK10FT OPEN SPACE SETBACKSIDEWALKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.691 44.64'45.01'S0° 58' 16"W75.00LOT 143000 sq.ft.LOT 133829 sq.ft.L=19.83'L=12.96'40.00'N35° 09' 25"WL=19.83'L=12.05'25.38'40.00'54.90'40.00'40.00'S0° 58' 16"W75.0064.27'R=20.00'L=24.87'Δ=71°15'26"R=52.00'Δ=71°15'26"N89°01'44"W 167.5165.40'64.87'25.12'S89°01'44"E 131.51S89°01'44"E 131.51S89°01'44"E 191.29S84°23'06"E 200.02S19°42'50"W 155.38N19°42'50"E 155.3824.50'24.50'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2ˆPROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Nov/19/20155352.002LOT 13-14BOZEMANMONTANACPKKDJKDJ11/2015•AUTHORIZED USES: SINGLE FAMILY, DUPLEXLIMITED, DUPLEX TOWNHOME (MUST UTILIZE0 LOT LINE WITH LOT 14).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.(WOONERF)ZERO LOT LINEZERO LOT LINE15FT WOONERF SETBACK5 FT SIDE SETBACK15FT WOONERF SETBACKOPEN SPACESIDEWALK10FT OPEN SPACE SETBACK10FT OPEN SPACE SETBACK15FT WOONERF SETBACK5FT CONCRETE BORDER10' UTILITY EASEMENTMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:123810' UTILITY EASEMENTPARKINGPARKINGVERMEER LANEFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.•AUTHORIZED USES: SINGLE FAMILY,DUPLEX LIMITED, DUPLEX TOWNHOME(MUST UTILIZE 0 LOT LINE WITH LOT 13OR 15).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED SRIVEWAYS ENCOURAGEDWHEN PRACTICALSIDEWALKSIDEWALK692 LOT 153000 sq.ft.LOT 163440 sq.ft.55.45'N12° 14' 35"E87.55N12° 40' 48"E44.64'45.01'S0° 58' 16"W75.00S0° 58' 16"W75.0040.00'39.99'47.01'27.01'R=20.00'L=31.42'Δ=90°00'00"R=20.00'L=31.42'Δ=90°00'027.01'40.00'LOT 143000 sq.ft.40.00'40.00'40.00'S0° 58' 16"W75.00LOT 11N89°01'44"W 167.5155.00'39.98'N0°58'16"E 177.81S89°01'44"E 131.51S89°01'44"E 131.51S89°01'44"E 191.29S84°23'06"E 200.02LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 15-16BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY, DUPLEXTOWNHOME (MUST UTILIZE 0 LOT LINE WITHLOT 14 OR 16)•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDNECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.(WOONERF)10FT OPEN SPACE SETBACK15FT WOONERF SETBACK15FT WOONERF SETBACK15FT WOONERF SETBACK10FT OPEN SPACE SETBACK5FT SIDE SETBACKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238SIDEWALKOPEN SPACEVERMEER LANEPARKING AREAPARKING AREA10' UTILITY EASEMENT•AUTHORIZED USES: SINGLE FAMILY,DUPLEX TOWNHOME (MUST UTILIZE 0LOT LINE WITH LOT 15)•MAXIMUM LOT COVERAGE BYPRINCIPLE AND NECESSARYBUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT(MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.ZERO LOT LINEZERO LOT LINEZERO LOT LINEZERO LOT LINE10' UTILITY EASEMENT693 LOT 16LOT 173684 sq.ft.LOT 183119 sq.ft.S0° 58' 16"WS0° 58' 16"W39.99'27.01'R=20.00'L=31.42'Δ=90°00'00"N0° 58' 16"E78.9947.07'R=20.00'L=31.42'Δ=90°00'00"27.01'N0° 58' 16"E76.9640.05'40.00'40.05'LOT 193038 sq.ft.40.00'40.00'N89°01'44"W 167.5161.37'N88°04'19"E 167.22N88°04'19"E 418.59N0°58'16"E 312.13S89°01'44"E 131.51S89°01'44"E 131.5147.99'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 17-18BOZEMANMONTANACPKKDJKDJ07/201510FT OPEN SPACE SETBACK(WOONERF)15FT WOONERF SETBACKWOONERF•AUTHORIZED USES: SINGLEFAMILY, DUPLEX LIMITED, DUPLEXTOWNHOME (MUST UTILIZE 0 LOTLINE WITH LOT 18).•MAXIMUM LOT COVERAGE BYPRINCIPLE AND NECESSARYBUILDINGS- 5O%.•GARAGES SHALL BE ACCESSEDFROM THE WOONERF AND SETBACK 15FT (MIN) FROM THEPROPERTY LINE.•SHARED DRIVEWAYSENCOURAGED WHEN PRACTICAL.5FT SIDE SETBACK15FT WOONERF SETBACK15FT WOONERF SETBACK10FT OPEN SPACE SETBACKZERO LOT LINEZERO LOT LINEMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238•AUTHORIZED USES: SINGLE FAMILY,DUPLEX LIMITED, DUPLEX TOWNHOME(MUST UTILIZE 0 LOT LINE WITH LOT 17OR 19).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.DRIVEWAYEASEMENTFOR LOT 1FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10' UTILITY EASEMENT10' UTILITY EASEMENTPARKING AREA12'12'SIDEWALKSIDEWALKSIDEWALKOPEN SPACEVERMEER LANE694 LOT 153000 sq.ft.LOT 183119 sq.ft.S0° 58' 16"W75.0039.99'N0° 58' 16"E76.9640.05'40.00'40.05'LOT 193038 sq.ft.LOT 202868 sq.ft.LOT 213513 sq.ft.LOT 143000 sq.ft.LOT 133829 sq.ft.L=19.83'L=12.96'40.00'S0° 58' 16"W74.94S1° 05' 17"E74.5640.05'N84° 47' 30"E40.00'S0° 58' 16"W75.00R=20.00'L=24.87'Δ=71°15'26"R=52.00'Δ=71°15'26"N89°01'44"W 167.5164.87'N88°04'19"E 167.22N88°04'19"E 418.59S89°01'44"E 131.51S89°01'44"E 131.5124.50'24.50'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 19-20BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY,DUPLEX LIMITED, DUPLEX TOWNHOME(MUST UTILIZE 0 LOT LINE WITH LOT 18OR 20).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SIDE SETBACK10FT OPEN SPACE SETBACK15FT WOONERF SETBACK10FT OPEN SPACE SETBACKZERO LOT LINEZERO LOT LINE15FT WOONERF SETBACK5FT SIDE SETBACK(WOONERF)10' UTILITY EASEMENTPARKING AREA12'12'VERMEER LANE•AUTHORIZED USES: SINGLE FAMILY,DUPLEX LIMITED, DUPLEX TOWNHOME(MUST UTILIZE 0 LOT LINE WITH LOT 19OR 21).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.ZERO LOT LINEZERO LOT LINEFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238SIDEWALKOPEN SPACEZERO LOT LINEZERO LOT LINE695 LOT 202868 sq.ft.LOT 213513 sq.ft.L=19.83'L=12.96'S0° 58' 16"W74.94S1° 05' 17"E74.5640.05'N84° 47' 30"E70.54N35° 09' 25"W93.25N26° 44' 50"E67.03L=19.83'S66° 27' 46"E76.56L=12.05'25.38'S70° 17' 10"E75.00S0° 58' 16"W75.00R=20.00'L=24.87'Δ=71°15'26"LOT 223452 sq.ft.LOT 233000 sq.ft.LOT 243000 sq.ft.R=52.00'Δ=71°15'26"24.50'24.50'39.71'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2ˆPROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Nov/19/20155352.002LOT 21BOZEMANMONTANACPKKDJKDJ11/2015(WOONERF)•AUTHORIZED USES: SINGLE FAMILY, DUPLEXLIMITED, DUPLEX TOWNHOME (MUST UTILIZE0 LOT LINE WITH LOT 20 OR 22).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK10FT OPEN SPACE SETBACK5FT SIDE SETBACKZERO LOT LINEZERO LOT LINE15FT WOONERFSETBACKZERO LOT LINEZERO LOT LINESIDEWALKSIDEWALKOPEN SPACEVERMEER LANEMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.10' UTILITY EASEMENT696 LOT 213513 sq.ft.LOT 133829 sq.ft.L=19.83'S1° 05' 17"E74.56N84° 47' 30"E70.54N35° 09' 25"W93.25N26° 44' 50"E67.03L=19.83'S66° 27' 46"E76.5642.43'L=12.05'25.38'40.00'S70° 17' 10"E75.00S70° 17' 10"E75.0040.00'R=20.00'L=24.87'Δ=71°15'26LOT 223452 sq.ft.LOT 233000 sq.ft.LOT 243000 sq.ft.R=52.00'Δ=71°15'26"64.87'N19°42'50"E 172.43S19°42'50"W 155.3839.71'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2ˆPROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Nov/19/20155352.002LOT 22BOZEMANMONTANACPKKDJKDJ11/2015(WOONERF)•AUTHORIZED USES: SINGLE FAMILY,DUPLEX LIMITED, DUPLEX TOWNHOME(MUST UTILIZE 0 LOT LINE WITH LOT 21OR 23).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT(MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SIDE SETBACK10FT OPEN SPACE SETBACK5FT SIDE SETBACK15FT WOONERFSETBACKZERO LOT LINEZERO LOT LINEZERO LOT LINEZERO LOT LINE10' UTILITY EASEMENTSIDEWALKVERMEER LANESIDEWALKOPEN SPACEMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.PARKING AREA697 LOT 213513 sq.ft.L=19.83'N35° 09' 25"W93.25N26° 44' 50"E67.03L=19.83'S66° 27' 46"E76.5642.43'L=12.05'25.38'40.00'S70° 17' 10"E75.00S70° 17' 10"E75.00S70° 17' 10"E75.0040.00'40.00'54.90'R=LOT 223452 sq.ft.LOT 233000 sq.ft.LOT 243000 sq.ft.LOT 253000 sq.ft.R=52.00'Δ=71°15'26"64.87'25.12'N19°42'50"E 172.43S19°42'50"W 155.38N19°42'50"E 155.3840.00'228.15'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 23BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY,DUPLEX TOWNHOME (MUST UTILIZE 0LOT LINE WITH LOT 22 OR 24).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FTFROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SIDE SETBACK10FT OPEN SPACE SETBACK15FT WOONERF SETBACK5FT SIDE SETBACKZERO LOT LINEZERO LOT LINE(WOONERF)ZERO LOT LINEZERO LOT LINEOPEN SPACESIDEWALKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.VERMEER LANE10' UTILITY EASEMENTSIDEWALKMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238PARKING AREA12'12'698 L=19.83'S66° 27' 46"E76.5642.43'L=12.05'25.38'40.00'50.00'S70° 17' 10"E75.00S70° 17' 10"E75.00S70° 17' 10"E75.0040.00'40.00'50.00'3452 sq.ft.LOT 233000 sq.ft.LOT 243000 sq.ft.LOT 253000 sq.ft.LOT 263750 sq.ft.LOT 123939 sq.ft.75.00'65.40'25.12'N19°42'50"E 172.43N70°17'10"W 121.00S19°42'50"W 155.38N19°42'50"E 155.3840.00'N19°42'50"E 388.15'228.15'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 24BOZEMANMONTANACPKKDJKDJ07/2015(WOONERF)ZERO LOT LINEZERO LOT LINE5FT SIDE SETBACK15FT WOONERF SETBACK5FT SIDE SETBACK10FT OPEN SPACE SETBACK10' UTILITY EASEMENTZERO LOT LINEZERO LOT LINEMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238OPEN SPACESIDEWALKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.PARKING AREA12'12'PARKING AREA12'12'•AUTHORIZED USES: SINGLE FAMILY, DUPLEXTOWNHOME (MUST UTILIZE 0 LOT LINE WITH LOT 24 OR 26).•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDNECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THEREAR OF THE LOT AND SET BACK 15FT (MIN)FROM THE REAR PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.VERMEER LANE699 25.38'40.00'50.00'S70° 17' 10"E75.00S70° 17' 10"E75.00S70° 17' 10"E75.0040.00'40.00'50.00'LOT 243000 sq.ft.LOT 253000 sq.ft.LOT 263750 sq.ft.75.00'36.09'30.00'S70°17'10"E 173.0965.40'N19°42'50"E 172.43N70°17'10"W 121.00S19°42'50"W 155.3840.00'16.00'16.00'N19°42'50"E 388.15'228.15'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 25BOZEMANMONTANACPKKDJKDJ07/2015ZERO LOT LINEZERO LOT LINEZERO LOT LINEZERO LOT LINE5FT SIDE SETBACK15FT WOONERF SETBACK5FT SIDE SETBACK10FT OPEN SPACE SETBACK•AUTHORIZED USES: SINGLE FAMILY, DUPLEX TOWNHOME(MUST UTILIZE 0 LOT LINE WITH LOT 24 OR 26).•MAXIMUM LOT COVERAGE BY PRINCIPLE AND NECESSARYBUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROM THE WOONERF LOTAND SET BACK 15FT (MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.WESTMORLAND DRIVEPARKING AREA12'12'(WOONERF)VERMEER LANEMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238SIDEWALKOPENSPACE10' UTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.700 40.00'50.00'S70° 17' 10"E75.00S70° 17' 10"E75.0040.00'40.00'50.00'LOT 243000 sq.ft.LOT 253000 sq.ft.45.00'LOT 263750 sq.ft.75.00'30.00'S70°17'10"E 173.09N19°42'50"E 172.43S70°17'10"E 173.09N70°17'10"W 121.00S19°42'50"W 155.3840.00'40.00'16.00'16.00'N19°42'50"E 388.15'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 26BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: SINGLE FAMILY,DUPLEX LIMITED, DUPLEX TOWNHOME(MUST UTILIZE 0 LOT LINE WITH LOT 25).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND NECESSARY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.WESTMORLAND DRIVE15 FT STREET SETBACKZERO LOT LINEZERO LOT LINE5FT SIDE SETBACK10FT OPEN SPACE SETBACK15FT WOONERF SETBACK10' UTILITY EASEMENTMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238PARKING AREA12'12'SIDEWALKSIDEWALKOPENSPACEFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.701 LOT 294000 sq.ft.LOT 284000 sq.ft.LOT 274500 sq.ft.18.09'40.00'45.00'S19° 42' 50"W100.0045.00'40.00'S19° 42' 50"W100.00S19° 42' 50"W100.00S70°17'10"E 173.09S70°17'10"E 173.09N70°17'10"W 121.00S70°17'10"E 143.0940.00'40.00'16.00'100.00'30.00'30.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 27-28BOZEMANMONTANACPKKDJKDJ07/2015•AUTHORIZED USES: TOWNHOMEDUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.10FT OPEN SPACE SETBACK15FT STREET SETBACKWESTMORLAND DRIVE15FT STREET SETBACK20FT OPEN SPACESETBACK20FT OPEN SPACE SETBACK5FT SIDE SETBACKZERO LOT LINEZERO LOT LINE•AUTHORIZED USES: TOWNHOMEDUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.OPEN SPACEOPEN SPACESIDEWALKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.SIDEWALK10' UTILITY EASEMENTMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238702 LOT 304201 sq.ft.LOT 294000 sq.ft.LOT 284000 sq.ft.L=47.23'L=25.93'18.09'40.00'45.00'40.00'18.09'L=21.91'S17° 24' 33"W100.00S19° 42' 50"W100.00S19° 42' 50"W100.00S19° 42' 50"W100.0036.09'S70°17'10"E 173.09S70°17'10"E 173.09S70°17'10"E 143.0940.00'40.00'LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 29-30BOZEMANMONTANACPKKDJKDJ07/2015WESTMORLAND DRIVE•AUTHORIZED USES: TOWNHOMEDUPLEX.•MAXIMUM LOT COVERAGE BYPRINCIPLE AND ACCESSORYBUILDINGS- 5O%.•GARAGES SHALL BE ACCESSEDFROM THE STREET AND SET BACK20FT (MIN) FROM THE PROPERTYLINE.•SHARED DRIVEWAYSENCOURAGED WHEN PRACTICAL.5FT SIDE SETBACK15FT STREET SETBACK15FT STREET SETBACK20FT OPEN SPACE SETBACK20FT OPEN SPACE SETBACK5 FT SIDE SETBACK•AUTHORIZED USES: TOWNHOMEDUPLEX.•MAXIMUM LOT COVERAGE BYPRINCIPLE AND ACCESSORYBUILDINGS- 5O%.•GARAGES SHALL BE ACCESSEDFROM THE STREET AND SET BACK20FT (MIN) FROM THE PROPERTYLINE.•SHARED DRIVEWAYSENCOURAGED WHEN PRACTICAL.ZERO LOT LINEZERO LOT LINEOPEN SPACESIDEWALK10' UTILITY EASEMENTMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.703 LOT 324364 sq.ft.LOT 304201 sq.ft.L=47.26'L=47.27'L=47.23'=25.93'18.09'L=21.91'L=40.00'L=40.00'L=40.0S9° 05' 52"W100.00S13° 15' 53"W100.00S17° 24' 33"W100.00LOT 334363 sq.ft.R=550.00'Δ=19°55'51"R=650.00'Δ=20°04'57"LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 31-32BOZEMANMONTANACPKKDJKDJ07/2015WESTMORLAND DRIVE•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.15FT STREET SETBACK15FT STREET SETBACK20FT OPEN SPACE SETBACK20FT OPEN SPACE SETBACK5FT SIDE SETBACK5FT SIDE SETBACKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.OPEN SPACESIDEWALK10' UTILITY EASEMENTMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238704 LOT 344364 sq.ft.LOT 324364 sq.ft.S0° 45' 51"W100.00L=9.42'L=40.00'S4° 56' 16"W100.00L=47.28'L=47.26'L=47.27'L=40.00'L=40.00'S9° 05' 52"W100.00S13° 15' 53"WLOT 334363 sq.ft.R=550.00'Δ=19°55'51"R=650.00'Δ=20°04'57"LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 33-34BOZEMANMONTANACPKKDJKDJ07/2015WESTMORLAND DRIVE•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.15FT STREET SETBACK15FT STREET SETBACK20FT OPEN SPACE SETBACK20FT OPEN SPACE SETBACK5FT SIDE SETBACK5FT SIDE SETBACKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.OPEN SPACESIDEWALK10' UTILITY EASEMENTMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238705 LOT 364500 sq.ft.LOT 344364 sq.ft.S0° 13' 01"E100.0045.00'45.00'30.58'LOT 354086 sq.ft.L=11.13'S0° 13' 01"E100.00S0° 45' 51"W100.0030.58'L=9.42'L=40.00'S4° 56' 16"W100.00L=47.28'N89°46'59"E 158.00N89°46'59"E 73.86N89°46'59"E 157.38LOT EXHIBITTHE LAKES AT VALLEY WEST - PHASE 2PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20152880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\002\ACAD\Exhibits\Phase 1 and 2 Lot Exhibits\PHASE 2.dwg Plotted by cody farley on Aug/19/20155352.002LOT 35-36BOZEMANMONTANACPKKDJKDJ07/2015WESTMORLAND DRIVE•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.15FT STREET SETBACK15FT STREET SETBACK20FT OPEN SPACE SETBACK20FT OPEN SPACE SETBACK5FT SIDE SETBACKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.•AUTHORIZED USES: TOWNHOME DUPLEX.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 5O%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.OPEN SPACESIDEWALK10' UTILITY EASEMENTMAXIMUMBUILDING HEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:123810FT OPEN SPACE SETBACK706 69 Appendix C2: The Lakes at Valley West, Phase 3 Building Envelopes The following lot exhibits describe allowable land uses, lot coverage, lot areas and widths, setbacks and driveway requirements. 707 LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 30LOT 31LOT 32LOT 33LOT 34LOT 35LOT 36LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43LOT 44LOT 45LOT 46LOT 47LOT 48LOT 49LOT 50OPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACEOPENSPACE©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jan/18/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.007LOT 1-50THE LAKES AT VALLEY WEST: PHASE 3LOT LAYOUT OVERVIEWBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702W E S T M O R L A N D D R I V EFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.WESTGATE AVENUE ARNHEM WAYHERSTAL WAY DURSTON ROAD EXISTI N G P H A S E 2 FU TUR E P H A S E 4 OPENSPACEOPENSPACE708 LOT 13651 sq.ft.LOT 23355 sq.ft.LOT 213895 sq.ft.N70°17'10"W74.13'N70°17'10"WL=51.33'31.89'L=42.28'S3°53'09"W 83.06'L=52.64'60.00' 50.00' 45.00' L=46.70'L=50.03'L=18.01'18.80'27.00'L=42.28'S70°17'10"E6.38' 6.38'00'21'11"PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 1THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 2).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTPHAS E 2 O P E N S P A C E 5FT SET BACK15 FT WO O N E R F S E T B A C K 10FT O P E N S P A C E S E T B A C K ARNHEM W A Y (WOONER F )15FT STREET SETBACKWESTMORLAND DRIVE10FTUTILITY EASEMENTZERO LOT LINEZERO LOT LINEFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.709 LOT 13651 sq.ft.LOT 23355 sq.ft.LOT 33369 sq.ft.LOT 213895 sq.ft.45.00'N70°17'10"W74.13'N70°17'10"W74.74'L=51.33'L=31.89'L=37.32'07'L=42.28'S3°53'09"W 83.06' 50.00' 45.00' 45.00' L=46.70'L=50.03'L=18.01'18.80'27.00'L=42.28'S70°17'10"E6.38' 6.38'R=20.00'Δ=91°21'11"R=13Δ=89° 1 2'1 N19°2 3 ' 0 0 " EPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 2THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTPHASE 2 O P E N S P A C E 15 FT W O O N E R F S E T B A C K 10FT O P E N S P A C E S E T B A C K ARNH E M W A Y (WOO N E R F )5 FT SIDE SETBACKWESTMORLAND DRIVE10FTUTILITY EASEMENTZERO LOT LINEZERO LOT LINEARNHEM WAY(WOONERF)5 FT SIDE SETBACKFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.•AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST USE ZERO LOTLINE WITH LOT 1)•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.24FTPARKI N G A R E A 710 LOT 23355 sq.ft.LOT 33369 sq.ft.LOT 53705 sq.ft.2510 sq.ft.LOT 21LOT 43375 sq.ft.45.00'32.00'N70°17'10"W74.74'N70°17'10"W75.00'2'L=24.54'L=20 .2 4' N1°55'41"W 66.42'L=31.89'=37.32'45.00' 45.00' 45.00' 43.15'N70°17'10"W75.00'45.00' 45.49' 45.00' L=18.01' S19°23 ' 0 0 " W 25.62' 27.00'R=20.00'Δ=91°21'11"R=13 . 0 0 'Δ=89° 1 2'1 6 "N19°23' 0 0 " EPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 3THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST USE ZERO LOTLINE WITH LOT 4)•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTPHASE 2 O P E N S P A C E 5FT SET BACK15 FT W O O N E R F S E T B A C K 10FT O P E N S P A C E S E T B A C K ARNH E M W A Y (WOO N E R F )10FTUTILITY EASEMENTZERO LOT LINEZERO LOT LINE5FT SET BACKDRIVEWAY EASEMENT FOR LOT 4FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.24FTPARKI N G A R E A 711 OPEN SPACE A0.63 acs. LOT 23355 sq.ft. LOT 33369 sq.ft. LOT 53705 sq.ft. LOT 43375 sq.ft.45.00'32.00' N70°1 7 ' 1 0 " W 74.13' N70°1 7 ' 1 0 " W 74.74' N70°17 ' 1 0 " W 75.00' 4.54' L =2 0 .24'65.94'3'L = 3 1.89'45.00'45.00'45.00'43.15'N70°17 ' 1 0 " W 75.00'45.00'45.49'45.00'L=18.01'S19°23'00"W25.62'27.00'R = 2 0 . 0 0' Δ = 9 1 ° 2 1'11" R =1 3 .00'Δ =8 9 °1 2 '16"N19°23'00"E PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/25/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 4 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. OPEN SPACE ZERO L O T L I N E15FT WOONERF SETBACK10FT OPEN SPACE SETBACK5FT OP E N S P A C E S E T B A C K DURSTON SIDEWALK ARNHEM W A Y (WOONER F ) DRIVEWAY EASEMENTFOR LOT 4 •AUTHORIZED USES: SINGLE FAMILY, TOWNHOMEDUPLEX (MUST UTILIZE ZERO LOT LINE WITH LOT 3).. •MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THE WOONERFAND SET BACK 15FT (MIN) FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL. ZERO L O T L I N E 5FT SI D E S E T B A C K PHASE 2 OPEN SPACE10FTUTILITY E A S E M E N T24FTPARKING AREA712 LOT 33369 sq.ft.LOT 53705 sq.ft.LOT 62510 sq.ft.LOT 72400 sq.ft.45.00'32.00'N70°17'10"WL=40.52'L=24.54'L=20 . 2 4' N1°55'41"W 66.42'65.94'40.00'L=37.32'L=20.07'21.77'35.45'45.00' 45.49'40.00'N1°55'41"W 60.35'40.00'N1°55'41"W 60.00' 45.00' S19°23 ' 0 0 " W 25.62'17.72'L=12.28'R=13. 0 0 'Δ=89° 1 2'16" N19°23 ' 0 0 " EPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 5,6THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.•AUTHORIZED USES: TOWNHOME DUPLEX (MUST UTILIZE ZERO LOT LINE).•MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 55%.•GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SET BACK 15FT(MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.•FIRST AND SECOND FLOOR PORCHES FRONTING DURSTON MAYENCROACH 5FT INTO THE 10FT OPEN SPACE SETBACK.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTOPEN SPACEZERO LOT LINE ZERO LOT LINE 5FT OPEN SPACE SETBACK 15FT WOONERF SETBACK15FT WOONERF SETBACK15FT W O O N E R F S E T B A C K 10FT OPEN SPACE SETBACK10FT OPEN SPACE SETBACKDURSTON SIDEWALKARNHEM WAY(WOONERF)ARNHE M W A Y (WOON E R F )DRIVEWAY EASEMENTFOR LOT 410ftUTILITY EASEMENTPARKING STALLS9'8'9'713 LOT 62510 sq.ft.LOT 72400 sq.ft.LOT 82400 sq.ft.LOT 92400 sq.ft.L=40.52'N1°55'41"W 60.00'40.00'40.00'N1°55'41"W 60.00'L=37.32'L=20.07'21.77'35.45'43.20'44.08'S88°04'19"W 675.56'40.00'N1°55'41"W 60.35'40.00'30.00'40.00'40.00'N1°55'41"W 60.00'40.00'N1°55'41"W 60.00'17.72'L=12.28'S88°04'19"WS88°04'19"WPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 7,8THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTOPEN SPACEZERO LOT LINE ZERO LOT LINE 5FT OPEN SPACE SETBACK 15FT WOONERF SETBACK10FT OPEN SPACE SETBACK10FT OPEN SPACE SETBACKDURSTON SIDEWALKARNHEM WAY(WOONERF)10FTUTILITY EASEMENT15FT WOONERF SETBACK5FT OPEN SPACE SETBACK OPEN SPACEPARKING STALLS9'8'9'PARKING STALLS9'8'9'•AUTHORIZED USES: TOWNHOME DUPLEX (MUST UTILIZE ZERO LOT LINE).•MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 55%.•GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SET BACK 15FT(MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.•FIRST AND SECOND FLOOR PORCHES FRONTING DURSTON MAYENCROACH 5FT INTO THE 10FT OPEN SPACE SETBACK.714 LOT 102400 sq.ft.LOT 112401 sq.ft.LOT 122589 sq.ft.R=20.00'Δ=92°54'42"S1°55'41"E 40.00'3.59'L=32.43'S1°55'41"E 60.00' S1°55'41"E 60.00'40.01'43.24'25.25'40.01'30.08'40.00'35.45'23.08'30.00'37.50'26.91'=30.4 0 ' 29.24'15.76' S1°55'41"E 60.00'43.24'35.45'32.00'45.00' R=2 0.0 0' Δ=87°0 5'1 8 "S88°04'19"W©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Dec/16/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.007LOT 11,12THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTZERO LOT LINE ZERO LOT LINE 15FT WOONERF SETBACK 10FT OPEN SPACE SETBACK10FT OPEN SPACE SETBACKDURSTON SIDEWALKARNHEM WAY(WOONERF)10FTUTILITY EASEMENT15FT WOONERF SETBACK5FT OPEN SPACE SETBACK OPEN SPACE15FT WOONERF SETBACKDRIVEWAY EASEMENTFOR LOT 38·AUTHORIZED USES: TOWNHOME DUPLEX (MUST UTILIZE ZERO LOT LINE).·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 55%.·GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SET BACK 15FT(MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.·FIRST AND SECOND FLOOR PORCHES FRONTING DURSTON MAYENCROACH 5FT INTO THE 10FT OPEN SPACE SETBACK.24FTPARKING AREA24FTPARKING AREA715 LOT 102400 sq.ft.LOT 112401 sq.ft.LOT 122589 sq.ft.C29N88°04'19"E 80.00'N88°04'19"E 873.66'41.46'OPEN SPACE A27414 sq.ft.45.00'45.00' S1°55'41"E 40.00'S1°55'41"E 60.00' S1°55'41"E 60.00'40.01'43.24'25.25'40.01'30.08'40.00'23.08'30.00'64.41'15.76' S1°55'41"E 60.00'43.24'32.00'C19L20©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jan/18/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.007LOT 11,12THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTZERO LOT LINE ZERO LOT LINE 15FT WOONERF SETBACK 10FT OPEN SPACE SETBACK10FT OPEN SPACE SETBACKDURSTON SIDEWALKARNHEM WAY(WOONERF)10FTUTILITY EASEMENT15FT WOONERF SETBACK5FT OPEN SPACE SETBACK OPEN SPACE15FT WOONERF SETBACKDRIVEWAY EASEMENTFOR LOT 38·AUTHORIZED USES: TOWNHOME DUPLEX (MUST UTILIZE ZERO LOT LINE).·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 55%.·GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SET BACK 15FT(MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.·FIRST AND SECOND FLOOR PORCHES FRONTING DURSTON MAYENCROACH 5FT INTO THE 10FT OPEN SPACE SETBACK.24FTPARKING AREA24FTPARKING AREA716 L 3 8 OPEN SPACE D3688 sq.ft.LOT 154797 sq.ft.L=31.59'L=31.59'43.57'45.00'45.00'149.33'25.25'40.01'30.08' S88°04'19"W 86.09' S1°55'41"E9.24' 30.00' L =79 .57'C10 64.41'S1°55'41"E97.41'L=59.72'C1941.46'S0°59'02"W 73.65'33.56'40.09'42.50'52.50'S88°04'19"W 88.22' LOT 134373 sq.ft. LOT 143705 sq.ft.S1°55'41"E 104.24'C34 © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2017 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cole norsworthy on Jan/16/2017 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 13 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. ZERO LOT LINE 15FT WOONERF SETBACK ARNHEM WAY(WOONERF)·AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZEZERO LOT LINE WITH LOT 14) ·MAXIMUM LOT COVERAGE BYPRINCIPLE AND ACCESSORYBUILDINGS- 50%. ·GARAGES SHALL BE ACCESSED FROMTHE WOONERF TO THE WEST AND SETBACK 20FT (MIN) FROM THE PROPERTYLINE. ·SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL. 10FTUTILITY EASEMENT MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 15FT WOONERF SETBACK5FT OPEN SPACE SETBACKARNHEM WAY (WOONERF) ZERO LOT LINE 24FT PARKING AREA 24FTPARKING AREA24FTPARKING AREA5FT SETBACK 717 L 3 8 OPEN SPACE D3688 sq.ft.LOT 154797 sq.ft. C 2 9 L=31.59'L=31.59'43.57'45.00'45.00'149.33'25.25'40.01'30.08' S88°04'19"W 86.09' S1°55'41"E9.24' 30.00'L=79.57 'C10 64.41'S1°55'41"E97.41'L=59.72'C1941.46'S0°59'02"W 73.65'33.56'40.09'42.50'52.50'S88°04'19"W 88.22' LOT 134373 sq.ft. LOT 143705 sq.ft.S1°55'41"E 104.24'C34 © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2017 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cole norsworthy on Jan/16/2017 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 14 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. ZERO LOT LINE 5FT OPEN SPACE SETBACK15FT WOONERF SETBACKARNHEM WAY (WOONERF) ·AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZEZERO LOT LINE WITH LOT 13). ·MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. ·GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE. ZERO LOT LINE 10FTUTILITY EASEMENT MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 5FT SETBACKARNHEM WAY(WOONERF)24FT PARKING AREA 5FT SETBACK 718 OPEN SPACE D3688 sq.ft.LOT 154797 sq.ft.C11L9L10L35 L 4 2 1 . 6 1 'S0°59'02"W 73.65'40.09'42.50'S88°04'19"W 88.22' LOT 143705 sq.ft.S1°55'41"E 104.24'C34 L3 8 L=31.59'L=31.59'43.57'N50°56'59"E 73.04'S88°04'19"W 86.09' S1°55'41"E9.24'L=79 .57'C10 S1°55'41"E97.41'L=59.72'C7L=37.42'C 3 1 2 1 . 6 8 ' © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2017 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jan/18/2017 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 15 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 06/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. 1 0F T OPEN SPAC ESET BACK 1 5 F T W O O N E R F S E T B A C K WEST M O RL AN D D RIVE ·AUTHORIZED USES: SINGLE FAMILY ONLY ·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%. ·GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE. ·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL. 10FTUTILITY EASEMENT MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 5FT SIDE SETBACKARNHEM WAY(WOONERF)15FT STREE T S ET BA C K 719 LOT 143563 sq.ft.LOT 164072 sq.ft. LOT 173910 sq.ft. LOT 183544 sq.ft.OPEN SPACE D0.08 acs.39.77'30.08'40.00'S1°55'41"E95.00'25 .27 '9.24'44.08'44.74'23.08'30.00'37.50'9.57'L =3 0 .0 2 '25 .27 'S1°55'41"E97.41'19.25 ' L =4 5 .6 3 'L =3 6 .4 4 ' L =3 6 .S17°46'34"E103.63'S13°40'40"E92.78'= 40.00'30.00' R =4 5 S88°04'19"W S88°04'19"W S88°04'19"W 37.50'  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/25/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 16 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. 15FT WOONERF SETBACK WESTMO R L A N D D RI V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 17). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT ARNHEM WAY (WOONERF) 15FT ST R E E T S E T B A C K 10FTUTILITY EASEMENT5FT S IDE SETBACK5FT OPEN SPACE SETBACKZERO LOT L INEZERO LOT L INE 24FT PARKING AREA 24FT PARKING AREA 720 LOT 143563 sq.ft.LOT 164072 sq.ft. LOT 173910 sq.ft. LOT 183544 sq.ft.OPEN SPACE D0.08 acs.39.77'30.08'40.00'S1°55'41"E95.00'2 5 . 2 7 '9.24'44.08'44.74'23.08'30.00'37.50'79 .57'L =3 0 .0 2 '2 5 . 2 7 'S1°55'41"E97.41'19.25 ' L =4 5 .6 3 'L =3 6 .4 4 'L =3 6 .S17°46'34"E103.63'S13°40'40"E92.78'L 40.00'30.00' R =4 5 S88°04'19"W S88°04'19"W S88°04'19"W 37.50'  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/25/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 17 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. 15FT WOONERF SETBACK WESTMO R L A N D D RI V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 16). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SET BACK 20FT (MIN) FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT ARNHEM WAY (WOONERF) 15FT STR E E T S E T B A C K 10FT UTILITY EASEMENT 5FT S IDE SETBACKZERO LOT L INEZERO LOT L INE 5FT S IDE SETBACK 24FT PARKING AREA 24FT PARKING AREA 721 LOT 164072 sq.ft. LOT 173910 sq.ft. LOT 183544 sq.ft. LOT 193310 sq.ft. OPEN SPACE E0.06 acs.40.00' 35.45'43.20'44.08'44.74' L =4 5 .6 3 'L =3 6 .4 4 ' L =3 6 .3 0 'S17°46'34"E103.63'S13°40'40"E92.78'L =36.3 0 'S9°03'21"E85.55'L=30.01'S4°26'01"E81.92'40.00'30.00'40.00'40.00' 5 '5 1" R =4 5 0 .0 0 'L =3 71.8 8 'Δ =4 7 °2 0 '57 " S88°04'19"W S88°04'19"W  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 18 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. 15FT WOONERF SETBACK WESTMORLA N D D R I V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZERO LOT LINE WITH LOT 19). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT ARNHEM WAY (WOONERF) 15FT STREET S E T B A C K 10FT UTILITY EASEMENT5FT S IDE SETBACKZERO LOT LINEZERO LOT L INE5FT SIDE SETBACK PARKING STALLS 9'8'9' 722 LOT 173910 sq.ft. LOT 183544 sq.ft. LOT 193310 sq.ft. OPEN SPACE E0.06 acs.35.45'43.20'44.08'44.74' L =3 6 .4 4 'L =3 6 .3 0 'S13°40'40"E92.78'L =3 6 .30 'S9°03'21"E85.55'L=30.01'S4°26'01"E81.92'40.00'30.00'40.00'40.00'S0°36'47"E81.55'17.72' R =4 5 0 .0 0 'L =3 7 1.8 8 'Δ =4 7°20 '5 7" S88°04'19"W S88°04'19"W  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 19 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. 15FT WOONERF SETBACK WESTMORLA N D D R I V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 18). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT ARNHEM WAY (WOONERF) 15FT STREET SETBA C K 10FTUTILITY EASEMENT 5FT SIDE SETBACKZERO LOT LINEZERO LOT L INE 5FT SIDE SETBACKPARKING STALLS 9'8'9' PARKING STALLS 9'9'9' 723 LOT 193310 sq.ft. LOT 213895 sq.ft. LOT 203178 sq.ft. OPEN SPACE E0.06 acs.L=40.52' L=24.54'N1°55'41"WL=51.33'L = 3 1.89' L=37.32' L=20.07'21.77'35.45'43.20' L =3 6.3 0'L=3 0.01'L=35.34'L=42.28'S4°26'01"E81.92'S3°53'09"W83.06'N1°55'41"W40.00'40.00'S0°36'47"E81.55'17.72'L=12.28' L=42.28' 47°20'5 7 "6.38'R = 2 0 . 0 0' Δ = 9 1 ° 2 1'11"  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/25/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 20 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. 15FT WOONERF SETBACK WESTMORLAND DRIVE •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 21). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL. ARNHEM WAY (WOONERF) 15FT STREET SETBACK10FT UTILITY EASEMENT 5FT SIDE SETBACKZERO LOT LINEZERO LOT LINE5FT SIDE SETBACKPARKING STALLS 9'8'9' PARKING STALLS 9'9'9' MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 724 LOT 213895 sq.ft. LOT 203178 sq.ft. OPEN SPACE E0.06 acs.32.00' L=40.52' L=24.54' L=2 0 .24'L=51.33'L = 3 1. 8 9' L=37.32' L=20.07'21.77'35.45' L=3 0.01'L=35.34'L=42.28'S3°53'09"W83.06'L=46.70'40.00' L=50.03'S0°36'47"E81.55'L=18.01'S19°23'00"W25.62'17.72'L=12.28'27.00'L=42.28'6.38'6.38'R = 2 0 .00' Δ = 9 1° 2 1'11"R =1 3 .00'Δ=8 9 °1 2'16"N19°23'00"E PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 21 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. 15FT WOONE R F S E T B A C K WESTMORLAND DRIVE •AUTHORIZED USES: SINGLE FAMILY, TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 20). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. ARNHEM WAY (WOONERF) 15FT STREET SETBACK 10FT UTILITY EASEMENT 5FT SIDE SETBACKZERO LOT LINEZERO LOT LINEPARKING STALLS 9' PARKING STALLS 9'8'9'ARNHEM WAY(WOONERF)15FT WOONERF SETBACKMAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 725 LOT 224964 sq.ft. LOT 234613 sq.ft. LOT 244617 sq.ft. S87°11'18"E 39.07' S79°28'29"E 39.09' S71°56' 3 3 " E 44.91'S14°32'57"W100.12'S6°48'55"W100.23'L=52.64' L=52.64' L=35.16' 18.80'100.00'60.00'L=50.03' 18.80' S70°17 ' 1 0 " E S70°17 ' 1 0 " E6.38' PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 22 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. WESTMORLA N D D R I V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 23). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THE STREET AND SET BACK 20FT (MIN) FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.ARNHEM WAY(WOONERF)15FT S T R E E T S E T B A C K 10FT UTILITY EASEMENT 5FT SIDE SETBACKZERO LOT LINEZERO LOT LINE5FT OPEN SPACE SETBACKMAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 10FT O P E N S P A C E S E T B A C K PHASE 2 OPEN SPACETRAILOPEN SPACE TRAIL 726 LOT 224964 sq.ft. LOT 234613 sq.ft. LOT 244617 sq.ft. S87°11'18"E 39.07' S79°28'29"E 39.09' S71°56' 3 3 " E 44.91'S14°32'57"W100.12'S6°48'55"W100.23'L=52.64'S0°55'04"E100.32'L=52.64' L=35.16' 18.80'100.00'L=50.03' S70°17 ' 1 0 " E S70°17 ' 1 0 " E  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 23 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. WESTMORLA N D D R I V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZERO LOT LINE WITH LOT 22). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.ARNHEM WAY(WOONERF)15FT STREE T S E T B A C K 10FTUTILITY EASEMENT 5FT SIDE SETBACKZERO LOT LINEZERO LOT LINE5FT SIDE SETBACKMAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 10FT OPEN S P A C E S E T B A C K PHASE 2 OPEN SPACETRAILOPEN SPACE5FT SIDE SETBACKTRAIL 727 LOT 234613 sq.ft. LOT 244617 sq.ft.LOT 254622 sq.ft.LOT 264624 sq.ft. N71°46'04 " E N77°20'43"E 39.05'N85°05'54"E 39.07'S87°11'18"E 39.07' S79°28'29"E 39.09'S6°48'55"W100.23'L =5 2 .6 4 ' L =5 2.65'L=52.64'S0°55'04"E100.32'S8°39'10"E100.40'LR=3 9 0 .0 0 'L =4 0 0 .0 0 'Δ =5 8 °4 5 '51" =4 5 0 .0 0 'L  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 24 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. WESTMORLAND DRIVE •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 25). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. 15FT STREET SETBACK10FT UTILITY EASEMENT ZERO LOT LINEZERO LOT LINE5FT SIDE SETBACKMAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 10FT OPEN SPACE SETBACK OPEN SPACE 5FT SIDE SETBACKTRAIL 728 LOT 234613 sq.ft. LOT 244617 sq.ft.LOT 254622 sq.ft.LOT 264624 sq.ft. N71°46'04 " E N77°20'43"E 39.05'N85°05'54"E 39.07'S87°11'18"E 39.07' S79°28'29"E 39.09'S6°48'55"W100.23'L =5 2 .6 4 ' L =5 2.65'L=52.64'S0°55'04"E100.32'S8°39'10"E100.40'LR=3 9 0 .0 0 'L =4 0 0 .0 0 'Δ =5 8 °4 5 '51" =4 5 0 .0 0 'L  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 1 thru 25.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 25 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. WESTMORLAND DRIVE •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 24). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. 15FT STREET SETBAC K 10FT UTILITY EASEMENT ZERO LOT LINEZERO LOT LINE5FT SIDE SETBACKMAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 10FT OPEN SPACE SETBAC K OPEN SPACE5FT SIDE SETBACKTRAIL 729 LOT 254622 sq.ft.LOT 264624 sq.ft. LOT 27 4169 sq.ft. L N71°46'04 " E 24.21' N77°20'43"E 39.05' N85°05'54"E 39.07' L =5 2 .0 4 'L =5 2 .6 4 ' L =5 2.65'S8°39'10"E100.40'S16°23'11"E100.49'N24°01 '53 "W 4 6 .86 ' N 3 9 ° 0 3 ' 0 1 "W 5 5 . 6 7 ' N58°1 5' 3 6" E 45.37' N 3 9 ° 0 3 ' 0 1 "W 6 0 . 0 9 ' R =3 9 0 .0 0 'L =4 0 0 .0 0 'Δ =5 8 °4 5 '51"  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 26 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. WESTMOR L A N D D R I V E •AUTHORIZED USES: SINGLE FAMILY, TOWNHOME DUPLEX (MUST UTILIZE ZERO LOT LINE WITH LOT 27). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. 15FT STREET S E T B A C K 10FTUTILITY EASEMENT ZERO LOT LINEZERO LOT LINEMAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 10FT OPEN S P A C E S E T B A C K OPEN SPACE5FT SIDE SETBACKTRAIL5FT SIDE SETBACK730 LOT 264624 sq.ft. LOT 274169 sq.ft. LOT 284394 sq.ft. L =3 0 .0 2 '1 9 . 2 5 ' L =4 5 .6 3 'N71°46'04 " E 24.21' N77°20'43"E 39.05' L =5 0 .8 8 'L =5 2 .0 4 'L =5 2 .6 4 'S8°39'10"E100.40'S16°23'11"E100.49'N24°01 '53 "W 46 .86 ' N 3 9 ° 0 3 ' 0 1 "W 5 5 . 6 7 ' N58°15'3 6" E45.37' S 3 9 ° 0 3 ' 0 1 " E 1 0 0 . 0 0 ' N4 9 ° 2 0 ' 0 7 " W 43. 2 5 ' N 3 9 ° 0 3 ' 0 1 "W 6 0 . 0 9 ' R =3 9 0 .0 0 'L =4 0 0 .0 0 'Δ =5 8 °4  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 27 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. WESTM O R L A N D D RI V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 26). •MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROM THE PROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. 15FT ST R E E T S E T B A C K 10FT UTILITY EASEMENT ZERO LOT LINEZERO LOT LINEMAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT 10FT OP E N S P A C E SETBAC K OPEN SPACE 5FT OPEN SPACE SETBACK TRAIL5FT SIDE SETBACKTRAI L 731 LOT 274169 sq.ft.LOT 294505 sq.ft.LOT 284394 sq.ft.LOT 304500 sq.ft.N71°46 '04"E24.21 ' 4 5 . 0 0 ' 3 1 . 0 8 ' L = 1 3.9 2' L = 3 7 . 4 2' L = 5 0 . 8 8 ' S16°23'11" E 100.49'N24°01'53"W46.86'N39°03'01"W55.67'4 5 . 0 0 ' N 5 8 ° 1 5 ' 3 6 " E 4 5 . 3 7 'S39°03'01"E100.02'S39°03'01"E100.00'N49°20'07"W43.25'N39°03'01"W60.09'S39°03'01"E100.00'N 5 0 ° 5 6 ' 5 9 " E N 5 1 ° 1 4 ' 2 9 " EPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 28THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702WE S TMO R L A N D D R I V E•AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 29).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.1 5 F T S TR E E T S E T B A C K10FTUTILITY EASEMENTZERO LOT LINEZERO LOT LINEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHT1 0 F T OP EN S P A C E S E T B A C K OPEN SPACE5FT SIDE SETBACKTRAIL5FT OPEN SPACE SETBACKARNHEM WAY732 LOT 294505 sq.ft.LOT 284394 sq.ft.LOT 304500 sq.ft.L=55.55' 1 7 . 3 8 ' 45 . 0 0 ' 3 1 . 0 8 ' L = 13.9 2' L = 3 7.4 2'N24°01'53"W46.86'1 1 . 5 0 ' 1 1 . 5 0 ' 4 5 . 0 0 'N5 8 ° 1 5 ' 3 6 "E 4 5 . 3 7 'S39°03'01"E100.02'S39°03'01"E100.00'N49°20'07"W43.25'N39°03'01"W60.09'S39°03'01"E100.00'7 2 . 0 0 ' N 5 0 ° 5 6 ' 5 9 " E N 5 0 ° 5 6 ' 5 9 " E N 5 1 ° 1 4 ' 2 9 " E R=36.38'Δ=87°29'02"PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 29THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702WE S TM O R L A N D D R I V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 28).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.1 5 F T S T R E E T S E T B A C K10FTUTILITY EASEMENTZERO LOT LINEZERO LOT LINEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHT1 0 F T O P E N S P A C E S E T B A C K OPEN SPACE5FT SIDE SETBACK5FT SIDE SETBACKARNHEM WAY733 LOT 294505 sq.ft.LOT 315183 sq.ft.LOT 304500 sq.ft.S36°32'03"E65.28'L=55.55' 1 7 . 3 8 ' 4 5 . 0 0 ' 1 1 . 5 0 ' 1 1 . 5 0 ' 4 5 . 0 0 'S39°03'01"E100.02'S39°03'01"E100.00'S39°03'01"E100.00'56 . 5 9 ' 33 . 5 0 'L=45.63'57.01'N 5 0 ° 5 6 ' 5 9 " E N 5 1 ° 1 4 ' 2 9 " E37.60'°52'52"R=36.38'Δ=87°29'02"R=27.18'Δ=96°11'30"S36°32'03"E 62.13'S 5 0 ° 5 6 ' 5 9 " WPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 30THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702WE S TM O R L A N D D R I V E•AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 31).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THESTREET AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.1 5 F T S T R E E T S E T B A C K10FTUTILITY EASEMENTZERO LOT LINEZERO LOT LINEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHT1 0 F T O P E N S P A C E S E T B A C K O P E N S P A C E 5FT SIDE SETBACK5FT SIDE SETBACKWESTGATE AVENUEF U T U R E O P E N S P A C E734 LOT 294505 sq.ft.LOT 315183 sq.ft.LOT 304500 sq.ft.S36°32'03"E65.28'L=55.55' 17 . 3 8 ' 4 5 . 0 0 ' 1 1 . 5 0 ' 1 1 . 5 0 'S39°03'01"E100.02'S39°03'01"E100.00'5 6 . 5 9 ' 33 . 5 0 'L=57.01'N 5 0 ° 5 6 ' 5 9 " ES36°32'16"E64.55'R=37.60'Δ=86°52'52"R=36.38'Δ =87°29'02" S 5 0 ° 5 6 ' 5 9 " WPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 31THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702W E S T M O R L A N D D R I V E 1 5 F T S T R E E T S E T B A C K 10FTUTILITY EASEMENTZERO LOT LINEZERO LOT LINEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHT1 0 F T O P E N S P A C E S E T B A C K 15FT S STREET SETBACK5FT SIDE SETBACKWESTGATE AVENUE•AUTHORIZED USES: SINGLE FAMILY, SINGLEFAMILY WITH ADU, LIMITED DUPLEX, TOWNHOME DUPLEX (MUST UTILIZE ZERO LOT LINEWITH LOT 30).•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.F U T U R E O P E N S P A C E735 LOT 334264 sq.ft.LOT 325259 sq.ft.21.68'4 5 . 0 0 'L=31.59'L=7.48'L =5 3 .7 5 'L=17.35'19.85'L=17.85'23.70'L=25.20'21.19'L=45.63'7 2 . 0 0 ' N 5 0 ° 5 6 ' 5 9 " E N 5 0 ° 5 6 ' 5 9 " ER=27.18'Δ=96°11'30"R =1 2 0 .0 0 'L =7 8 .5 8 'Δ =3 7 °31'16"N77°39'02"E96.86'N6 5 ° 0 3 '55 "E 101 .79 'PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 32THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702W E S T M O R L A N D D R I V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZEZERO LOT LINE WITH LOT 33).•MAXIMUM LOT COVERAGE BYPRINCIPLE AND ACCESSORYBUILDINGS- 50%.•GARAGES SHALL BE ACCESSEDFROM THE STREET OR WOONERFAND SET BACK 15FT (MIN) FROM THEPROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.1 5 F T S T R E E T S E T B A C K 10FTUTILITY EASEMENTZERO LOT L INE 5 FT S IDE SETBACK15FT STREET SETBACK15FT WOONERFSETBACKWESTGATE AVENUEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTARNHEM WAY(WOONERF)ZERO LOT L INE 736 LOT 343912 sq.ft.LOT 334264 sq.ft.LOT 325259 sq.ft.L=59.72'L =3 1.5 9'L=31.59'46.05'L=7.48'L =5 3 .7 5 'L=17.35'19.85'L=17.85'23.70'37.91'L=22.15' L =5 0 .16 'L=20.35'L=25.20'54.77'L=45.63'7 2 . 0 0 ' N 5 0 ° 5 6 ' 5 9 " ER=27.18'Δ=96R =1 8 0 .0 0 'L =1 1 7 .8 7 'Δ =3 7 °3 1 '0 5 " R =1 2 0 .0 0 'L =7 8 .5 8 'Δ =3 7 °3 1'16 "N77°39'02"E96.86 'N65°03 ' 5 5 "E101.79 'PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 33THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702W E S T M O R L A N D D R I V E •AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH 32 OR 34).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT S IDE SETBACK10FTUTILITY EASEMENTZERO LOT L INEZERO LOT L INE 5 FT SIDE SETBACK15FT STREET SETBACK15FT WOONERFSETBACKWESTGATE AVENUEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTARNHE WAY(WOONERF)ZERO LOT L INE737 LOT 354050 sq.ft.LOT 343912 sq.ft.LOT 334264 sq.ft.S0°59'02"W 73.65'L=2.46' 43.57'L=1.43'L =3 1.5 9'L=31.59'45.00'46.05'L=7.48'L =5 3 .7 5 'L=17.85'23.70'60.00'37.91'L=22.15' 16 ' 5 " 0 0 'L =7 8 .5 8 'Δ =3 7 °3 1'16 "S89°00'58"E90.00'S89°00'58"E90.01'N77°39'02"E96.86'N6 5 ° 0 3 '55 "E 1 01 .79 'PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 34THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZE ZEROLOT LINE WITH LOT 33 OR 35).•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK10FTUTILITY EASEMENTZERO LOT LINE5 FT SIDE SETBACK15FT STREET SETBACK 15FT WOONERF SETBACK WESTGATE AVENUE MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTZERO LOT LINEARNHEM WAY (WOONERF) 24FTPARKING AREA738 LOT 364050 sq.ft.LOT 354050 sq.ft.LOT 343912 sq.ft.L=30.4 0' S0°59'02"W 73.65'L=2.46'L=59.72'45.00'43.57'L=1.43'L =31.5 9 'L=3145.00'45.00'46.05'L=7.48'60.00'60.00'37.91' S0°59'02"W S0°59'02"W R=20.00' Δ=87°05 '1 8 " S0°59'02"W S89°00'58"E90.00'S89°00'58"E90.00'S89°00'58"E90.01'N77°39'02"E96.86 'PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 35THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY,TOWNHOME DUPLEX (MUST UTILIZEZERO LOT LINE WITH LOT 34).•MAXIMUM LOT COVERAGE BYPRINCIPLE AND ACCESSORYBUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT(MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SIDE SETBACK10FTUTILITY EASEMENTZERO LOT LINE5 FT SIDE SETBACK15FT STREET SETBACK 15FT WOONERF SETBACK WESTGATE AVENUE ARNHEM WAY (WOONERF)MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHT24FTPARKING AREA739 LOT 374050 sq.ft.LOT 364050 sq.ft.LOT 354050 sq.ft.L=32.43'L=30.4 0' S0°59'02"W 73.65'2.46' 45.00'45.00'43.57'L=1.43'45.00'45.00'45.00' 60.00'60.00' S0°59'02"W S0°59'02"W R=20.00' Δ=87°05 '1 8 "R=20.00'Δ=92°54'42"S0°59'02"W N89°00'58"W90.00'S89°00'58"E90.00'S89°00'58"E90.00'S89°00'58"E90.01'PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 36THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK10FTUTILITY EASEMENTMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHT5 FT SIDE SETBACK15FT STREET SETBACK 15FT WOONERF SETBACK WESTGATE AVENUE ARNHEM WAY (WOONERF) 24FTPARKING AREA740 LOT 122604 sq.ft.LOT 134516 sq.ft.LOT 384050 sq.ft.LOT 374050 sq.ft.LOT 364050 sq.ft.3.59'L=32.43'35.45'L=30.4 0 ' S0°59'02"W 15.76'45.00'45.00'29.24'15.76' 45.00'45.00'45.00' 60.00'60.00' 35.45'32.00'S0°59'02"W S0°59'02"W R=20.00' Δ=87°05'1 8 "R=20.00'Δ=92°54'42"S0°59'02"W N89°00'58"W90.00'N89°00'58"W90.00'S89°00'58"E90.00'S89°00'58"E90.00'PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 37THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SIDE SETBACK10FTUTILITY EASEMENTMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHT5 FT SIDE SETBACK15FT STREET SETBACK 15FT WOONERF SETBACK WESTGATE AVENUE ARNHEM WAY (WOONERF) 24FT PARKING AREA741 LOT 122604 sq.ft.LOT 384050 sq.ft.LOT 374050 sq.ft.3.59'L=32.43'35.45' .4 0' 15.76'45.00'29.24'15.76' 25.03'45.00'45.00' 30.12'60.00'60.08'35.45'32.00'20.00'05'1 8 "R=20.00'Δ=92°54'42"N89°00'58"W90.00'N89°00'58"W90.00'S89°00'58"E90.00'PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 38THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 15FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SIDE SETBACK10FTUTILITY EASEMENT5 FT OPEN SPACE SETBACK15FT STREET SETBACK 15FT WOONERF SETBACK WESTGATE AVENUE ARNHEM WAY(WOONERF)MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTDURSTON SIDEWALKOPEN SPACEDRIVEWAY EASEMENTFOR LOT 38742 LOT 396000 sq.ft.LOT 406000 sq.ft.25.03'45.00'45.00'138.02'S89°01'04"E100.00'60.00' 30.12'60.00'60.00'S89°00'58"E100.00'60.00'60.08'138.02'S0°59'02"W S0°59'02"WPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 39THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.10FT SIDE SETBACK10FTUTILITY EASEMENT5 FT OPEN SPACE SETBACK15FT OPEN SPACE SETBACK 15FT STREET SETBACK WESTGATE AVENUE MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTDURSTON SIDEWALKOPEN SPACETRAILOPEN SPACE743 LOT 396000 sq.ft.LOT 406000 sq.ft.LOT 416000 sq.ft.45.00'45.00'45.00'45.00' 60.00' 60.00'60.00'60.00'S89°00'58"E100.00'S89°00'58"E100.00'60.00' N0°59'02"E 60.00' S0°59'02"W S0°59'02"WPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 40THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.10FT SIDE SETBACK10FTUTILITY EASEMENT5 FT SIDE SETBACK15FT OPEN SPACE SETBACK 15FT STREET SETBACK WESTGATE AVENUE MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTTRAILOPEN SPACE744 LOT 406000 sq.ft.LOT 416000 sq.ft.LOT 426010 sq.ft.OPEN SPACE B0.52 acs. 45.00'45.00'46.05' 449.00' 60.00'60.00'37.91'S89°00'58"E100.00'S89°00'58"E100.00'60.00' N0°59'02"E 60.00'60.00' S0°59'02"W S0°59'02"WPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 41THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SIDE SETBACK10FTUTILITY EASEMENT10 FT SIDE SETBACK15FT OPEN SPACE SETBACK 15FT STREET SETBACK WESTGATE AVENUE MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTTRAIL OPEN SPACE745 LOT 436391 sq.ft.LOT 416000 sq.ft.LOT 426010 sq.ft.OPEN SPACE B0.52 acs. 45.00'46.05' L =5 3 .7 5 '449.00'S89°00'58"E101.36'60.00'37.91'L=22.15' L =5 0 .16 'S89°00'58"E100.00'N0°59'02"E 60.00'60.00'70.00' 1 1 7 .8 7 'Δ =3 7 °3 1 '0 5 " R =1 2 0 .0 0 'L =7 8 .5 8 'Δ =3 7 °3 1'16 "PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 42THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SIDE SETBACK10FTUTILITY EASEMENT10 FT SIDE SETBACK15FT OPEN SPACE SETBACK 15FT STREET SETBACK WESTGATE ROAD MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTTRAIL OPEN SPACE746 LOT 436391 sq.ft.LOT 426010 sq.ft.OPEN SPACE B0.52 acs.'N80°13'54"E116.37'S89°00'58"E101.36'L=22.15' L =5 0 .1 6 'L=20.35'L=25.20'21.19'38.00'34.00 '54.77 ' 60.00'70.00' R =1 8 0 .0 0 'L =1 1 7 .8 7 'Δ =3 7 °3 1 '0 5 " L =7 8 .5 8 'Δ =3 7 °31'16 "N77°36'18"EPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 43THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SIDE SETBACK10FTUTILITY EASEMENT15 FT OPEN SPACE SETBACK 15FT OPEN SPACE SETBACK 15FT STREET S E T B A C K WESTGATE AVENUE MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTTRAIL OPEN SPACE SIDEWALK 747 LOT 454407 sq.ft.LOT 444417 sq.ft.LOT 465041 sq.ft.L=17.35'19.85'N80°13'54"E116.37'L=20.35'L=25.20'21.19'L=42.46' 9. 3 1 'L=46.55'38.00'34.00 '54.77 'S29°52'43"E93.71'S16°52'48" E 100.99'L=45.63''15" S 5 6 ° 3 5 ' 0 4 "W 3 1 . 5 8 'R=27.18'Δ=96°11'30"R=26.13'Δ=93°07'08" R =1 8 0 .0 0 'L =1 1 7 .8 7N77°36'18"EPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 44THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM EITHER STREETAND SET BACK 20FT (MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.10FTUTILITY EASEMENT15 FT OPEN SPACE SETBACK5FT SIDE SETBACK1 5 F T S TR E E T S E T BA C K WESTGATE AVENUEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTWE S TM O R L A N D D R I V E OPEN SPACE SIDEWALK 15FT STREET SETBACK748 LOT 454407 sq.ft.LOT 444417 sq.ft.LOT 465041 sq.ft.N80°13'54"E S0°59'02"W 90.03'37.84'35'L=25.20'21.19'L=42.46' 9. 3 1 'L=46.55'L=25.50'42.64'38.00 '34.00 '54.77 'S29°52'43"E93.71'S16°52'48 " E 100.99' 2 3 . 5 9 'N89°00'58"WR=120.04'L=72.04'Δ=34°23'15" S 5 6 ° 3 5 ' 0 4 "W 3 1 . 5 8 ' S 5 6 ° 3 5 ' 0 4 "W R=26.13'Δ=93°07'08"N77°36'18"EPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 45THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THE STREETAND SET BACK 20FT (MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.10FTUTILITY EASEMENT15 FT OPEN SPACE SETBACK5FT SIDE SETBACK15FT STREET SETBACKWESTGATE AVENUEMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTWE S TM O R L A N D D R I V E OPEN SPACE SIDEWALK 5FT SIDE S E T B A C K TRAIL OPEN SPACE 749 LOT 454407 sq.ft.LOT 444417 sq.ft.LOT 465041 sq.ft.S0°59'02"W 90.03'37.84'L=25.20'21.19'9 . 3 1 'L=46.55'L=25.50'42.64'38.00 '34.00'54.77'S29°52'43"E93.71'S16°52'48 " E 100.99' S0°59'02"W 60.00'N89°00'58"WR=120.04'L=72.04'Δ=34°23'15" S 5 6 ° 3 5 ' 0 4 "W 3 1 . 5 8 'N77°36'18"EPROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC., 2016N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/25/2016DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientists5352.007LOT 46THE LAKES AT VALLEY WEST: PHASE 3LOT EXHIBITBOZEMANMONTANACPKCPKJRN07/20162880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702•AUTHORIZED USES: SINGLE FAMILY ONLY.•MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%.•GARAGES SHALL BE ACCESSED FROM THE STREETAND SET BACK 20FT (MIN) FROM THE PROPERTY LINE.•SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.10FTUTILITY EASEMENT15 FT OPEN SPACE SETBACK 5FT OPEN SPACE SETBACK 15FT STREET SETBACKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTWESTMORLAND DRIVEOPEN SPACE S IDEWALK 5FT SIDE S E T B A C K TRAIL OPEN SPACE 750 OPEN SPACE C3784 sq.ft.80.48'C33C2 LOT 485614 sq.ft. LOT 474500 sq.ft.N0°58'49"E100.02'L=4 8 .4 5 ' C1 L =1 0 8 .0 7 'S89°00'58"E 82.84' 37.84'45.00'N84°34'24"E 57.69'65.61'L3342.65'N0°58'49"E100.00'100.00'60.00'37.83' © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2017 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Mar/8/2017 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 47 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. ·AUTHORIZED USES: SINGLE FAMILY ONLY. ·MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%. ·GARAGES SHALL BE ACCESSED FROM THE STREETAND SET BACK 20FT (MIN) FROM THE PROPERTY LINE. ·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL. 10FT UTILITY EASEMENT 10FT OPEN SPACE SETBACK5FT OPEN SPACE SETBACK15FT STREET SETBACK MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT WESTMORLAND DRIVE TRAIL5FT SIDE SETBACKFUTURE PHASE 4OPEN SPACE 751 LOT 474500 sq.ft.LOT 485610 sq.ft. 45.00'N84°34'24"E 57.69'N75°16'23"E 33.24' L =2 5 .2 3'15.84 'S0°59'02"W56.61'N0°59'02"E65.61'15.84 ' L=4 8 .4 5 '45.00'N0°58'49"E100.00'N0°58'49"E100.00'R=88.00'Δ=21°16'10"R=56.00'Δ=21°16'10"N89°00'59"W R R =18 0.8 9 ' Δ =15 °2 0 '45 " R =1 80 .00 'Δ =8 °0 1 '49 "S89°00'54"E  PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 48 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. 10FTUTILITY EASEMENT 10FT OPEN SPACE SE T B A C K5FT SIDE SETBACK15FT STREET SETBACK MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT WESTMORLAND DRIVE WOONERF15FT WOONERF SETBACKFUTURE PHASE 4 OPEN SPACE •AUTHORIZED USES: SINGLEFAMILY, SINGLE FAMILY WITH ADU,LIMITED DUPLEX. •MAXIMUM LOT COVERAGE BYPRINCIPLE AND ACCESSORYBUILDINGS- 50%. •GARAGES SHALL BE ACCESSEDFROM THE WOONERF AND SETBACK 15FT (MIN) FROM THEPROPERTY LINE. •SHARED DRIVEWAYSENCOURAGED WHEN PRACTICAL.OPEN SPACE752 LOT 505924 sq.ft. LOT 495662 sq.ft. S56°35'04" W 36.14' C5 C33C32C2 C3 L36 L37 5614 sq.ft. L =1 0 8 .0 7 'N63°07' 4 3" E 86.94' N56°35'13" E64.64'L11L =4 6 .5 5 'L2L1C4 L3456.61'S 3 3 ° 2 4 ' 5 6 " E 1 0 0 . 0 0 '65.61'L33N75°16'23"E 33.24' © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2017 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Mar/8/2017 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 49 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. ·AUTHORIZED USES: SINGLE FAMILY, SINGLE FAMILYWITH ADU, LIMITED DUPLEX. ·MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%. ·GARAGES SHALL BE ACCESSED FROM THE WOONERFAND SET BACK 15FT (MIN) FROM THE PROPERTY LINE. ·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL. 10FTUTILITY EASEMENT 10FT O P E N S P A C E S E T B A C K 5 F T S I D E S E T B A C K 15FT ST R E E T S E T B A C K MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT WEST M O RL A N D D RI VE WOONERF15FT WOONERF SETBACKFUTURE P H A S E 4 OPEN S P A C E 753 LOT 505925 sq.ft. LOT 495662 sq.ft. S 3 6 ° 3 2 ' 0 3 " EL=55.55'N63°07' 4 3" E 86.94' N56°3 5' 13" E 64.64' N53°42'03" E60.00'L=57.01'23.59'12.56' L =25 .23 'S0°59'02"W56.61'S 3 3 ° 2 4 ' 5 6 " E 1 0 0 . 0 0 ' S 3 6 ° 3 2 ' 1 6 " E 6 4 . 5 5 'R=88.00'Δ=21°16'10"S56°35'04" W 31.58' =18 0 .0 0 'Δ =8 °0 1'4 9"S56°35'04" W R=37.60'Δ=86°52'52"R=36.38'Δ=87°29'02"Δ PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC., 2016 N:\5352\007\ACAD\Exhibits\Lot Exhibits\Ph 3 Lot Exhibits- 26 THRU 50.dwg Plotted by cooper krause on Jul/14/2016 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 5352.007 LOT 50 THE LAKES AT VALLEY WEST: PHASE 3 LOT EXHIBIT BOZEMAN MONTANA CPK CPK JRN 07/2016 FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION. •AUTHORIZED USES: SINGLE FAMILY, SINGLEFAMILY WITH ADU, LIMITED DUPLEX. •MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 50%. •GARAGES SHALL BE ACCESSED FROM EITHERSTREET AND SET BACK 20FT (MIN) FROM THEPROPERTY LINE. •SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL. 10FT UTILITY EASEMENT 10FT OPEN S P A CE S ET B A C K 5 F T S I D E S E TB ACK 15FT S T R E E T S E T B A C K MAXIMUM BUILDING HEIGHT ROOF PITCH MAXIMUM BUILDING HEIGHT WEST M O R L A N D D RI V E FUTUR E P H A S E 4 OPEN S P A C E 1 5 F T S T R E E T S E T B A C K WE S T G A T E A V E N U E 754 70 Appendix C3: The Lakes at Valley West, Phase 4 Building Envelopes The following lot exhibits describe allowable land uses, lot coverage, lot areas and widths, setbacks and driveway requirements. 755 ©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008PH 4THE LAKES AT VALLEY WEST: PHASE 4PHASE 4 OVERVIEWBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702FOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.P H A S E 3FUTURE PHASESLOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25OPEN SPACEOPEN SPACE OPEN SPACE WEST LAKE756 LOT 14054 sq.ft.LOT 25105 sq.ft.LOT 103397 sq.ft.LOT 115355 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 1THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.67025FT SETBACK15 FT WOO N E R F S E T B A C K 10FT OPEN SPACE SETBACK 10FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROM THEPROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238HERSTAL W A Y ( W O O N E R F )5FT OPEN SPACE SETBACKTRAIL SIDEWALKOPEN SPACEOPEN SPACE 24'PARKING AREA EXISTING PHASE 3757 LOT 14054 sq.ft.LOT 25105 sq.ft.LOT 35100 sq.ft.OPEN SPACE A0.42 acs.18180 sq.ft.LOT 93400 sq.ft.LOT 103397 sq.ft.LOT 115355 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 2THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238HERSTAL WAY (WOONERF)5FT SETBACK15 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.10FT SETBACKTRAIL 24'PARKING AREA758 LOT 25105 sq.ft.LOT 35100 sq.ft.LOT 45100 sq.ft.OPEN SPACE A0.42 acs. 18180 sq.ft.LOT 73400 sq.ft.LOT 83400 sq.ft.LOT 93400 sq.ft.LOT 103397 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 3THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:123815 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.HERSTAL WAY (WOONERF)5FT SETBACK10FT SETBACKTRAIL 24' PARKING AREA 24'PARKING AREA759 LOT 35100 sq.ft.LOT 45100 sq.ft.LOT 53825 sq.ft.OPEN SPACE A0.42 acs.18180 sq.ft.LOT 73400 sq.ft.LOT 83400 sq.ft.LOT 64508 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 4THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:123815 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 15FT (MIN) FROMTHE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.OPEN SPACE HERSTAL WAY (WOONERF)5FT SETBACK10FT SETBACKTRAIL 24' PARKING AREA 24'PARKING AREA760 LOT 45100 sq.ft.LOT 53825 sq.ft.LOT 73400 sq.ft.LOT 64508 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 5THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238HERSTAL WAY (WOONERF)5FT OPEN SPACE SETBACK15 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE WOONERFAND SET BACK 15FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACKOPEN SPACETRAIL SIDEWALKOPEN SPACE 24' PARKING AREAFUTURE PHASEOSTEND LANE(WOONERF)761 LOT 45100 sq.ft.LOT 53825 sq.ft.LOT 73400 sq.ft.LOT 64508 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 6THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.HERSTAL WAY (WOONERF)OSTEND LANE (WOONERF)15 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK·AUTHORIZED USES: SINGLE FAMILY,SINGLE FAMILY WITH ADU, LIMITEDDUPLEX.·MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROMTHE WOONERF AND SET BACK 20FT(MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SET BACK15 FT WOONERF SETBACKSIDEWALKMAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238762 LOT 45100 sq.ft.LOT 53825 sq.ft.LOT 73400 sq.ft.LOT 83400 sq.ft.LOT 64508 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 7THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238HERSTAL WAY (WOONERF)5FT SETBACK15 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SETBACKOPEN SPACESIDEWALK763 LOT 35100 sq.ft.LOT 45100 sq.ft.LOT 73400 sq.ft.LOT 83400 sq.ft.LOT 93400 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 8THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238HERSTAL WAY (WOONERF) 15 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.OPEN SPACESIDEWALK5FT SETBACK5FT SETBACK764 LOT 25105 sq.ft.LOT 35100 sq.ft.LOT 4LOT 83400 sq.ft.LOT 93400 sq.ft.LOT 103397 sq.ft.OPEN SPACE B0.42 acs. 18080 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 9THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238HERSTAL WAY (WOONERF)5FT SETBACK15 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACKSIDEWALK765 LOT 14054 sq.ft.LOT 25105 sq.ft.LOT 35100 sq.ft.LOT 93400 sq.ft.LOT 103397 sq.ft.LOT 115355 sq.ft.OPEN SPACE B0.42 acs. 18080 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 10THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238HERSTAL WAY (WOONERF)5FT SETBACK15 FT WOONERF SETBACK 10FT OPEN SPACE SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACKSIDEWALK766 LOT 14054 sq.ft.LOT 25105 sq.ft.LOT 103397 sq.ft.LOT 115355 sq.ft.OPEN SPACE B0.42 acs. 18080 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 11THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238HERSTA L W A Y ( W O O N E R F )5FT SETBACK15 FT WO O N E R F S E T B A C K 10FT OPEN SPACE SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLEAND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THEWOONERF AND SET BACK 20FT (MIN) FROMTHE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5F T OPEN SPACE SETBACK OPEN SPACE SIDEWALK SIDEWA LK OPEN S PACE E X IS T ING PH ASE 3 767 LOT 125463 sq.ft.LOT 115355 sq.ft.LOT 135728 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 12THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.6702EX IS T ING PHAS E 3 10FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE 5FT SETBACK10 FT OPEN SPACE SETBACK15FT STREET SETBACK·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5 F T O P E N S P A C E S E T B A C K OPEN SPACE SIDEWALK OPEN SPAC ESIDEWA LK 768 LOT 125463 sq.ft.OPEN SPACE B0.42 acs. 18080 sq.ft.LOT 14LOT 135728 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 13THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE5FT SETBACK10 FT OPEN SPACE SETBACK 15FT STREET SETBACK·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACK SIDEWALK OPEN SPACE 769 OPEN SPACE B0.42 acs. 18080 sq.ft.LOT 145270 sq.ft.LOT 154250 sq.ft.LOT 135728 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 14THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE10FT SETBACK10 FT OPEN SPACE SETBACK 15FT STREET SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACKSIDEWALK 770 OPEN SPACE B0.42 acs. 18080 sq.ft.LOT 145270 sq.ft.LOT 154250 sq.ft.LOT 164250 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 15THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE5FT SETBACK10 FT OPEN SPACE SETBACK 15FT STREET SETBACK·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACKSIDEWALK 771 LOT 175550 sq.ft.LOT 154250 sq.ft.LOT 164250 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 16THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE5FT SETBACK10 FT OPEN SPACE SETBACK 15FT STREET SETBACK·AUTHORIZED USES: SINGLE FAMILYONLY.·MAXIMUM LOT COVERAGE BYPRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROMTHE STREET AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGEDWHEN PRACTICAL.5FT SETBACKSIDEWALK 772 LOT 175550 sq.ft.LOT 164250 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 17THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUEOSTEND LANE (WOONERF)15FT WOONERF SETBACK10 FT OPEN SPACE SETBACK 15FT STREET SETBACK ·AUTHORIZED USES: SINGLE FAMILY, SINGLE FAMILY WITH ADU, LIMITED DUPLEX.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE WOONERF AND SET BACK 20FT (MIN)FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACKSIDEWALK 773 LOT 194950 sq.ft.LOT 184950 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 18THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUEOSTEND LANEOPEN SPACEOPEN SPACE5FT OPEN SPACE SETBACK10 FT OPEN SPACE SETBACK 15FT STREET SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACKTRAIL774 LOT 204950 sq.ft.LOT 194950 sq.ft.LOT 184950 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 19THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE OPEN SPACE5FT SETBACK10 FT OPEN SPACE SETBACK 15FT STREET SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACK775 LOT 214950 sq.ft.LOT 204950 sq.ft.LOT 194950 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 20THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE OPEN SPACE10 FT OPEN SPACE SETBACK 15FT STREET SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE ANDACCESSORY BUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREETAND SET BACK 20FT (MIN) FROM THE PROPERTYLINE.·SHARED DRIVEWAYS ENCOURAGED WHENPRACTICAL.5FT SETBACK5FT SETBACKTRAIL776 LOT 224791 sq.ft.LOT 214950 sq.ft.LOT 204950 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 21THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE OPEN SPACE10 FT OPEN SPACE SETBACK 15FT STREET SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACK5FT SETBACKTRAIL777 LOT 235426 sq.ft.LOT 224791 sq.ft.LOT 214950 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 22THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE OPEN SPACE10 FT OPEN SPACE SETBACK 15FT STREET SETBACK ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACK5FT SETBACKTRAIL778 LOT 235426 sq.ft.LOT 224791 sq.ft.LOT 245426 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 23THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUE OPEN SPACE10 FT OPEN SPACE SET B A C K 15FT STREET SETB A C K ·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5FT SETBACK5FT SETBACK TRAIL779 LOT 235426 sq.ft.LOT 255153 sq.ft.LOT 245426 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 24THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTILITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUEOPEN SPACE5FT SETBACK10 FT OPEN SPACE SETBACK15FT STREET SETBACK·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5 F T SE TB ACK780 O P E N S P A C E C 0. 0 6 a c s . 27 0 3 s q . f t .LOT 255153 sq.ft.LOT 245426 sq.ft.©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Lot Exhibits\Lot Exhibits-Phase 4.dwg Plotted by cooper krause on Mar/27/2017DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle5352.008LOT 25THE LAKES AT VALLEY WEST: PHASE 4LOT EXHIBITBOZEMANMONTANACPKCPKJRN03/20172880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.670210FTUTIL ITY EASEMENTFOR REFERENCE ONLY. SEE FINAL PLAT FOR SPECIFIC DIMENSIONS AND OTHER INFORMATION.MAXIMUM BUILDINGHEIGHTROOF PITCHMAXIMUMBUILDINGHEIGHTLESS THAN3:12323:12 TO 6:12346:12 TO 9:1236GREATERTHAN 9:1238WESTAGE AVENUEOPEN SPACEP H A S E 3 5 F T SE TB ACK 10 FT OPEN SPACE SETBACK15FT STREET SETBACK·AUTHORIZED USES: SINGLE FAMILY ONLY.·MAXIMUM LOT COVERAGE BY PRINCIPLE AND ACCESSORYBUILDINGS- 50%.·GARAGES SHALL BE ACCESSED FROM THE STREET AND SETBACK 20FT (MIN) FROM THE PROPERTY LINE.·SHARED DRIVEWAYS ENCOURAGED WHEN PRACTICAL.5 F T O P E N S P A C E S E T B A C K T R A I L 781 71 Appendix D: Woonerf Diagram The following diagram explains Section 6.3 Landscape: (a) Street / Woonerf Boulevard Plantings. 782 Perennials < 24-inches • Bloody Cranesbill • Max Frei Geranium • Bellflower varieties • Maiden Pink Dianthus • Bleeding Heart Dianthus • White Bleeding Heart Dianthus • Showy Daisy • Blanketflower varieties • Daylily varieties Boulders • 2-foot diameter max. Woonerf Boulevard Planting Diagram Shrubs < 4-feet • Bailadeline Dogwood • Littleleaf Mockorange • Snowflake Mockorange • Dart’s Gold Ninebark • Abbotswood Potentilla • Goldfinger Potentilla • Spirea varieties • St. Mary’s Broom Blue Spruce • Jakobsen Mugo Pine • White Bud Pine Shade Tree • Littleleaf Linden • American Linden • Norway Maple varieties • Bur Oak • Skyline Honey Locust Ornamental Trees: • Spring Snow Crabapple • Flame Amur Maple • Amur maackia • Mountain Frost Pear • Prairie Gem Pear Approved Driveway Length Varies 24-feet 12-feet 12-feetLength Varies Woonerf Walkway R.O.W. R.O.W. R.O.W.©Peaks to Plains Design2-foot concrete ribbon At-grade planting bed with edging, weed fabric & mulch12-inches from the property line to parking edge 9-feet 1 1 2 2 3 4 5 35 4 15-feet 783 72 Appendix E: The Lakes at Valley West Stormwater Maintenance Plan 784 The Lakes at Valley West Storm Water Maintenance Plan January 12, 2017 The Lakes at Valley West Subdivision includes a storm drainage system that collects and treats storm and snowmelt runoff, then discharges it to the Aajker Creek and Baxter Creek receiving waters. Runoff collects in street gutters and in grass swales, enters the piped drainage system (storm drain) through curb inlets, drop inlets, manholes and culverts, and discharges primarily through detention and treatment basins. Ownership of these facilities is split between the City of Bozeman (City) and the Lakes at Valley West Homeowners Association (HOA). The City owns all system components within the street right-of-ways, and the HOA owns the remaining facilities which include all of the retention, detention and treatment basins. Each entity is responsible for maintaining their facilities. The HOA shall maintain their components of the storm drainage system in accordance with this maintenance plan and with City of Bozeman regulations and HOA documents. Maintain a written account of all maintenance and repair activities, such as a log book, for future reference. Every Month, May through October 1. Grass Swales: Mow to maintain maximum grass height of 6 inches. Do not allow mulch to discharge or accumulate within 6 feet of the flowline. 2. Storm Drain Pipe and Culverts: Trim and control vegetation near open ends of pipes, to prevent any significant restriction of flow. 3. Surface Detention/Treatment Facilities: Clean the area to keep free of leaves, grass clippings, excess vegetation and debris (paper, cardboard, plastic bags, etc.). If the basin contains water at the time of inspection, return later to clean the area. If ponded water persists over a dry period of a few days, remove cover from the outlet control structure and unclog the orifice (remove debris) to ensure unimpeded flow to the outlet pipe. If sediment sump is full to the orifice level, remove all sediment from the sump. Every Three Months, and Immediately after Major Storm or Snowmelt Events 1. Grass Swales: Walk along each swale to inspect. Clean as needed to keep free of silt, debris, excess vegetation, or any other material that impedes flow. Note areas of ponding and areas with dense weeds or sparse grass cover, and repair within 1 year (see “Repair Procedures” below). 2. Alleys (Woonerf sections): Walk or drive along each alley to inspect. Clean as needed to keep free of silt, debris, or any other material that impedes flow and causes ponding. Note areas of sediment accumulations. Find sediment source, direct temporary BMPs to be installed as appropriate, and repair at source within 1 year. 3. Storm Water Manholes and Inlets: Inspect each inlet grate and grated manhole cover. Clean as needed to keep free of leaves, debris, excess vegetation, or any other material (paper, cardboard, plastic bags, etc.) that impedes flow. In winter, ice or snow may remain over inlet grate. If water ponds excessively and creates a problem during snowmelt events, chip ice to provide a drainage channel into the manhole or inlet. 4. Surface Detention/Treatment Facilities: From November through April, continue inspection and cleaning procedures as stated under the “monthly inspection” category above, every three months and immediately after major storm or snowmelt events. 5. Underground Detention/Treatment Facilities: Open inspection port(s) in the isolator row, and view with a flashlight. If the geotextile fabric (at the bottom of the chamber) is obscured by 785 sediment, measure depth to sediment level, and subtract from baseline depth (full depth to geotextile fabric). If the result (sediment level) is greater than 3 inches, schedule to have sediment removed, as stated under the “annual inspection” category below. Annually 1. Storm Drain Pipe (pipe terminating in manhole or inlet): Pull inlet grates and manhole covers as needed, and inspect each end of each pipe. If observed sediment level in the sump is above the lowest pipe flowline, clean all sediment from the pipes and the manhole or inlet sump. 2. Storm Drain Pipe or Culvert (pipe terminating in open ditch or swale): If sediment has accumulated to 3 inches or more above the pipe flowline, remove sediment from the outlet pipe and ditch to provide free drainage and re-seed or sod the area of disturbance. If soil has eroded and un-vegetated rills are visible, re-seed or sod the area. If there are recurring problem areas, repair as stated in “Repair Procedures” below. 3. Underground Detention/Treatment Facilities: Remove manhole covers at each end of the isolator row. If the observed sediment level is above the lowest pipe flowline, clean all sediment from the pipes and the manhole or inlet sump. Also, look down the isolator row to see if sediment level is at or above the lower row of sidewall holes (about 3 inches above the geotextile bottom). Follow OSHA regulations for confined space entry, or use pole-mounted mirrors or cameras. If this observation or previous inspections through the inspection ports noted sediment levels greater than 3 inches, employ a pipe cleaning service to remove all sediment from the isolator row in accordance with the detention system manufacturer’s recommendations. Every 5 years 1. Surface Detention/Treatment Facilities: Sediment, windblown dust and thatch will build up over time and reduce the storage capacity. Storage capacity is the basin’s airspace volume between two elevations measured in the outlet control structure: the top of the overflow riser, and the flowline elevation of the discharge pipe. Employ a land surveyor or engineer to determine the airspace volume. If it is less than the minimum volume indicated on the approved construction drawings (record drawings), remove excess material and replace landscape materials to originally constructed conditions. Repair Procedures 1. Grass Swales, Dense Weeds or Sparse Grass Cover: Re-seed or sod the area, but first determine and address the source of the problem. Expand irrigation coverage, add soil amendments, fertilize, etc., as needed to improve growth media and grass health. 2. Grass Swales, Areas of Ponding: Cut sod and re-grade the area for consistent downgradient slope along the swale. Then re-seed or sod the area of disturbance. 3. Pipe Outlet Ditch, Excessive Sediment Accumulation: Cut sod, remove sediment, and re-grade the area to a consistent downgradient slope along the outlet ditch or swale. Extend the re-grading as far as needed to provide positive drainage. Then re-seed or sod the area of disturbance. 4. Pipe Outlet Ditch, Erosion: It is recommended to hire a Professional Engineer to address this issue. Another option is to cut sod and re-grade the area, install a permanent, non-degradable turf reinforcement mat (TRM) per the manufacturer’s recommendations, and re-seed the area of disturbance through the TRM per the manufacturer’s recommendations. N:\5352\007\Post Construction\O&M Manuals\storm water maint. plan.docx 786 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Maintenance Provision The Homeowners Association will maintain all non-public improvements including, but not limited to, parks, open spaces, private improvements and other improvements as noted below. Parks NOTE: Phase 4 has four open space tracts, but it does not have its own park in this phase, however the homeowners in Phase 4 will still be responsible for their share of the park maintenance of the park provided with the overall PUD. The park system within the The Lakes at Valley West is diverse and requires different subsets of maintenance considerations within this area. Because over 9 acres of this area is dedicated for parkland, the master plan allows for certain areas to remain native, natural state versus a manicured park for ease of maintenance and to maintain species diversity. Depending on the seasonal moisture, native grass will be mowed 2 to 3 times per year. Generally the first time in mid-July, and the final time occurring in mid-October. The mow height will be a minimum of 6 inches, with 12 inches being the preferable. A noxious weed control program has been established with a local contractor. A yearly property check with two applications a year till turf is fully established once in June and the other in August. Once the turf is fully established then spaying will be cut down to one application per year in the month of June. This event is coordinated with the County Weed Supervisor, the NRCS agent and the City of Bozeman. This program can also be used to control the weeds in gravel walkways with spot application of a weed control agent as required. The City of Bozeman shall be notified of any and all applications of pesticides and/or herbicides on public lands. Signs shall be posted prior to application in appropriate and noticeable locations identifying the product applied. Signs will remain in place for a minimum of two (2) days after treatment. Records shall be maintained in accordance with the State of Montana Pesticide Act, Administration Rule 4.10.207 and copies submitted to the City of Bozeman Parks Division. Active use grass areas will have a mow height of no less than 3 inches and be allowed to grow to 4 or 4-1/2 inches before being mowed again. One can expect around 26 mows a year. Fescue blend lawn areas require roughly 9 inches of water between June 1st and September 1st. At peak 787 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application demand this means roughly 0.75 inch of precipitation per week in lawn areas. For mature lawn areas, this water will be spread evenly through the week and in less frequent, deeper soakings. Fertilizing of grass and lawn areas is to be done as necessary, but not be overdone to minimize water needs and mowing and to protect sensitive areas. Lawns which have irrigation at head to head coverage will have two applications of fertilizer: The first will be a blend of 17-17-17 in May and then will have an application of 27-8-8 in mid-summer. As the lawns are establishing, the rate of fertilization will be approximately 40 lbs per 10,000 square feet. An established lawn will be fertilized at a rate of 60 lbs. per 10,000 square feet. Certain park areas have ground cover which requires full or partial irrigation. In areas where a full turf-type lawn is desired, an irrigation system will be placed with head to head coverage. The borders next to areas desired to be left in native grass state, a single row of heads is placed to allow for minimal watering to allow that transition. The irrigation system will need to be monitored to watch for breaks, vandalism and overall needs of the site. Areas which are "partially irrigated" or have only a single row of heads may be fertilized in a similar way. Bi-annual soil test will be taken to assess soil nutrient contents and adjust fertilizer rates accordingly. Any seed mix that has no irrigation or areas within 50 feet of a stream or wetland will not be fertilized and has no plan for regular application of fertilizer. This will minimize excess nutrient run-off that will adversely affect the water ecosystem. Trees and shrubs located within this corridor will be monitored and if deemed that they need fertilization, the use of capsule fertilizer will be utilized. In areas outside the corridor, the shade trees will be fertilized in April with 16-10-9 plus iron and zinc. Once trees and shrubs are established, they will be fertilized with tree food spikes. Do not fertilize trees and shrubs past mid to late July. Pruning of evergreens will occur in June. Shade trees will pruned in April, except maples and birch. Maple and Birch species will be pruned in mid to late July. During the fall once the leaves have fallen, they will be collected and removed. General monitoring for pests and diseases will be done throughout the year. Trees and shrubs will be deep watered right before the ground freezes. All trees on public property are subject to the City of Bozeman permits and ordinances as outlined in City Ordinance 12.30.040. The irrigation system will be charged in April, after the frost has left the ground and plant material begins to grow. All of the manual drain valves will be turned to the closed position. The power for the pump will be switched to the "on" position. Program or adjust the controller for the current month's watering needs. Check all heads to ensure that there is no breakage and that proper coverage is attained. Each month the heads and controller will be checked and adjusted for the weather. 788 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application When repairing the sprinkler heads using different brands or nozzles are not recommended. This ensures that the coverage is efficient for the working pressure and disperses at an equal precipitation rate. Ensure that the heads seated at a level which it is not damaged from mowing or maintenance equipment. Be sure to periodically check the drip emitters around the trees to ensure they are functioning properly. Winterization of the irrigation system typically occurs during the last week of October. At this time, the power to the well pump will be turned off. All manual drain valves will be opened. Use a high powered air pump to connect to many of the quick coupler valves around the system. Run air through the system, opening and closing each valve zone, until all of the water is completely out of the system. Turn off the controller and leave the water off until spring. If winter watering is necessary, this must be done manually from a tank to avoid damage to the system. Areas with higher use such as picnic structures and tables will need weekly garbage service. All residential garbage is the responsibility of the individual lot. The park system is currently maintained through the Homeowner's Association and these types of services will be included in that overall maintenance. Sidewalks, Streets, Woonerfs, and Alleys Concrete sidewalks located in the open space will have the snow removed within 24 hours of the end of any snowfall event as per Bozeman Ordinance 1529. Gravel trails will not have a regular snow removal schedule. The maintenance as well as the snow removal for the concrete sidewalks located in the open spaces will be the responsibility of the Homeowner's Association. City standard streets will be maintained by the City of Bozeman which includes snow removal and overall street maintenance. The snow removal for the Woonerf's and Alley's will be completed for any snow event that is 2 inches or greater. The snow will be stored on-site. The snow removal and maintenance for the Woonerf's and Alley's will be the responsibility of the Homeowner's Association. A rate study will be performed to establish Homeowner's Association fees based on maintenance requirements as well as long term replacement costs for the concrete sidewalks, Woonerf's, and Alley's. Implementation All park and open space areas will comply with the City of Bozeman requirements for implementation. Each preliminary plat subdivision phase will provide detailed landscape and irrigation plans in accordance with the overall master plan for any park land in that particular phase. Site grading, seeding, well development and irrigation infrastructure will be installed as 789 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application required for subdivision regulations. All soils to be used on pubic park land shall be inspected by and meet the approval of the City of Bozeman Parks Division Staff prior to installation and shall meet the minimum depth requirement of 10 inches. Additional amenities not required of the developer, but will be included in park improvements, include playground equipment, surfacing and drainage; benches, and picnic tables. The quality of the installed improvements will far exceed the minimum requirements necessary for the development. 790 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Noxious Weed Management and Re-vegetation Plan The applicant has entered into a memorandum of understanding regarding the full 65 acre development and has implemented the associated weed plan. Copies of the weed plan and the memorandum of understanding is included in this section. 791 792 793 794 795 796 797 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Platting Certificate 798 799 800 801 802 803 804 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Preliminary Plat 805 ©COPYRIGHT MORRISON-MAIERLE, INC.,2017 PLOTTED DATE: Mar/10/2017 PLOTTED BY: cole norsworthy DRAWING NAME: N:\5352\008\ACAD\Survey\5352008--PHASE4-PREPLAT-PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 11THE LAKES GALLATIN 5352.008 1"= 500' 03/2017 JR CN MMI 5E 2S 9NW LOT R2A OF PHASE 3 OF THE LAKES AT VALLEY WEST SUBDIVISION, PLAT J-XXX, SITUATED IN THE NE1/4 NW1/4, OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER THE LAKES AT VALLEY WEST, BOZEMAN TWO, LLC 4515 N56TH ST PHOENIX, AZ 85018-3119 ZONING CITY OF BOZEMAN R-1 THE LAKES AT VALLEY WEST - PHASE 4 PURPOSE TO CREATE 25 RESIDENTIAL LOTS, 4 OPEN SPACE LOTS, AND 1 RESTRICTED LOT I, Jon C. Wilkinson, Montana Professional Land Surveyor License No. 16411LS, hereby certify that the Final Plat of The Lakes at Valley West Phase 4 was surveyed under my supervision between January 2017 and July 2017, and platted the same as shown on the accompanying plat and as described in accordance with the provisions of the Montana Subdivision and Platting Act, §76-3-101 through §76-3-625, M.C.A., and the Bozeman Unified Development Ordinance. I further certify that monuments which have not been set by the filing date of this instrument will be set by December 2017, due to public improvements construction pursuant to 24.183.1101(1)(d) A.R.M. Dated this___________day of_________________, 2017. ________________________________________________________ Jon C. Wilkinson, PLS, CFedS MT Reg. #16411LS Morrison-Maierle, Inc. THE LAKES AT VALLEY WEST, BOZEMAN TWO, LLC. By: ________________________________________________________________________________ James M. Kilday, Authorized Representative Dated State of ____________________________________ County of ___________________________________ On this ________________ day of ___________________________, 2017, before me, the undersigned Notary Public for the State of _____________________ personally appeared James M. Kilday, known to me to be the Authorized Representative of The Lakes at Valley West, Bozeman Two, LLC. and acknowledged to me that said LLC executed the same. Notary Public in and for the State of ___________________ Printed Name _____________________________________ Residing at _______________________________________ My commission expires _____________________________ CERTIFICATE OF COMPLETION OF IMPROVEMENTS I, James M. Kilday and I, James R. Nickelson, a Registered Professional Engineer licensed to practice in the State of Montana, hereby certify that the following improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code or as Conditions of Approval of the Final Plat of The Lakes at Valley West Phase 4, have been installed in conformance with the approved plans and specifications, or financially guaranteed and covered by the improvements agreement accompanying this plat. Installed Improvements: None Financially Guaranteed Improvements: 1.Street Improvements 2.Sewer & Water Improvements 3.Storm Water Improvements 4.Sidewalk Improvements 5.Open Space Improvements The subdivider hereby warrants against defects in these improvements for a period of two years from the date of acceptance by the City of Bozeman. The subdivider grants possession of all public infrastructure improvements to the City of Bozeman and the City hereby accepts possession of all public infrastructure improvements, subject to the above indicated warranty. ___________________________________________________________________ James M. Kilday Authorized Representative Dated The Lakes at Valley West, Bozeman Two, LLC. ___________________________________________________________________ James R. Nickelson, No. 9063PE Dated Morrison Maierle, Inc. ___________________________________________________________________ Craig Woolard Dated Director of Public Works City of Bozeman, Montana I, Craig Woolard, Director of Public Works, City of Bozeman, Montana, do hereby certify that the accompanying plat has been duly examined and has found the same to conform to the law, approve it, and hereby accept the dedication to the City of Bozeman for the public use of any and all lands shown on the plat as being dedicated to such use. Dated this __________ day of ____________________, 2017. ________________________________________ Craig Woolard Director of Public Works City of Bozeman, Montana I, Kimberly Buchanan, Treasurer of Gallatin County, Montana, do hereby certify that the accompanying plat has been duly examined and that all real property taxes and special assessments assessed and levied on the land to being divided have been paid. Dated this __________ day of ____________________, 2017. ________________________________________ Kimberly Buchanan Treasurer Gallatin County, Montana _________________________________________ Tax ID No. _________________________________________ Tax ID No. CERTIFICATE OF COUNTY TREASURER I, Charlotte Mills, Clerk and Recorder of Gallatin County, Montana, do hereby certify that the foregoing instrument was filed in my office at _______ o'clock, __________(a.m., or p.m.), this _________ day of ______________, 2016, and recorded in Book ______ of Plats on page __________, and Document # ____________________, Records of the Clerk and Recorder, Gallatin County, Montana. Dated this __________ day of ____________________, 2017. ________________________________________ Charlotte Mills Clerk and Recorder Gallatin County, Montana CERTIFICATE OF CLERK AND RECORDER The Lakes at Valley West-Phase 4, Gallatin County, Montana, is within the City of Bozeman, Montana, a first class municipality, and with the planning area of the Bozeman growth policy which was adopted pursuant to Section 76-1-601 et seq., MCA, and can be provided with adequate storm water drainage and adequate municipal facilities. Therefore under the provisions of Section 76-4-125(2)(d), MCA, this survey is excluded from the requirement for Montana Department of Environmental Quality review. Dated this ________________________ day of _______________________________, 2017. ________________________________ Craig Woolard Director of Public Works City of Bozeman, Montana CERTIFICATE OF EXCLUSION FROM MONTANA DEPARTMENT OF ENVIRONMENTAL QUALITY REVIEW CERTIFICATE OF DIRECTOR OF PUBLIC WORKS CERTIFICATE OF SURVEYOR We, the undersigned property owners, do hereby certify that we have caused to be surveyed, subdivided and platted into lots, blocks, streets, and alleys, and other divisions and dedications, as shown by the plat hereunto included the following described tract of land to wit: Phase 4 of The Lakes at Valley West, being Lot R2A of The Lakes at Valley West - Phase 3, Plat J-XXX; situated in the NE¼NW¼ of Section 9, Township 2 South, Range 5 East, Principal Meridian, City of Bozeman, Gallatin County, Montana, more particularly described as follows: Commencing at the Corner to Sections 4, 5, 8, and 9, Township 2 South, Range 5 East, Principal Meridian, as described on Certified Corner Recordation, Book 4, Page 931, Document No. 2566976, filed at the Gallatin County Clerk and Recorder's Office; thence N.88° 04' 19"E., 1337.30 feet to the West One-sixteenth Corner between Section 4 and Section 9; thence S.00° 59' 02"W., 659.06 feet along the east boundary of the NW¼NW¼ of Section 9 to the southwest corner of Phase 3 of The Lakes at Valley West, the Point of Beginning; thence along the south boundary of Phase 3 of The Lakes at Valley West S.89° 00' 58"E., 82.84 feet; thence continuing along the said boundary N.84°34'24”E., 57.69 feet; thence N.75°16'23”E., 33.24 feet; thence N.63°07'43”E., 86.94 feet; thence N.56°35'13”E., 64.64 feet; thence N.53°42'03”E., 60.00 feet; thence N.50°56'59”E., 90.09 feet to an angle point on the south boundary of Phase 3 of The Lakes at Valley West; thence continuing along said boundary S.36°32'03”E., 62.13 feet to point of curvature; thence along a curve to the right having a radius of 280.00 feet, a central angle of 24°45'39" for an arc length of 121.00 feet to an angle point on the south boundary of Phase 3 of The Lakes at Valley West; thence N.88°04'19”E., 783.80 feet to the southeast corner of Phase 2 of The Lakes at Valley West a common point on the west right-of-way of North Laurel Parkway; thence S.0°58'16”W., 694.85 feet to a point on the north boundary of the SE¼NW¼ of Section 9; thence S.88°28'17”W., 1292.11 feet to the Northwest One-sixteenth Corner of Section 9; thence N.00° 59' 02"E. for 682.78 feet along the east boundary of the NW¼NW¼ of Section 9, to the Point of Beginning. The Area of the above described tracts of land is 917,326 square feet, or 21.059 acres, more or less. The above-described tract of land is to be known and designated as “The Lakes at Valley West - Phase 4”, City of Bozeman, Gallatin County, Montana; and the lands included in all streets, avenues, alleys, and parks or public lands shown on said plat are hereby granted and donated to the City of Bozeman for the public use and enjoyment. Unless specifically listed herein, the lands included in all streets, avenues, alleys, and parks or public lands dedicated to the public are accepted for public use, but the City of Bozeman accepts no responsibility for maintaining the same. The owner agrees that the City of Bozeman has no obligation to maintain the lands included in all streets, avenues, alleys, and parks or public lands, hereby dedicated to public use. The lands included in all streets, avenues, alleys, and parks or public lands dedicated to the public for which the City of Bozeman accepts responsibility for maintenance of Westgate Avenue. The undersigned hereby grants unto each and every person firm or corporation, whether public or private, providing or offering to provide telephone, electric power, gas, internet, cable television or other similar utility or service, the right to the joint use of an easement for the construction, maintenance, repair and removal of their lines and other facilities in, over, under and across each area designated on this plat as "Utility Easement" to have and to hold forever. CERTIFICATE OF DEDICATION VICINITY MAP DURSTON RD. VICINITY MAP All streets, alleys, and rights-of-way, shown hereon as "DEDICATED", are not easements. The intent of the dedication is to convey all the streets, alleys, and rights-of-way to the public, upon acceptance by the governing authority. DEDICATION AND EASEMENT NOTELAUREL PARKWAYWEST BR O O KE SUBDI VISI O N PHASE 1VALLEY WESTSUBDI VISI O N NOR T O N E AST R A N C H SUBDI VISI O N BRO N KE N PARKC.O.S.1851C.O.S.1851LAUR EL GLE N SUBDIVISIONBABCOCK ST.COTTONWOOD ROADPROJECT AREA PHASE 3 PHAS E 2 PHASE 1 BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE MODIFIED RECORDBEARINGS. THE RECORD BEARING PER C.O.S. 1005B,N.88°04'24”E., ALONG THE NORTH LINE OF THENORTHWEST ONE-QUARTER OF SECTION 9, WASRECOMPUTED BASED ON THE FOUND CORNERS BETWEEN THE ONE-QUARTER CORNER BETWEEN SECTION 9 ANDSECTION 4, AND THE CORNER TO SECTIONS 5, 4, 8, AND 9.THE RESULTING BEARING IS N.88°04'19”E. 806 NW 1/16 C-N 1/16 W 1/16 LAUR E L G L E N SUBD I V I S I O N P H A S E 1 TRAC T 1 C.O.S. 1 5 8 1 NOT P A R T O F T H I S S U R V E Y TRAC T 2 C.O.S . 1 5 8 1 SW4N W 4 L E S 2 5' R D O N N S O F S09,T 0 2 S , R 0 5 E , LOT R 1 NORT O N E A S T R A N C H S U B D I V I S I O N PHAS E 3 A LOT R 1 NORT O N E A S T R A N C H S U B D I V I S I O N PHAS E 3 A LOT R 1 NORT O N E A S T R A N C H S U B D I V I S I O N PHAS E 3 AS0°59'02"W 659.06'S89°00'58"E 82.84' N84°34'24"E 57.69'N75°16'23"E 33.24' N56° 3 5' 1 3" E 64.64' N63°0 7' 4 3 " E 86.94' N53° 4 2' 0 3" E 60.00' N50° 5 6' 59" E 90.09'S36 ° 3 2 ' 0 3 "E 6 2 . 1 3 'R=280.00'L=121.00'Δ=24°45'39"CB=S24°09'14"ECH=120.06' 296.79' 487.01' N88°04'19"E 783.80' S88°28'17"W 776.71' N89°00'58"W 90.00' S0°59'02"W 2.42' N89°00'58"W 250.00'N0°59'02"E 682.78'S0°58'16"W 694.85'364.67'330.18'1292.11' S88°28'17"W 1337.16' 45.04'352.78'12.50'330.00'N89°00'58"W 122.84' N0°59'02"E 22.42'N89°00'58"W 32.00' R=20.00' L=31.42' Δ=90°00'00" CB=S45°59'02"W CH=28.28' N88°04'19"E 1337.30' FOUND 5/8" REBAR WITH A YELLOW PLASTIC CAP MARKED "MORRISON-MAIERLE, INC." AT A POINT S. 66°18'19" E., 0.27 FEET FROM THE POINT SHOWN ON C.O.S. 1005B, & N. 15°22'16" E., 0.85 FEET FROM THE POINT FOR THE SOUTHEAST CORNER OF TRACT 2 OF C.O.S. 1581 NOT P A R T O F T H I S S U R V E Y N88°28'17"E 150.14' ©COPYRIGHT MORRISON-MAIERLE, INC.,2017 PLOTTED DATE: Mar/16/2017 PLOTTED BY: cole norsworthy DRAWING NAME: N:\5352\008\ACAD\Survey\PPLAT\5352008--PHASE4-PREPLAT-PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 42THE LAKES GALLATIN 5352.008 1"= 100' 03/2017 JR CN MMI 5E 2S 9NW BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE MODIFIED RECORDBEARINGS. THE RECORD BEARING PER C.O.S. 1005B,N.88°04'24”E., ALONG THE NORTH LINE OF THENORTHWEST ONE-QUARTER OF SECTION 9, WASRECOMPUTED BASED ON THE FOUND CORNERS BETWEENTHE ONE-QUARTER CORNER BETWEEN SECTION 9 ANDSECTION 4, AND THE CORNER TO SECTIONS 5, 4, 8, AND 9.THE RESULTING BEARING IS N.88°04'19”E. LOT R2A OF PHASE 3 OF THE LAKES AT VALLEY WEST SUBDIVISION, PLAT J-XXX, SITUATED IN THE NE1/4 NW1/4, OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT THE LAKES AT VALLEY WEST - PHASE 4 OWNER THE LAKES AT VALLEY WEST, BOZEMAN, LLC 4515 N56TH ST PHOENIX, AZ 85018-3119 ZONING CITY OF BOZEMAN R-1 PURPOSE TO CREATE 25 RESIDENTIAL LOTS, 4 OPEN SPACE LOTS, AND 1 RESTRICTED LOT LOT 6LOT 7LOT 8LOT 9LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 15 LOT 16LOT 17LOT 18LOT 19 LOT 20 LOT 21 LOT 22 LOT 23 LOT 24 LOT 25LOT 8 LOT 7 LOT 6 LOT 5 LOT 4 LOT 3 LOT 2 LOT 1 LOT 17LOT 18LOT 19LOT 20LOT 12 LOT 11LOT 10LOT 9 LOT 36LOT 35LOT 34LOT 33LOT 32LOT 31LOT 30LOT 29LOT 28LOT 16LOT 15LOT 14LOT 13 LOT 22 LOT 23 LOT 2 4 LOT 2 5 LOT 26LOT 27LOT 2 8 LO T 2 9LOT 3 0LOT 3 1 LOT 5 0LOT 4 9LOT 48LOT 47LOT 46LOT 45LOT 4 4 LOT 43 LOT 42 LOT 41 LOT 40 LOT 39 LOT 38 LOT 37 LOT 36 LOT 35 LOT 34 LOT 33 LOT 3 2 LOT 13 LOT 14 LOT 15 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 LOT 1 2 LOT 11 LOT 10 LOT 9 LOT 8 LOT 7 LOT 6LOT 5 LOT 1 LOT 2 LOT 3 LOT 4 WESTGATE AVENUELAUREL PARKWAYWES T M O R L A N D D RI V E DURSTON ROADWESTGATEAVENUE LAUREL PARKWAYLOT R 2B 430,581 SQUARE FEET 9.885 ACRES PHASE 4 486,745 SQUARE FEET 11.174 ACRES LEGEND RIGHT-OF-WAY PUBLIC UTILITY EASEMENT SET REBAR, 5/8 IN. DIAM. WITH YELLOW PLASTIC CAP MARKED "MORRISON-MAIERLE INC. 14732LS" FOUND REBAR, 5/8 IN. DIAM. WITH YELLOW PLASTIC CAP MARKED "MORRISON-MAIERLE INC. 14732LS" FOUND REBAR WITH PLASTIC CAP FOUND REBAR, 5/8 IN. DIAM. WITH AN ALUMINUM CAP, 2 IN. DIAM. MARKED "MORRISON-MAIERLE INC. 14732LS" FOUND SECTION CORNER AS NOTED FOUND ONE-QUARTER CORNER NOTHING FOUND OR SET UNZO N E D UNZ O N E D POINT OF BEGINNING R-2 R-3 R-4OPEN SPACE BOPEN SPACE A OPENSPACE DOPEN SPACE F OPENSPACE CLOT 1 LOT 2 LOT 3 LOT 4 LOT 5 AREA SUMMARY- PHASE 4 LOT AREA: PUBLIC R-O-W AREA: OPEN SPACE (PUBLIC): PHASE 4 TOTAL AREA: LOT R2B AREA GRAND TOTAL AREA 2.703 acres (117,751) Sq. Ft. 1.064 acres (46,331) Sq. Ft. 7.407 acres (322,663) Sq. Ft. 11.174 acres (486,745) Sq. Ft. 9.885 acres (430,581 Sq. Ft.) 21.059 acres (917,326 Sq. Ft.) CONTOUR INTERVAL IS 5' MAJOR AND 1' MINOR OPENSPACE ELOT 27*LOT 2 6 LOT 2 5 LOT 2 4 LOT 2 3 L O T 2 2 LOT 2 1 OPEN SPACE DOPEN SP A C E F LAKE LAKE PHA S E 1 PHA S E 2 CITY P A R K 1 OPEN SPACE A AAJKER CREEKAAJKER CREEKBOUNDARYZONEINGPHAS E 3 LOT 22LOT 23LOT 24LOT 25LOT 13 LOT 14 LOT 15 LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 12LOT 11LOT 10LOT 9LOT 8LOT 7LOT 6LOT 5LOT 1 LOT 2 LOT 3 LOT 4 HERSTAL WAY (32' R/W)THE 1/4 CORNER BETWEEN SECTIONS 4 AND 9 FOUND AT THE RECORD POSITION. SEE CCR BOOK 4, PAGE 930. DOC. NO. 2566975CORNER TO SECTIONS 4, 5, 8 AND 9 FOUND AT THE RECORD POSITION. SEE CCR BOOK 4, PAGE 931 DOC. NO. 2566976 POINT FOR W 1/16 CORNER FALLS IN DURSTON ROAD FROM WHICH A FOUND REBAR WITH A YELLOW PLASTIC CAP, 5606S, BEARS S 01°38'14" W., 32.38 FEET RECORD N88°04'24" E 1337.30' MEASURED N88°04'19" E 1337.30'WESTGATE AVENUE (60' R/W)OSTEND LANE (32' R/W) 807 RESIDENTIAL LOTS PHASE BOUNDARY/ PROPERTY BOUNDARY LEGEND S PUBLIC OPEN SPACE PUBLIC RIGHT OF WAY WATER INFRASTRUCTURE SEWER INFRASTRUCTURE W ROADWAY INFRASTRUCTURE 10' UTILITY EASEMENT LINE WALKING TRAIL SIDE WALK STORM WATER INFRASTRUCTURE PUBLIC STORM WATER AND SNOW STORAGE AREA 10' SNOW STORAGE AREA GAS, ELECTRIC, COMMUNICATION INFRASTRUCTURE LOT 1 4054 sq.ft. LOT 2 5105 sq.ft. LOT 3 5100 sq.ft. LOT 4 5100 sq.ft. LOT 5 3825 sq.ft.OPEN SPACE A0.42 acs.18180 sq.ft.LOT 12 5463 sq.ft. OPEN SPACE D 6.51 acs. 283700 sq.ft. LOT 7 3400 sq.ft. LOT 8 3400 sq.ft. LOT 9 3400 sq.ft. LOT 10 3397 sq.ft. LOT 11 5355 sq.ft.OPEN SPACE B0.42 acs.18080 sq.ft.LOT 17 5550 sq.ft.LOT 6 4508 sq.ft. LOT 14 5270 sq.ft. LOT 15 4250 sq.ft. LOT 16 4250 sq.ft. LOT 23 5426 sq.ft. LOT 22 4791 sq.ft. LOT 21 4950 sq.ft. LOT 20 4950 sq.ft. LOT 19 4950 sq.ft. OPE N S P A C E C 0.06 a cs.2703 sq.ft. LOT 18 4950 sq.ft. LOT 25 5153 sq.ft. LOT 24 5426 sq.ft. LOT 13 5728 sq.ft.27.80'L=18.19'L=15.97'44.06'60.00'60.00'45.00'30.00'S0°59'02"W22.42'S89°00'58"E 85.85' N89°00'58"W 95.15'45.00'60.00'S0°59'02"W60.00'60.00'45.00'S89°00'58"E 85.00' S89°00'58"E 85.00' S89°00'58"E 85.00' S89°00'58"E 85.00' 3 2 . 10 ' 3 0 . 0 3 ' S50° 5 6' 5 9" W 9 0. 0 9' S56° 3 5' 1 3" W 6 4. 6 4' S63°0 7' 4 3" W 8 6. 9 4' S75°16'23 " W 33.24'S84°34'24"W 57.69'N89°00'58"W 82.84'S0°59'02"W 330.00'S89°00'58"E 32.00' S89°00'58"E 80.00'11.02'L=14.11'11.43'44.76'L=13.82'L=13.05'29.48'42.50'42.50'42.50'S89°00'58"E 79.28' S89°00'58"E 80.00' S89°00'58"E 80.00' S89°00'58"E 80.00'30 .0 4 ' 2 8 .3 8 'L=49.81'L=35.32'45.49'62.00'50.00'50.00'60.00'32.00'R=20.00' L=31.42' Δ=90°00'00" 190.00' N72°56'1 2 " E 84.39' S89°00'58"E 85.00' S89°00'58"E 85.00' S89°00'58"E 85.00' S89°00'58"E 85.00' S89°00'58"E 90.00' N88°28'17"E 776.71'N0°58'16"E 364.67'487.01' S60°0 4' 4 5 " W 90.00' S74°46'47 " W 90.00' N89°28'49"E 90.00' S89°00'58"E 90.00' S89°00'58"E 90.00' S89°00'58"E 90.00' S89°00'58"E 90.00' S89°00'58"E 90.00' S56°3 5' 1 3" W 76.69'S23°21'42"E54.46 ' 7.50'S0°59'02"W60.00'N89°00'58"W 30.00'N0°59'02"E52.50'7.50'42.50'42.50'42.50'42.50'80.63'S63°0 7' 4 3 " W 70.61' S89°00'58"E 80.00'32.50'L=3 1.42'S89°00'58"E 67.50' S89°00'58"E 92.50' S89°00'58"E 80.00' S89°00'58"E 80.00' S89°00'58"E 80.00' S89°00'58"E 79.28' 296.79'L=16.84'L=71.84' N72°56'1 2 " E 84.39' S89°00'58"E 85.00' S89°00'58"E 85.00' S89°00'58"E 85.00' S89°00'58"E 85.00'S0°59'02"W 216.23'50.00'50.00'62.00'54.23'N0°59'02"E 250.63'189.48'28.39'L=6.83' 2.02'30 .0 3 ' 2 8 . 1 5 ' L =2 1. 9 3'L=48.75'L=48.75'L=4.99'47.07'55.00'55.00'55.00'55.00'30.00'S0°59'02"W 2.42' S74°46'47 " W 90.00'L=71.84' L =32 .32 ' S89°00'58"E 90.00'55.00'55.00'55.00'55.00'47.07'L=7.35'L=55.00'N89°28'49"E 90.00' S89°00'58"E 90.00' S89°00'58"E 90.00' S89°00'58"E 90.00' S89°00'58"E 90.00' N50° 56' 5 9" E 90.09' S60°0 4' 4 5 " W 90.00'299.49'N0°59'02"E 220.00'299.49'R=2 80 . 0 0'L=121.00'Δ=24°45'39"R=134.00'L=30.51'Δ=13°02'43"R=160.00'L=104.77'Δ=37°31'05"261.48'N14°01'45"EN0°59'02"EN0°59'02"EN3 6 ° 3 2 ' 03 "W S89°00'58"EN23°46'55 "W10.56 ' S89°00'58"E 122.84' 60.00' S89°00'58"E 250.00' N88°04'19"E 783.80'S3 6 ° 32 ' 0 3 "E 62 . 13 ' S53° 4 2' 0 2" W 6 0. 0 0'32.00'LOT 36 4500 sq.ft. LOT 34 4364 sq.ft. LOT 32 4364 sq.ft. LOT 30 4201 sq.ft. LOT 29 4000 sq.ft. LOT 28 4000 sq.ft. LOT 27 4500 sq.ft.S0° 13' 01"E100.0045.00' 45.00'30.58' LOT 35 4086 sq.ft. L=11.13'S0° 13' 01"E100.00S0° 45' 51"W100.0030.58' L=9.42' L=40.00'S4° 56' 16"W100.00L=47.28' L=47.26' L=47.27' L=47.23' L=25.93' 18.0 9 ' 40.00 ' 45.00 'S19° 42' 50"WL=40.00'L=40.00'L=40.00'S9° 05' 52"W100.00S13° 15' 53"W100.00S17° 24' 33"W100.00S19° 42' 50"W100.00S19° 42' 50"W100.00S19° 42' 50"W100.00OPEN SPACE F 1.85 acs. 80606 sq.ft. LOT 33 4363 sq.ft. LOT 31 4362 sq.ft.47474757 475147514750 0+00 47 5 0 4 7 5 5 47504765 4765 4760 4750 4760 4750 8S 8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8SSD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSD SD SD WWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W 4750 N89°49'42"W 80.00' N45°58'1 2"E 68.0 0' ©COPYRIGHT MORRISON-MAIERLE, INC.,2017 PLOTTED DATE: Mar/27/2017 PLOTTED BY: cole norsworthy DRAWING NAME: N:\5352\008\ACAD\Survey\PPLAT\5352008--PHASE4-PREPLAT-PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 43THE LAKES GALLATIN 5352.008 1"= 40' 03/2017 JR CN MMI 5E 2S 9NW LOT R2A OF PHASE 3 OF THE LAKES AT VALLEY WEST SUBDIVISION, PLAT J-XXX, SITUATED IN THE NE1/4 NW1/4, OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER THE LAKES AT VALLEY WEST, BOZEMAN TWO, LLC 4515 N56TH ST PHOENIX, AZ 85018-3119 ZONING CITY OF BOZEMAN R-1 THE LAKES AT VALLEY WEST - PHASE 4 PURPOSE TO CREATE 25 RESIDENTIAL LOTS, 4 OPEN SPACE LOTS, AND 1 RESTRICTED LOT CONTOUR INTERVAL IS 5' MAJOR AND 1' MINOR AREA SUMMARY- PHASE 4 LOT AREA: PUBLIC R-O-W AREA: OPEN SPACE (PUBLIC): PHASE 4 TOTAL AREA: LOT R2B AREA GRAND TOTAL AREA 2.703 acres (117,751) Sq. Ft. 1.064 acres (46,331) Sq. Ft. 7.407 acres (322,663) Sq. Ft. 11.174 acres (486,745) Sq. Ft. 9.885 acres (430,581 Sq. Ft.) 21.059 acres (917,326 Sq. Ft.)UNZONEDUNZONEDAAJKER CREEKAAJKER CREEK50' CREEKSETBACK50' CREEKSETBACK10' ASPHALT TRAIL30' MINIMUM SETBACKFROM AAJKER CREEKWESTGATE AVENUE POND WATER LINEHERSTAL WAYWEST M O R L A N D D RI V E POND WATER LINE EXISTING STORM DRAIN EASEMENT DETAIL 4.2' 5.9' SCALE: 1" = 30' 1 5 . 0 '15.0'EXISTING STORM DRAIN EASEMENT SEE DETAIL THIS SHEET BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE MODIFIED RECORDBEARINGS. THE RECORD BEARING PER C.O.S. 1005B,N.88°04'24”E., ALONG THE NORTH LINE OF THENORTHWEST ONE-QUARTER OF SECTION 9, WASRECOMPUTED BASED ON THE FOUND CORNERS BETWEENTHE ONE-QUARTER CORNER BETWEEN SECTION 9 ANDSECTION 4, AND THE CORNER TO SECTIONS 5, 4, 8, AND 9.THE RESULTING BEARING IS N.88°04'19”E. STORM DRAIN TO SERVE FUTURE PHASE 808 SD SD ©COPYRIGHT MORRISON-MAIERLE, INC.,2017 PLOTTED DATE: Mar/23/2017 PLOTTED BY: cole norsworthy DRAWING NAME: N:\5352\008\ACAD\Survey\PPLAT\5352008--PHASE4-PREPLAT-PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 44THE LAKES GALLATIN 5352.008 SEE DETAIL 03/2016 JR CN MMI 5E 2S 9NW CONDITIONS OF APPROVAL SHEET THE LAKES AT VALLEY WEST - PHASE 4 LOT R2A OF PHASE 3 OF THE LAKES AT VALLEY WEST SUBDIVISION, PLAT J-XXX, SITUATED IN THE NE1/4 NW1/4, OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PARK AREA TABLE: REQUIRED PARKLAND: LOTS 6 AND 17 REMAINING 23 LOTS TOTAL: SURPLUS PARKLAND FROM PHASE 1 AND 2, AND PHASE 3: SURPLUS PARK LAND PHASES 1, 2, 3 AND 4 TO BE APPLIED TO FUTURE PHASES: 0.06 acres/lot 0.12 acres 0.03 acres/lot 0.69 acres 0.81 acres 1.32 acres 0.51 acres The 27 dwelling units consist of 1 unit on each lot in Phase 4 and one accessory dwelling unit on Lots 6 and 17 in Phase 4. The Lakes at Valley West, Bozeman Two, LLC. By: ______________________________________________________________________________________ James M. Kilday, Authorized Representative Dated State of ____________________________________ County of ___________________________________ On this ________________ day of ___________________________, 2017, before me, the undersigned Notary Public for the State of _____________________ personally appeared James M. Kilday, known to me to be the Authorized Representative of The Lakes at Valley West, Bozeman Two, LLC. and acknowledged to me that said LLC executed the same. Notary Public in and for the State of ___________________ Printed Name _____________________________________ Residing at _______________________________________ My commission expires _____________________________ Certificate of Transfer of Ownership and Completion of Non-Public Improvements; and Conditions of Approval : The following are hereby granted and donated to the property owners association noted below for their use and enjoyment: Common Open Space parcels designated with letter A, B, C, & D. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same. The Lakes at Valley West, Bozeman Two, LLC hereby further certify that the following non-public improvements, required to meet the requirements of chapter 38 of the Bozeman Municipal Code, or as a condition(s) of approval of the subdivision plotted herewith, have been installed in conformance with any approved plans and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: None Financially Guaranteed Improvements: Landscaping, Irrigation System, Sidewalks and Trails. The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners association created by document number _____________________________________. We further certify that the text and/or graphics shown on the Conditions of Approval sheet represents requirements by the governing body for final plat approval and that all conditions of subdivision application have been satisfied; and that the information shown is current as of the date of the certification, and that changes to any land use restrictions or encumbrances may be made by amendment to covenants, zoning regulations, easements, or other documents as allowed by law or local regulations. 809 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Surface Water This narrative is from the Phases 1, 2, and 3 Preliminary Plat Application and is provided with this application to address the pre-application review comment regarding wetlands. Exhibit A is a delineation of the boundaries of surface waters and wetlands (Waters of the US) that currently exist within the Lakes at Valley West parcel. The surface water and wetland resources are described below according to the Cowardin system of classification (Cowardin et al 1979). • The historic Baxter Creek channel and riverine fringe encompasses approximately 1.69 acres of a perennial stream and adjacent saturated to seasonally flooded wetland fringe. • The West and East Lakes total approximately 8.29 acres of constructed mitigation lacustrine wetland that are permanently flooded. • The constructed lacustrine fringe surrounding the lakes totals approximately 2.56 acres that exhibit seasonally flooded to saturated soil conditions. • The constructed palustrine, emergent wetland southeast of the east lobe encompasses approximately 4.06 acres of wetland exhibiting saturated to permanently flooded soil conditions. Exhibit A shows the historic Baxter Creek corridor and post-construction mitigation wetlands on the property. The Baxter Creek riverine fringe shown on Exhibit A reflects the surveyed boundaries drawn on the original delineation map that were detailed in the 1998 Wetland Delineation Report. There have been no impacts or changes to the channel or riverine fringe on this reach of Baxter Creek since the original delineation as verified by Vaughn Environmental Services every year from 2008 to 2015. The post-construction mitigation wetlands are considered waters of the US as approved by the US Army Corps. Two linear wetlands that historically existed on this parcel were impacted to develop a gravel pit and later create the twin lakes. The boundaries of the open water of the twin lakes, the lacustrine fringe around the lakes, and the large palustrine wetland were established on the ground based on the design and an intricate grid drawn, surveyed and constructed in 2008. Aajker Creek is located outside the west property boundary, although the 50-foot watercourse setback extends across the west boundary into the Lakes parcel. Baxter Creek and Aajker Creek and the adjacent wetland fringes will be protected from development by 50-foot watercourse setbacks in accordance with Section 38.23.100 Watercourse setback (A) of the City of Bozeman Unified Development Code (UDC). 810 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application The mitigation wetlands and the Baxter Creek corridor are protected in perpetuity from development according to the conditions of the USACE 404 permit. The parcel was laid out to provide 50-foot watercourse setbacks on Baxter Creek and 35-to 50-foot upland buffers around the lakes and palustrine wetland. The surface water resources will be protected within park and/or open space. The East Lobe, palustrine wetland, and Baxter Creek corridor will be dedicated to the City as park land. There will be no impacts to the mitigation wetlands or Baxter Creek as a result of the development except for a pedestrian bridge crossing on Baxter Creek. The bridge impacts were included in the original 404 permit. The permit expired before the bridge was constructed. The surface water resources will be protected during road construction with construction fencing and erosion control measures. The resource conditions associated with Baxter Creek, the Lakes, and the wetland complex are detailed in the following sections Baxter Creek The Gallatin County Conservation District (GCD) classifies Baxter Creek as a perennial stream. The creek channel within the property is approximately 7 to 10 feet wide and 1,373 feet long, flowing from south to north between the Baxter Natural Area city park and the Lakes at Valley West. Baxter Creek is diverted from the Farmer’s Canal approximately 1.2 miles south of the Lakes property. The boundaries of the open water channel and adjacent riverine fringe were originally delineated in 1994 in anticipation of the original Valley West Subdivision plat submittal. Fifty-foot watercourse setbacks were established from the edge of the riverine wetland fringe in the October 2003 Preliminary Plat Application (Figure A). The watercourse setbacks have been maintained to the present in accordance with Section 38.23.100 Watercourse setback (A) of the City of Bozeman UDC. Base flows fed by high groundwater and irrigation water originating in the Farmer’s Canal in summer provide the main sources of hydrology for Baxter Creek. High flow events are typically related to stormwater runoff events and melting valley snowpack. The reach of Baxter Creek within the project boundaries had been negatively impacted by livestock grazing and agricultural practices resulting in an overly wide stream channel, bank erosion, lack of pool habitat, and lack of woody riparian vegetation. Restoration of a segment of Baxter Creek extending 1,800 feet south of Durston Road was completed in 2006. The work included narrowing the channel, stabilizing eroding banks, and enhancing fish habitat by constructing pools throughout the stream reach located on the Lakes property. The restored banks were revegetated with salvaged sod mats and custom seed mixes. The east side of Baxter Creek was planted with trees and shrubs as part of the Baxter Natural Area construction in 2007. Approximately 692 containerized woody plant materials were installed within the riparian corridor of Baxter Creek and the Baxter Creek Natural area. The west side of the corridor was planted with trees and shrubs in fall 2008 coincident with construction of The Lakes. Planting details are included in the Vegetation Section. The Baxter Creek corridor, adjacent riverine wetland fringe, and 50-foot watercourse setback will be protected 811 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application from development. A gravel fines trail was constructed in 2008 at the outer edge of the watercourse setback in accordance Wetlands: The Lakes and Palustrine Wetland Complex The US Army Corps of Engineers (USACE) authorized an Individual 404 permit (Permit No.1998- 90014) for the 360 Ranch Corporation to implement Phase I of the Valley West Subdivision project on May 4, 1998, and Phase II on July 23, 1998. Bozeman Lakes, LLC, the subsequent owners of Valley West Subdivision, applied for an amendment to the original 404 permit in May 2001. Primary design changes included a reduction in the number of impacted wetland acres and a change in the location of the constructed wetland complex from an upland area west of Baxter Creek to an upland area east of Baxter Creek. The permit amendment was approved by the USACE in a letter dated November 21, 2002. The USACE 404 amended permit required the construction of 49.5 acres of mitigation wetlands across the entire Valley West site. Mitigation wetlands located within the current Lakes at Valley West property boundaries include approximately 8.0 acres of open water in the West and East Lakes and an additional 6.5 acres of lacustrine fringe and palustrine, emergent wetlands constructed adjacent to the lakes and Baxter Creek (Figure A). The lakes were constructed with west and east lobes separated by the future Laurel Glen Parkway. The shoreline was contoured to maximize safety and the extent of the lacustrine fringe. The lake depth was excavated to a minimum of 25 feet to ensure adequate turnover, maximize oxygen levels, and to provide a refuge for fish. The lake will be stocked under management of Montana Fish, Wildlife, and Parks once the area is open to the public. Anticipated uses of the public space are recreational including fishing, bird watching, and hiking. The lacustrine fringe of the east and west lobes of Wing Lake was planted with wetland sod mats salvaged from an onsite, non-jurisdictional wetland. The mats were placed on approximately half of the perimeter of both lakes and around the fishing access points in June 2008. Over five thousand wetland tubelings were planted within the lacustrine fringe of both lobes on August 27, 2008. The water levels were raised with the control structure after planting to ensure sufficient inundation levels. Approximately 458 containerized trees and shrubs and customized seed mixes were planted around The Lakes and the west side of the Baxter Creek riparian corridor in September and October 2008. The clusters of trees and shrubs were staked and caged to prevent browsing. The woody plants were manually watered during the first growing season following installation. The USACE wrote a letter on August 12, 2013, closing the Valley West 404 permit file based on the successful completion of the mitigation wetlands constructed site wide including the Lakes at Valley West and the adjacent lacustrine and palustrine wetlands. Success of the mitigation wetlands was based the establishment of an optimal percent cover of wetland and upland vegetation, the survival of a majority (96 percent in 2012) of the woody species, and meeting the 812 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application mitigation acreage requirement. The results of the vegetation monitoring were documented in annual reports submitted to the US Army Corps from 2008 through 2012. The August 2013 closure letter from the USACE was included with the City Pre-application submittal. Copies of the original and amended permit approval letters were also included with the City Pre-Application submittal. Aajker Creek The GCD classifies Aajker Creek as a perennial stream, diverted from the Farmer’s Canal approximately 1.48 miles south of the project boundaries. The creek channel north of Farmer’s Canal has been straightened historically for agricultural purposes. The creek flows south to north outside the Lakes property boundary. The 50-foot watercourse setback for the east side of Aajker Creek extends across the west boundary of the Lakes parcel (Figure A). The watercourse setback will be maintained within the strip of open space located at the west subdivision boundary. A piped outlet from the bottom of the West Lake conveys overflow to the borrow ditch located on the south side of Durston Road east of Westgate Avenue. Surface water in the borrow ditch and the pipe outflow are diverted north through a culvert across Durston Road to a restored tributary of Aajker Creek within the Laurel Glen Subdivision. The tributary to Aajker Creek and Aajker Creek converge approximately 1,400 feet north of Durston Road. 813 315 N. 25th Street, Suite 102Billings, MT 59101Phone: (406) 656-6000Fax: (406) 237-1201010010020050HORIZ. SCALEIN FEETREVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\002\ACAD\EXHIBITS\WATERCOURSE-WETLAND EXHIBIT.DWG PLOTTED BY:COOPER KRAUSE ON Feb/25/2015ˆCOPYRIGHT MORRISON-MAIERLE, INC., 2015APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 5352.002EX.ABOZEMANMTKDJKDJKDJ02/2015WATERS OF THE U.S. EXHIBITTHE LAKES AT VALLEY WESTTHE LAKES AT VALLEY WEST -WATERS OF THE U.S. EXHIBITAAJKER CREEK CENTERLINEBAXTER CREEKCENTERLINEPROPERTY LINEBAXTER CREEK 50'WATERCOURSE SETBACKAAJKER CREEK ANDRIVERINE FRINGE WETLAND(WEST AND EAST SIDES)0.46 ACAAJKER CREEK 50'WATERCOURSE SETBACKDURSTON ROADWESTGATE AVENUELOCAL ROADLAUREL PARKWAYWESTMORLAND DRIVEBAXTER CREEK ANDRIVERINE FRINGE WETLAND(ONLY WEST SIDE SHOWN)1.69 ACLACUSTRINEFRINGE WETLAND1.00 ACLACUSTRINEFRINGE WETLAND1.56 ACPALUSTRINEWETLAND4.06 ACLACUSTRINE WETLAND4.16 ACLACUSTRINE WETLAND4.13 AC814 315 N. 25th Street, Suite 102Billings, MT 59101Phone: (406) 656-6000Fax: (406) 237-1201010010020050HORIZ. SCALEIN FEETREVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\002\ACAD\EXHIBITS\WATERCOURSE-WETLAND EXHIBIT.DWG PLOTTED BY:COOPER KRAUSE ON Feb/25/2015ˆCOPYRIGHT MORRISON-MAIERLE, INC., 2015APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 5352.002EX.ABOZEMANMTKDJKDJKDJ02/2015WATERS OF THE U.S. EXHIBITTHE LAKES AT VALLEY WESTTHE LAKES AT VALLEY WEST -WATERS OF THE U.S. EXHIBITAAJKER CREEK CENTERLINEBAXTER CREEKCENTERLINEPROPERTY LINEBAXTER CREEK 50'WATERCOURSE SETBACKAAJKER CREEK ANDRIVERINE FRINGE WETLAND(WEST AND EAST SIDES)0.46 ACAAJKER CREEK 50'WATERCOURSE SETBACKDURSTON ROADWESTGATE AVENUELOCAL ROADLAUREL PARKWAYWESTMORLAND DRIVEBAXTER CREEK ANDRIVERINE FRINGE WETLAND(ONLY WEST SIDE SHOWN)1.69 ACLACUSTRINEFRINGE WETLAND1.00 ACLACUSTRINEFRINGE WETLAND1.56 ACPALUSTRINEWETLAND4.06 ACLACUSTRINE WETLAND4.16 ACLACUSTRINE WETLAND4.13 AC815 816 817 818 819 820 821 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Floodplains The information included in this section was developed as parts of previous preliminary plat applications for the Lakes at Valley West. The area included in Phase 4 is covered by the information in this section. Baxter Creek: During the initial stages of the Valley West Planned Unit Development, a detailed drainage plan was completed that addressed/analyzed the major drainage courses running through the Valley West property. One of those drainages, Baxter Creek, flows through a portion of the “Lakes” subdivision currently under review as part of this Preliminary Plat submittal. This portion flows through the far eastern edge of the proposed subdivision in an area that is planned to be dedicated parkland. The 100-year high water limits were analyzed in the original PUD report and were shown on the original Final Plat for Valley West Subdivision. Copies of the applicable portions of the report are included within this Preliminary Plat submittal. The 100-year high water limits of Baxter Creek are also shown on the attached Exhibit A for your reference. The Durston Road culvert was also analyzed in the PUD report, providing an estimated capacity of 150 cfs through the 54” CMP culvert existing at that time. That culvert has since been replaced with a 54”x88” reinforced concrete arch pipe. The capacity of the new culvert, based on surveyed inverts, is approximately 300 cfs before overtopping of the roadway. The culvert itself can accommodate approximately 210 cfs without any headwater over the culvert (see attached culvert calculations). The estimated 100-year flow at the Durston Road culvert is 114 cfs. Based on the findings of the PUD report and existing trail elevations along the west bank of Baxter Creek, the “Lakes” subdivision will not be impacted by the flooding of Baxter Creek during the 100-year storm event. Please refer to the Baxter Creek Flood Analysis immediately following Exhibit A. Aajker Creek: Aajker Creek was not part of the original Valley West PUD submittal, so a flood hazard evaluation of this stream is attached herein, in support of “The Lakes at Valley West” subdivision. The majority of runoff in Aajker Creek comes from areas south of Huffine Lane; 822 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application the 100-year flow was conservatively estimated to match the capacity of the two culverts under Huffine, a total of 191 cfs. USGS topography and project-specific (i.e., surveyed) topography between Huffine Lane and Durston Road both indicate drainage generally flows to the north-northwest. This would direct any streambank overflow to the west side of the stream, and away from the project site. Surveyed cross-sections and existing, surveyed culvert overflow points also indicate overflow would occur to the west (offsite) rather than to the east, and would not re-enter Aajker Creek downstream of the point(s) of overflow. The attached report and calculations estimate the 100-year peak flow within the Aajker Creek stream channel along the project’s west boundary to be 37.91 cfs. The 100-year high water limits of Aajker Creek are shown on the attached Exhibit A for your reference. Based on the findings of this analysis, the “Lakes” subdivision will not be impacted by the flooding of Aajker Creek during the 100-year storm event. Please refer to the Aajker Creek Flood Analysis immediately following the Baxter Creek Flood Analysis. 823 WBO WBO WBOWBO2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702010010020050HORIZ. SCALEIN FEETREVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\002\ACAD\EXHIBITS\FLOOD ANALYSIS.DWG PLOTTED BY:COOPER KRAUSE ON Feb/25/2015ˆCOPYRIGHT MORRISON-MAIERLE, INC., 2015APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 5352.002EX.ABOZEMANMTKDJKDJKDJ01/2015FLOODPLAIN ANALYSIS FOR AAJKER AND BAXTER CREEKSTHE LAKES AT VALLEY WESTESTIMATED 100-YEAR HIGH WATER LIMITS FOR AAJKER CREEK AND BAXTER CREEKBAXTER CREEKCENTERLINEPROPERTY LINEOPEN WATEROPEN WATERDURSTON ROADWESTGATE AVENUE LOCAL STREETLAUREL PARKWAY WESTMORLAND DRIVEAAJKER CREEK ESTIMATED100-YEAR HIGH WATER LIMITS(BASED ON AAJKER CREEK FLOODANALYSIS COMPLETED IN 2015)BAXTER CREEKESTIMATED 100-YEARHIGH WATER LIMITS(BASED ON VALLEY WESTDRAINAGE STUDYCOMPLETED IN 2001)SOUTH CUTOFF DITCHEXIST. 36" CMP824 The Lakes at Valley West Subdivision – Phases 1 and 2 Preliminary Plat Application Baxter Creek Floodplain Analysis 825 826 827 828 829 830 831 832 833 834 835 836 837 838 839 840 841 842 843 844 845 846 847 848 849 850 851 852 853 854 855 856 857 858 859 860 861 862 863 864 865 866 867 868 869 870 871 872 873 874 875 876 877 878 879 880 881 882 883 884 885 886 Culvert Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc.Monday, Jan 5 2015 Baxter Creek Culvert Capacity (@ Durston Road) Note: Culv type RCP! Invert Elev Dn (ft) = 4739.82 Pipe Length (ft) = 63.60 Slope (%)= 1.31 Invert Elev Up (ft) = 4740.65 Rise (in)= 54.0 Shape = Arch Span (in)= 108.0 No. Barrels = 1 n-Value = 0.013 Culvert Type = Arch Corrugated Metal Culvert Entrance = Mitered to slope (A) Coeff. K,M,c,Y,k = 0.03, 1, 0.0463, 0.75, 0.7 Embankment Top Elevation (ft) = 4748.40 Top Width (ft)= 30.00 Crest Width (ft) = 50.00 Calculations Qmin (cfs)= 0.00 Qmax (cfs)= 500.00 Tailwater Elev (ft) = (dc+D)/2 Highlighted Qtotal (cfs)= 210.00 Qpipe (cfs)= 210.00 Qovertop (cfs) = 0.00 Veloc Dn (ft/s) = 7.46 Veloc Up (ft/s) = 9.61 HGL Dn (ft)= 4743.36 HGL Up (ft)= 4743.23 Hw Elev (ft)= 4745.12 Hw/D (ft)= 0.99 Flow Regime = Inlet Control 887 Culvert Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc.Monday, Jan 5 2015 Baxter Creek Culvert Capacity (@ Durston Road) Note: Culv type RCP! Invert Elev Dn (ft) = 4739.82 Pipe Length (ft) = 63.60 Slope (%)= 1.31 Invert Elev Up (ft) = 4740.65 Rise (in)= 54.0 Shape = Arch Span (in)= 108.0 No. Barrels = 1 n-Value = 0.013 Culvert Type = Arch Corrugated Metal Culvert Entrance = Mitered to slope (A) Coeff. K,M,c,Y,k = 0.03, 1, 0.0463, 0.75, 0.7 Embankment Top Elevation (ft) = 4748.40 Top Width (ft)= 30.00 Crest Width (ft) = 50.00 Calculations Qmin (cfs)= 0.00 Qmax (cfs)= 500.00 Tailwater Elev (ft) = (dc+D)/2 Highlighted Qtotal (cfs)= 300.00 Qpipe (cfs)= 300.00 Qovertop (cfs) = 0.00 Veloc Dn (ft/s) = 10.07 Veloc Up (ft/s) = 11.44 HGL Dn (ft)= 4743.68 HGL Up (ft)= 4743.86 Hw Elev (ft)= 4748.19 Hw/D (ft)= 1.67 Flow Regime = Inlet Control 888 Hydraflow Express - Baxter Creek Culvert Capacity (@ Durston Road) Note: Culv type RCP! - 01/5/15 1 Q Veloc Depth HGL Total Pipe Over Dn Up Dn Up Dn Up Hw Hw/D (cfs)(cfs)(cfs)(ft/s)(ft/s)(in)(in)(ft)(ft)(ft) 30.00 30.00 0.00 1.36 1.92 31.30 21.35 4742.43 4742.43 4742.53 0.42 60.00 60.00 0.00 2.54 5.94 33.81 13.62 4742.64 4741.79 4742.49 0.41 90.00 90.00 0.00 3.63 6.89 35.88 17.75 4742.81 4742.13 4743.09 0.54 120.00 120.00 0.00 4.65 7.64 37.76 21.53 4742.97 4742.44 4743.63 0.66 150.00 150.00 0.00 5.63 8.40 39.35 24.70 4743.10 4742.71 4744.15 0.78 180.00 180.00 0.00 6.55 8.99 41.00 28.00 4743.24 4742.98 4744.64 0.89 210.00 210.00 0.00 7.46 9.61 42.47 30.94 4743.36 4743.23 4745.12 0.99 240.00 240.00 0.00 8.35 10.25 43.77 33.53 4743.47 4743.44 4745.60 1.10 270.00 270.00 0.00 9.21 10.82 45.11 36.21 4743.58 4743.67 4747.40 1.50 300.00 300.00 0.00 10.07 11.44 46.28 38.55 4743.68 4743.86 4748.19 1.67 330.00 315.24 14.76 10.51 11.76 46.83 39.67 4743.72 4743.96 4748.61 1.77 360.00 321.36 38.64 10.69 11.91 47.02 40.03 4743.74 4743.99 4748.79 1.81 390.00 326.93 63.07 10.85 12.04 47.20 40.39 4743.75 4744.02 4748.96 1.85 420.00 331.46 88.54 10.98 12.12 47.37 40.75 4743.77 4744.05 4749.09 1.88 450.00 335.72 114.28 11.09 12.20 47.55 41.10 4743.78 4744.08 4749.22 1.91 480.00 339.43 140.57 11.21 12.30 47.64 41.27 4743.79 4744.09 4749.34 1.93 889 890 The Lakes at Valley West Subdivision – Phases 1 and 2 Preliminary Plat Application Aajker Creek Floodplain Analysis 891 Page 1 of 2 The Lakes at Valley West Flood Analysis for Aajker Creek January 27, 2015 (revised March 26, 2015) Part 1 Introduction This report provides hydrologic and hydraulic calculations to delineate the Aajker Creek floodplain, in support of The Lakes at Valley West subdivision. The site is a 65-acre residential development located south of Durston Road, between Gooch Hill Road and Cottonwood Road. Aajker Creek exists along and just west of the project boundary, flowing due north under Durston Road. The majority of runoff in Aajker Creek comes from areas south of Huffine Lane; the 100-year flow was conservatively estimated to match the capacity of the two culverts under Huffine. Refer to the attached Figure 1. In addition, approximately 163 acres south of the site historically drained across the site to Durston Road, then west to Aajker Creek. The western 110 acres of this “run-on” water will be intercepted at the south property line and directed west to Aajker Creek in a new ditch, called the “South Cutoff Ditch” in the attached calculations. The remaining 53 acres of run-on water will be intercepted at the south property line and directed east to the onsite constructed wetlands, through the East Lake and then the West Lake, and then north under Durston Road through an existing 24” RCP culvert east of Aajker Creek (refer to Section 27 of this Preliminary Plat submittal). Runoff from this 53-acre offsite area will not enter Aajker Creek until several hundred feet north of Durston Road. Part 2 Major Drainage (Flood) Routing USGS topography and project-specific (i.e., surveyed) topography between Huffine Lane and Durston Road both indicate drainage generally flows to the north-northwest. This would direct any streambank overflow to the west side of the stream, and away from the project site. Surveyed cross-sections and existing, surveyed culvert overflow points also indicate overflow would occur to the west (offsite) rather than to the east, and would not re-enter Aajker Creek downstream of the point(s) of overflow. This means that when the stream is at flood stage, much of the runoff spills out the west side of the stream and flows overland to Durston Road, without re-entering Aajker Creek. The 100-year peak runoff in Aajker Creek at the project site was conservatively estimated to match the capacity of the two existing culverts under Huffine Lane. Because of the length of the basin, the direct runoff from the much smaller area north of Huffine Lane will have passed under Durston Road before much runoff from the upper basin reaches the site. The existing culvert capacities are: 1. Primary: in-stream 48” CMP, 400 feet east of Gooch Hill Road, Q = 134.44 cfs 2. Secondary: contributing 36” CMP, 1,200 feet east of Gooch Hill Road, Q = 56.44 cfs The total of the above two runoff sources is approximately 191 cfs, which represents the 100-year peak runoff in Aajker Creek between Huffine Road and Durston Road. Hydraulic calculations are attached. 892 Page 2 of 2 Part 3 100-Year Floodplain Delineation The flow in Aajker Creek along the project’s west boundary is made up of two components: 1. Existing 36” CMP Stream Culvert: This culvert is under a small dirt road near the project’s southwest corner. Just upstream of the culvert, the stream channel’s capacity is 45.66 cfs. However, the culvert’s capacity at the surveyed overtopping elevation (4759.0) is only 20.45 cfs; the excess, up to 25.21 cfs, overtops and runs downslope to the northwest, away from Aajker Creek. Hydraulic calculations are attached. 2. Direct Runoff: Direct runoff entering Aajker Creek between the above-described 36” CMP stream culvert and Durston Road is primarily “run-on” water from offsite areas to the south. A 100-year peak runoff value of 17.46 cfs was calculated in the onsite drainage report summary table, in Section 27 of this Preliminary Plat submittal, as sub-basin D1.1(A+B). The proposed South Cutoff Ditch will intercept 110 acres of offsite runoff and discharge into Aajker Creek just downstream of the existing 36” CMP stream culvert. The total of the above two runoff sources (20.45+17.46) is 37.91 cfs, which represents the 100-year peak runoff in the stream channel adjacent to the project site. This flow was routed through 10 representative cross-sections using FlowMaster software, and the resulting water surface elevations were transferred to a plan view using surveyed spot elevations and elevation contours. The 100-year peak runoff will not overtop either streambank of Aajker Creek adjacent to the proposed project. Hydraulic calculations for open channel flow through the stream channel are attached. The 100-year flood limits are shown on the attached Figure 2, and also on Figure A preceding the Baxter Creek calculations in this Section. N:\5352\002\Design Docs\Reports\Storm\Aajker floodplain\Aajker 100-yr flood report, revised 3-26-15.doc 893 894 (this page left blank intentionally) 895 896 MAJOR DRAINAGE (FLOOD) ROUTING HYDRAULIC CALCULATIONS 897 (this page left blank intentionally) 898 Culvert Calculator Report 48" CMP (Huffine) Title: The Lakes at Valley West - Aajker flood limits n:\...\storm\aajker floodplain\culverts.cvm 01/22/15 09:14:19 PM Morrison Maierle Inc © Bentley Systems, Inc. Haestad Methods Solution Center Watertown, CT 06795 USA +1-203-755-1666 Project Engineer: mhickman CulvertMaster v3.3 [03.03.00.04] Page 1 of 1 Solve For: Discharge Culvert Summary Allowable HW Elevation 10.74 ft Headwater Depth/Height 2.25 Computed Headwater Elevation 10.74 ft Discharge 134.44 cfs Inlet Control HW Elev.8.81 ft Tailwater Elevation 2.55 ft Outlet Control HW Elev. 10.74 ft Control Type Outlet Control Grades Upstream Invert 1.74 ft Downstream Invert 0.00 ft Length 145.00 ft Constructed Slope 1.20 % Hydraulic Profile Profile CompositeM2PressureProfile Depth, Downstream 3.46 ft Slope Type Mild Normal Depth N/A ft Flow Regime Subcritical Critical Depth 3.46 ft Velocity Downstream 11.64 ft/s Critical Slope 2.75 % Section Section Shape Circular Mannings Coefficient 0.024 Section Material CMP Span 4.00 ft Section Size 48 inch Rise 4.00 ft Number Sections 1 Outlet Control Properties Outlet Control HW Elev. 10.74 ft Upstream Velocity Head 1.78 ft Ke 0.50 Entrance Loss 0.89 ft Inlet Control Properties Inlet Control HW Elev.8.81 ft Flow Control N/A Inlet Type Headwall Area Full 12.6 ft² K 0.00780 HDS 5 Chart 2 M 2.00000 HDS 5 Scale 1 C 0.03790 Equation Form 1 Y 0.69000 899 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 1.10 % Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Bottom Width 2.00 ft Discharge 134.44 ft³/s Results Normal Depth 2.55 ft Flow Area 24.62 ft² Wetted Perimeter 18.13 ft Hydraulic Radius 1.36 ft Top Width 17.31 ft Critical Depth 2.32 ft Critical Slope 1.74 % Velocity 5.46 ft/s Velocity Head 0.46 ft Specific Energy 3.01 ft Froude Number 0.81 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 2.55 ft Critical Depth 2.32 ft Channel Slope 1.10 % 48" TW calc (Huffine) 1/22/2015 9:15:14 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 900 Culvert Calculator Report 36" CMP (Huffine) Title: The Lakes at Valley West - Aajker flood limits n:\...\storm\aajker floodplain\culverts.cvm 01/22/15 09:16:31 PM Morrison Maierle Inc © Bentley Systems, Inc. Haestad Methods Solution Center Watertown, CT 06795 USA +1-203-755-1666 Project Engineer: mhickman CulvertMaster v3.3 [03.03.00.04] Page 1 of 1 Solve For: Discharge Culvert Summary Allowable HW Elevation 112.40 ft Headwater Depth/Height 3.12 Computed Headwater Elevation 112.40 ft Discharge 56.44 cfs Inlet Control HW Elev. 107.51 ft Tailwater Elevation 101.77 ft Outlet Control HW Elev. 112.40 ft Control Type Outlet Control Grades Upstream Invert 103.04 ft Downstream Invert 99.93 ft Length 339.00 ft Constructed Slope 0.92 % Hydraulic Profile Profile CompositeM2PressureProfile Depth, Downstream 2.44 ft Slope Type Mild Normal Depth N/A ft Flow Regime Subcritical Critical Depth 2.44 ft Velocity Downstream 9.18 ft/s Critical Slope 2.48 % Section Section Shape Circular Mannings Coefficient 0.024 Section Material CMP Span 3.00 ft Section Size 36 inch Rise 3.00 ft Number Sections 1 Outlet Control Properties Outlet Control HW Elev. 112.40 ft Upstream Velocity Head 0.99 ft Ke 0.50 Entrance Loss 0.50 ft Inlet Control Properties Inlet Control HW Elev. 107.51 ft Flow Control N/A Inlet Type Headwall Area Full 7.1 ft² K 0.00780 HDS 5 Chart 2 M 2.00000 HDS 5 Scale 1 C 0.03790 Equation Form 1 Y 0.69000 901 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 0.90 % Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Bottom Width 2.00 ft Discharge 56.44 ft³/s Results Normal Depth 1.84 ft Flow Area 13.87 ft² Wetted Perimeter 13.65 ft Hydraulic Radius 1.02 ft Top Width 13.05 ft Critical Depth 1.56 ft Critical Slope 1.95 % Velocity 4.07 ft/s Velocity Head 0.26 ft Specific Energy 2.10 ft Froude Number 0.70 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.84 ft Critical Depth 1.56 ft Channel Slope 0.90 % 36" TW calc (Huffine) 1/22/2015 9:15:55 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 902 100-YEAR RUNOFF CALCULATIONS 903 (this page left blank intentionally) 904 Project Description Friction Method Manning Formula Solve For Discharge Input Data Channel Slope 0.73 % Normal Depth 2.37 ft Section Definitions Station (ft)Elevation (ft) 0+00.0 59.95 0+45.7 59.94 0+49.0 58.69 0+49.7 57.63 0+54.5 57.77 0+57.3 57.82 0+58.5 59.08 0+61.6 59.87 0+65.2 60.20 1+01.7 60.02 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 59.95)(1+01.7, 60.02)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Discharge 54.31 ft³/s Elevation Range 57.63 to 60.20 ft Flow Area 26.86 ft² sta. 14+59 (to overflow) 1/22/2015 9:18:16 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 905 Results Wetted Perimeter 64.51 ft Hydraulic Radius 0.42 ft Top Width 63.02 ft Normal Depth 2.37 ft Critical Depth 1.23 ft Critical Slope 2.05 % Velocity 2.02 ft/s Velocity Head 0.06 ft Specific Energy 2.43 ft Froude Number 0.55 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 2.37 ft Critical Depth 1.23 ft Channel Slope 0.73 % Critical Slope 2.05 % sta. 14+59 (to overflow) 1/22/2015 9:18:16 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 906 Project Description Friction Method Manning Formula Solve For Discharge Input Data Channel Slope 0.87 % Normal Depth 2.34 ft Section Definitions Station (ft)Elevation (ft) 0+00.0 59.21 0+43.7 59.17 0+48.0 58.23 0+49.1 56.86 0+52.5 56.94 0+55.7 56.99 0+57.0 58.70 0+64.4 59.20 0+66.8 59.33 1+02.6 59.10 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 59.21)(1+02.6, 59.10)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Discharge 45.66 ft³/s Elevation Range 56.86 to 59.33 ft Flow Area 23.82 ft² stream sta. 13+86 (to overflow) 1/22/2015 9:17:40 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 907 Results Wetted Perimeter 70.77 ft Hydraulic Radius 0.34 ft Top Width 69.04 ft Normal Depth 2.34 ft Critical Depth 1.16 ft Critical Slope 2.11 % Velocity 1.92 ft/s Velocity Head 0.06 ft Specific Energy 2.40 ft Froude Number 0.58 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 2.34 ft Critical Depth 1.16 ft Channel Slope 0.87 % Critical Slope 2.11 % stream sta. 13+86 (to overflow) 1/22/2015 9:17:40 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 908 Culvert Calculator Report 36" CMP (Sta. 13+40) Title: The Lakes at Valley West - Aajker flood limits n:\...\storm\aajker floodplain\culverts.cvm 01/22/15 09:20:13 PM Morrison Maierle Inc © Bentley Systems, Inc. Haestad Methods Solution Center Watertown, CT 06795 USA +1-203-755-1666 Project Engineer: mhickman CulvertMaster v3.3 [03.03.00.04] Page 1 of 1 Solve For: Discharge Culvert Summary Allowable HW Elevation 59.00 ft Headwater Depth/Height 0.77 Computed Headwater Elevation 59.00 ft Discharge 20.45 cfs Inlet Control HW Elev.58.76 ft Tailwater Elevation 57.20 ft Outlet Control HW Elev. 59.00 ft Control Type Entrance Control Grades Upstream Invert 56.70 ft Downstream Invert 56.28 ft Length 25.00 ft Constructed Slope 1.68 % Hydraulic Profile Profile S2 Depth, Downstream 1.39 ft Slope Type Steep Normal Depth 1.39 ft Flow Regime Supercritical Critical Depth 1.45 ft Velocity Downstream 6.40 ft/s Critical Slope 1.43 % Section Section Shape Circular Mannings Coefficient 0.024 Section Material CMP Span 3.00 ft Section Size 36 inch Rise 3.00 ft Number Sections 1 Outlet Control Properties Outlet Control HW Elev. 59.00 ft Upstream Velocity Head 0.57 ft Ke 0.50 Entrance Loss 0.28 ft Inlet Control Properties Inlet Control HW Elev.58.76 ft Flow Control N/A Inlet Type Headwall Area Full 7.1 ft² K 0.00780 HDS 5 Chart 2 M 2.00000 HDS 5 Scale 1 C 0.03790 Equation Form 1 Y 0.69000 909 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 3.33 % Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Bottom Width 2.00 ft Discharge 20.45 ft³/s Results Normal Depth 0.87 ft Flow Area 4.01 ft² Wetted Perimeter 7.50 ft Hydraulic Radius 0.53 ft Top Width 7.22 ft Critical Depth 0.96 ft Critical Slope 2.23 % Velocity 5.10 ft/s Velocity Head 0.40 ft Specific Energy 1.27 ft Froude Number 1.21 Flow Type Supercritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 0.87 ft Critical Depth 0.96 ft Channel Slope 3.33 % 36" TW calc (Sta. 13+40) 1/22/2015 9:19:02 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 910 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 0.30 % Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Discharge 17.46 ft³/s Results Normal Depth 1.70 ft Flow Area 8.67 ft² Wetted Perimeter 10.75 ft Hydraulic Radius 0.81 ft Top Width 10.20 ft Critical Depth 1.16 ft Critical Slope 2.30 % Velocity 2.01 ft/s Velocity Head 0.06 ft Specific Energy 1.76 ft Froude Number 0.39 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.70 ft Critical Depth 1.16 ft Channel Slope 0.30 % Critical Slope 2.30 % South Cutoff Ditch (100-yr), revised 3-26-15 3/26/2015 4:14:14 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 911 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 0.30 % Normal Depth 1.70 ft Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Discharge 17.46 ft³/s Cross Section Image 100-YEAR FLOODPLAIN DELINEATION CROSS-SECTION CALCULATIONS 913 (this page left blank intentionally) 914 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.16 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 43.27 0+09.2 42.91 0+13.4 42.68 0+20.4 41.33 0+22.8 42.86 0+30.1 43.74 0+58.7 43.39 0+63.7 45.00 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 43.27)(0+63.7, 45.00)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.77 ft Elevation Range 41.33 to 45.00 ft Flow Area 12.02 ft² Wetted Perimeter 20.98 ft Hydraulic Radius 0.57 ft stream sta. 0+29 1/22/2015 4:04:44 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 915 Results Top Width 20.38 ft Normal Depth 1.77 ft Critical Depth 1.55 ft Critical Slope 2.20 % Velocity 3.15 ft/s Velocity Head 0.15 ft Specific Energy 1.92 ft Froude Number 0.72 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.77 ft Critical Depth 1.55 ft Channel Slope 1.16 % Critical Slope 2.20 % stream sta. 0+29 1/22/2015 4:04:44 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 916 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.16 % Normal Depth 1.77 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 0+29 1/22/2015 4:05:30 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 917 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.91 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 43.79 0+15.0 42.81 0+18.0 42.21 0+20.5 43.22 0+24.6 44.08 0+44.7 44.02 0+54.0 46.00 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 43.79)(0+54.0, 46.00)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.52 ft Elevation Range 42.21 to 46.00 ft Flow Area 13.25 ft² Wetted Perimeter 22.31 ft Hydraulic Radius 0.59 ft Top Width 21.97 ft stream sta. 1+38 1/22/2015 4:06:00 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 918 Results Normal Depth 1.52 ft Critical Depth 1.32 ft Critical Slope 2.28 % Velocity 2.86 ft/s Velocity Head 0.13 ft Specific Energy 1.65 ft Froude Number 0.65 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.52 ft Critical Depth 1.32 ft Channel Slope 0.91 % Critical Slope 2.28 % stream sta. 1+38 1/22/2015 4:06:00 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 919 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.91 % Normal Depth 1.52 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 1+38 1/22/2015 4:06:28 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 920 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.58 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 45.97 0+05.3 44.84 0+08.3 43.92 0+14.9 44.69 0+35.8 45.92 0+42.7 46.06 0+50.8 48.00 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 45.97)(0+50.8, 48.00)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.50 ft Elevation Range 43.92 to 48.00 ft Flow Area 15.89 ft² Wetted Perimeter 25.07 ft Hydraulic Radius 0.63 ft Top Width 24.81 ft stream sta. 3+15 1/22/2015 4:06:56 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 921 Results Normal Depth 1.50 ft Critical Depth 1.20 ft Critical Slope 2.27 % Velocity 2.39 ft/s Velocity Head 0.09 ft Specific Energy 1.59 ft Froude Number 0.53 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.50 ft Critical Depth 1.20 ft Channel Slope 0.58 % Critical Slope 2.27 % stream sta. 3+15 1/22/2015 4:06:56 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 922 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.58 % Normal Depth 1.50 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 3+15 1/22/2015 4:07:27 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 923 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.60 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 48.58 0+07.2 47.16 0+10.0 45.84 0+15.2 47.01 0+20.0 48.76 0+40.1 48.45 0+50.0 48.34 0+57.5 50.00 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 48.58)(0+57.5, 50.00)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.61 ft Elevation Range 45.84 to 50.00 ft Flow Area 8.50 ft² Wetted Perimeter 11.23 ft Hydraulic Radius 0.76 ft stream sta. 5+36 1/22/2015 4:07:59 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 924 Results Top Width 10.70 ft Normal Depth 1.61 ft Critical Depth 1.53 ft Critical Slope 2.09 % Velocity 4.46 ft/s Velocity Head 0.31 ft Specific Energy 1.92 ft Froude Number 0.88 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.61 ft Critical Depth 1.53 ft Channel Slope 1.60 % Critical Slope 2.09 % stream sta. 5+36 1/22/2015 4:07:59 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 925 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.60 % Normal Depth 1.61 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 5+36 1/22/2015 4:11:21 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 926 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.37 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 49.40 0+07.0 47.14 0+11.6 46.79 0+14.2 47.91 0+35.6 49.57 0+43.1 49.45 0+58.1 49.24 0+73.1 49.20 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 49.40)(0+73.1, 49.20)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.38 ft Elevation Range 46.79 to 49.57 ft Flow Area 9.78 ft² Wetted Perimeter 14.19 ft Hydraulic Radius 0.69 ft stream sta. 6+09 1/22/2015 4:11:53 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 927 Results Top Width 13.77 ft Normal Depth 1.38 ft Critical Depth 1.24 ft Critical Slope 2.11 % Velocity 3.88 ft/s Velocity Head 0.23 ft Specific Energy 1.62 ft Froude Number 0.81 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.38 ft Critical Depth 1.24 ft Channel Slope 1.37 % Critical Slope 2.11 % stream sta. 6+09 1/22/2015 4:11:53 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 928 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.37 % Normal Depth 1.38 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 6+09 1/22/2015 4:12:23 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 929 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.27 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 52.85 0+03.3 50.68 0+09.0 49.92 0+13.4 51.30 0+17.5 52.55 0+36.2 52.86 0+44.2 52.84 0+59.6 52.76 0+75.0 52.72 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 52.85)(0+75.0, 52.72)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.40 ft Elevation Range 49.92 to 52.86 ft Flow Area 9.22 ft² Wetted Perimeter 11.58 ft stream sta. 8+49 1/22/2015 4:12:52 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 930 Results Hydraulic Radius 0.80 ft Top Width 11.13 ft Normal Depth 1.40 ft Critical Depth 1.26 ft Critical Slope 2.07 % Velocity 4.11 ft/s Velocity Head 0.26 ft Specific Energy 1.66 ft Froude Number 0.80 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.40 ft Critical Depth 1.26 ft Channel Slope 1.27 % Critical Slope 2.07 % stream sta. 8+49 1/22/2015 4:12:52 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 931 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.27 % Normal Depth 1.40 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 8+49 1/22/2015 4:13:17 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 932 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.26 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 56.73 0+12.5 54.10 0+15.0 53.41 0+17.3 54.95 0+21.2 55.93 0+41.0 55.95 0+53.0 55.74 0+68.6 55.74 0+84.6 55.72 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 56.73)(0+84.6, 55.72)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.83 ft Elevation Range 53.41 to 56.73 ft Flow Area 9.40 ft² Wetted Perimeter 12.09 ft stream sta. 11+26 1/22/2015 4:02:41 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 933 Results Hydraulic Radius 0.78 ft Top Width 11.37 ft Normal Depth 1.83 ft Critical Depth 1.66 ft Critical Slope 2.13 % Velocity 4.03 ft/s Velocity Head 0.25 ft Specific Energy 2.08 ft Froude Number 0.78 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.83 ft Critical Depth 1.66 ft Channel Slope 1.26 % Critical Slope 2.13 % stream sta. 11+26 1/22/2015 4:02:41 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 934 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.26 % Normal Depth 1.83 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 11+26 1/22/2015 4:03:58 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 935 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 2.43 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 58.28 0+32.5 57.89 0+44.4 56.52 0+47.1 55.76 0+49.7 56.86 0+69.7 58.44 0+88.1 58.58 0+93.5 58.55 1+08.0 58.56 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 58.28)(1+08.0, 58.56)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.50 ft Elevation Range 55.76 to 58.58 ft Flow Area 8.89 ft² Wetted Perimeter 17.18 ft stream sta. 13+11 1/22/2015 4:14:07 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 936 Results Hydraulic Radius 0.52 ft Top Width 16.80 ft Normal Depth 1.50 ft Critical Depth 1.52 ft Critical Slope 2.27 % Velocity 4.26 ft/s Velocity Head 0.28 ft Specific Energy 1.78 ft Froude Number 1.03 Flow Type Supercritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.50 ft Critical Depth 1.52 ft Channel Slope 2.43 % Critical Slope 2.27 % stream sta. 13+11 1/22/2015 4:14:07 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 937 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 2.43 % Normal Depth 1.50 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 13+11 1/22/2015 4:14:46 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 938 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.87 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 59.21 0+43.7 59.17 0+48.0 58.23 0+49.1 56.86 0+52.5 56.94 0+55.7 56.99 0+57.0 58.70 0+64.4 59.20 0+66.8 59.33 1+02.6 59.10 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 59.21)(1+02.6, 59.10)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.34 ft Elevation Range 56.86 to 59.33 ft Flow Area 9.68 ft² stream sta. 13+86 1/22/2015 4:15:25 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 939 Results Wetted Perimeter 9.85 ft Hydraulic Radius 0.98 ft Top Width 8.60 ft Normal Depth 1.34 ft Critical Depth 1.04 ft Critical Slope 2.16 % Velocity 3.92 ft/s Velocity Head 0.24 ft Specific Energy 1.58 ft Froude Number 0.65 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.34 ft Critical Depth 1.04 ft Channel Slope 0.87 % Critical Slope 2.16 % stream sta. 13+86 1/22/2015 4:15:25 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 940 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.87 % Normal Depth 1.34 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 13+86 1/22/2015 4:15:47 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 941 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.73 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 59.95 0+45.7 59.94 0+49.0 58.69 0+49.7 57.63 0+54.5 57.77 0+57.3 57.82 0+58.5 59.08 0+61.6 59.87 0+65.2 60.20 1+01.7 60.02 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 59.95)(1+01.7, 60.02)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.35 ft Elevation Range 57.63 to 60.20 ft Flow Area 10.78 ft² stream sta. 14+59 1/22/2015 4:16:25 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 942 Results Wetted Perimeter 11.29 ft Hydraulic Radius 0.95 ft Top Width 10.17 ft Normal Depth 1.35 ft Critical Depth 0.99 ft Critical Slope 2.16 % Velocity 3.52 ft/s Velocity Head 0.19 ft Specific Energy 1.54 ft Froude Number 0.60 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.35 ft Critical Depth 0.99 ft Channel Slope 0.73 % Critical Slope 2.16 % stream sta. 14+59 1/22/2015 4:16:25 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 943 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.73 % Normal Depth 1.35 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 14+59 1/22/2015 4:16:51 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 944 WBO WBO WBOWBO2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702010010020050HORIZ. SCALEIN FEETREVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\002\ACAD\EXHIBITS\FLOOD ANALYSIS.DWG PLOTTED BY:COOPER KRAUSE ON Feb/25/2015ˆCOPYRIGHT MORRISON-MAIERLE, INC., 2015APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 5352.002EX.ABOZEMANMTKDJKDJKDJ01/2015FLOODPLAIN ANALYSIS FOR AAJKER AND BAXTER CREEKSTHE LAKES AT VALLEY WESTESTIMATED 100-YEAR HIGH WATER LIMITS FOR AAJKER CREEK AND BAXTER CREEKBAXTER CREEKCENTERLINEPROPERTY LINEOPEN WATEROPEN WATERDURSTON ROADWESTGATE AVENUE LOCAL STREETLAUREL PARKWAY WESTMORLAND DRIVEAAJKER CREEK ESTIMATED100-YEAR HIGH WATER LIMITS(BASED ON AAJKER CREEK FLOODANALYSIS COMPLETED IN 2015)BAXTER CREEKESTIMATED 100-YEARHIGH WATER LIMITS(BASED ON VALLEY WESTDRAINAGE STUDYCOMPLETED IN 2001)SOUTH CUTOFF DITCHEXIST. 36" CMP945 The Lakes at Valley West Subdivision – Phases 1 and 2 Preliminary Plat Application Baxter Creek Floodplain Analysis 946 947 948 949 950 951 952 953 954 955 956 957 958 959 960 961 962 963 964 965 966 967 968 969 970 971 972 973 974 975 976 977 978 979 980 981 982 983 984 985 986 987 988 989 990 991 992 993 994 995 996 997 998 999 1000 1001 1002 1003 1004 1005 1006 1007 Culvert Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc.Monday, Jan 5 2015 Baxter Creek Culvert Capacity (@ Durston Road) Note: Culv type RCP! Invert Elev Dn (ft) = 4739.82 Pipe Length (ft) = 63.60 Slope (%)= 1.31 Invert Elev Up (ft) = 4740.65 Rise (in)= 54.0 Shape = Arch Span (in)= 108.0 No. Barrels = 1 n-Value = 0.013 Culvert Type = Arch Corrugated Metal Culvert Entrance = Mitered to slope (A) Coeff. K,M,c,Y,k = 0.03, 1, 0.0463, 0.75, 0.7 Embankment Top Elevation (ft) = 4748.40 Top Width (ft)= 30.00 Crest Width (ft) = 50.00 Calculations Qmin (cfs)= 0.00 Qmax (cfs)= 500.00 Tailwater Elev (ft) = (dc+D)/2 Highlighted Qtotal (cfs)= 210.00 Qpipe (cfs)= 210.00 Qovertop (cfs) = 0.00 Veloc Dn (ft/s) = 7.46 Veloc Up (ft/s) = 9.61 HGL Dn (ft)= 4743.36 HGL Up (ft)= 4743.23 Hw Elev (ft)= 4745.12 Hw/D (ft)= 0.99 Flow Regime = Inlet Control 1008 Culvert Report Hydraflow Express Extension for Autodesk® AutoCAD® Civil 3D® by Autodesk, Inc.Monday, Jan 5 2015 Baxter Creek Culvert Capacity (@ Durston Road) Note: Culv type RCP! Invert Elev Dn (ft) = 4739.82 Pipe Length (ft) = 63.60 Slope (%)= 1.31 Invert Elev Up (ft) = 4740.65 Rise (in)= 54.0 Shape = Arch Span (in)= 108.0 No. Barrels = 1 n-Value = 0.013 Culvert Type = Arch Corrugated Metal Culvert Entrance = Mitered to slope (A) Coeff. K,M,c,Y,k = 0.03, 1, 0.0463, 0.75, 0.7 Embankment Top Elevation (ft) = 4748.40 Top Width (ft)= 30.00 Crest Width (ft) = 50.00 Calculations Qmin (cfs)= 0.00 Qmax (cfs)= 500.00 Tailwater Elev (ft) = (dc+D)/2 Highlighted Qtotal (cfs)= 300.00 Qpipe (cfs)= 300.00 Qovertop (cfs) = 0.00 Veloc Dn (ft/s) = 10.07 Veloc Up (ft/s) = 11.44 HGL Dn (ft)= 4743.68 HGL Up (ft)= 4743.86 Hw Elev (ft)= 4748.19 Hw/D (ft)= 1.67 Flow Regime = Inlet Control 1009 Hydraflow Express - Baxter Creek Culvert Capacity (@ Durston Road) Note: Culv type RCP! - 01/5/15 1 Q Veloc Depth HGL Total Pipe Over Dn Up Dn Up Dn Up Hw Hw/D (cfs)(cfs)(cfs)(ft/s)(ft/s)(in)(in)(ft)(ft)(ft) 30.00 30.00 0.00 1.36 1.92 31.30 21.35 4742.43 4742.43 4742.53 0.42 60.00 60.00 0.00 2.54 5.94 33.81 13.62 4742.64 4741.79 4742.49 0.41 90.00 90.00 0.00 3.63 6.89 35.88 17.75 4742.81 4742.13 4743.09 0.54 120.00 120.00 0.00 4.65 7.64 37.76 21.53 4742.97 4742.44 4743.63 0.66 150.00 150.00 0.00 5.63 8.40 39.35 24.70 4743.10 4742.71 4744.15 0.78 180.00 180.00 0.00 6.55 8.99 41.00 28.00 4743.24 4742.98 4744.64 0.89 210.00 210.00 0.00 7.46 9.61 42.47 30.94 4743.36 4743.23 4745.12 0.99 240.00 240.00 0.00 8.35 10.25 43.77 33.53 4743.47 4743.44 4745.60 1.10 270.00 270.00 0.00 9.21 10.82 45.11 36.21 4743.58 4743.67 4747.40 1.50 300.00 300.00 0.00 10.07 11.44 46.28 38.55 4743.68 4743.86 4748.19 1.67 330.00 315.24 14.76 10.51 11.76 46.83 39.67 4743.72 4743.96 4748.61 1.77 360.00 321.36 38.64 10.69 11.91 47.02 40.03 4743.74 4743.99 4748.79 1.81 390.00 326.93 63.07 10.85 12.04 47.20 40.39 4743.75 4744.02 4748.96 1.85 420.00 331.46 88.54 10.98 12.12 47.37 40.75 4743.77 4744.05 4749.09 1.88 450.00 335.72 114.28 11.09 12.20 47.55 41.10 4743.78 4744.08 4749.22 1.91 480.00 339.43 140.57 11.21 12.30 47.64 41.27 4743.79 4744.09 4749.34 1.93 1010 1011 The Lakes at Valley West Subdivision – Phases 1 and 2 Preliminary Plat Application Aajker Creek Floodplain Analysis 1012 Page 1 of 2 The Lakes at Valley West Flood Analysis for Aajker Creek January 27, 2015 (revised March 26, 2015) Part 1 Introduction This report provides hydrologic and hydraulic calculations to delineate the Aajker Creek floodplain, in support of The Lakes at Valley West subdivision. The site is a 65-acre residential development located south of Durston Road, between Gooch Hill Road and Cottonwood Road. Aajker Creek exists along and just west of the project boundary, flowing due north under Durston Road. The majority of runoff in Aajker Creek comes from areas south of Huffine Lane; the 100-year flow was conservatively estimated to match the capacity of the two culverts under Huffine. Refer to the attached Figure 1. In addition, approximately 163 acres south of the site historically drained across the site to Durston Road, then west to Aajker Creek. The western 110 acres of this “run-on” water will be intercepted at the south property line and directed west to Aajker Creek in a new ditch, called the “South Cutoff Ditch” in the attached calculations. The remaining 53 acres of run-on water will be intercepted at the south property line and directed east to the onsite constructed wetlands, through the East Lake and then the West Lake, and then north under Durston Road through an existing 24” RCP culvert east of Aajker Creek (refer to Section 27 of this Preliminary Plat submittal). Runoff from this 53-acre offsite area will not enter Aajker Creek until several hundred feet north of Durston Road. Part 2 Major Drainage (Flood) Routing USGS topography and project-specific (i.e., surveyed) topography between Huffine Lane and Durston Road both indicate drainage generally flows to the north-northwest. This would direct any streambank overflow to the west side of the stream, and away from the project site. Surveyed cross-sections and existing, surveyed culvert overflow points also indicate overflow would occur to the west (offsite) rather than to the east, and would not re-enter Aajker Creek downstream of the point(s) of overflow. This means that when the stream is at flood stage, much of the runoff spills out the west side of the stream and flows overland to Durston Road, without re-entering Aajker Creek. The 100-year peak runoff in Aajker Creek at the project site was conservatively estimated to match the capacity of the two existing culverts under Huffine Lane. Because of the length of the basin, the direct runoff from the much smaller area north of Huffine Lane will have passed under Durston Road before much runoff from the upper basin reaches the site. The existing culvert capacities are: 1. Primary: in-stream 48” CMP, 400 feet east of Gooch Hill Road, Q = 134.44 cfs 2. Secondary: contributing 36” CMP, 1,200 feet east of Gooch Hill Road, Q = 56.44 cfs The total of the above two runoff sources is approximately 191 cfs, which represents the 100-year peak runoff in Aajker Creek between Huffine Road and Durston Road. Hydraulic calculations are attached. 1013 Page 2 of 2 Part 3 100-Year Floodplain Delineation The flow in Aajker Creek along the project’s west boundary is made up of two components: 1. Existing 36” CMP Stream Culvert: This culvert is under a small dirt road near the project’s southwest corner. Just upstream of the culvert, the stream channel’s capacity is 45.66 cfs. However, the culvert’s capacity at the surveyed overtopping elevation (4759.0) is only 20.45 cfs; the excess, up to 25.21 cfs, overtops and runs downslope to the northwest, away from Aajker Creek. Hydraulic calculations are attached. 2. Direct Runoff: Direct runoff entering Aajker Creek between the above-described 36” CMP stream culvert and Durston Road is primarily “run-on” water from offsite areas to the south. A 100-year peak runoff value of 17.46 cfs was calculated in the onsite drainage report summary table, in Section 27 of this Preliminary Plat submittal, as sub-basin D1.1(A+B). The proposed South Cutoff Ditch will intercept 110 acres of offsite runoff and discharge into Aajker Creek just downstream of the existing 36” CMP stream culvert. The total of the above two runoff sources (20.45+17.46) is 37.91 cfs, which represents the 100-year peak runoff in the stream channel adjacent to the project site. This flow was routed through 10 representative cross-sections using FlowMaster software, and the resulting water surface elevations were transferred to a plan view using surveyed spot elevations and elevation contours. The 100-year peak runoff will not overtop either streambank of Aajker Creek adjacent to the proposed project. Hydraulic calculations for open channel flow through the stream channel are attached. The 100-year flood limits are shown on the attached Figure 2, and also on Figure A preceding the Baxter Creek calculations in this Section. N:\5352\002\Design Docs\Reports\Storm\Aajker floodplain\Aajker 100-yr flood report, revised 3-26-15.doc 1014 1015 (this page left blank intentionally) 1016 1017 MAJOR DRAINAGE (FLOOD) ROUTING HYDRAULIC CALCULATIONS 1018 (this page left blank intentionally) 1019 Culvert Calculator Report 48" CMP (Huffine) Title: The Lakes at Valley West - Aajker flood limits n:\...\storm\aajker floodplain\culverts.cvm 01/22/15 09:14:19 PM Morrison Maierle Inc © Bentley Systems, Inc. Haestad Methods Solution Center Watertown, CT 06795 USA +1-203-755-1666 Project Engineer: mhickman CulvertMaster v3.3 [03.03.00.04] Page 1 of 1 Solve For: Discharge Culvert Summary Allowable HW Elevation 10.74 ft Headwater Depth/Height 2.25 Computed Headwater Elevation 10.74 ft Discharge 134.44 cfs Inlet Control HW Elev.8.81 ft Tailwater Elevation 2.55 ft Outlet Control HW Elev. 10.74 ft Control Type Outlet Control Grades Upstream Invert 1.74 ft Downstream Invert 0.00 ft Length 145.00 ft Constructed Slope 1.20 % Hydraulic Profile Profile CompositeM2PressureProfile Depth, Downstream 3.46 ft Slope Type Mild Normal Depth N/A ft Flow Regime Subcritical Critical Depth 3.46 ft Velocity Downstream 11.64 ft/s Critical Slope 2.75 % Section Section Shape Circular Mannings Coefficient 0.024 Section Material CMP Span 4.00 ft Section Size 48 inch Rise 4.00 ft Number Sections 1 Outlet Control Properties Outlet Control HW Elev. 10.74 ft Upstream Velocity Head 1.78 ft Ke 0.50 Entrance Loss 0.89 ft Inlet Control Properties Inlet Control HW Elev.8.81 ft Flow Control N/A Inlet Type Headwall Area Full 12.6 ft² K 0.00780 HDS 5 Chart 2 M 2.00000 HDS 5 Scale 1 C 0.03790 Equation Form 1 Y 0.69000 1020 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 1.10 % Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Bottom Width 2.00 ft Discharge 134.44 ft³/s Results Normal Depth 2.55 ft Flow Area 24.62 ft² Wetted Perimeter 18.13 ft Hydraulic Radius 1.36 ft Top Width 17.31 ft Critical Depth 2.32 ft Critical Slope 1.74 % Velocity 5.46 ft/s Velocity Head 0.46 ft Specific Energy 3.01 ft Froude Number 0.81 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 2.55 ft Critical Depth 2.32 ft Channel Slope 1.10 % 48" TW calc (Huffine) 1/22/2015 9:15:14 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1021 Culvert Calculator Report 36" CMP (Huffine) Title: The Lakes at Valley West - Aajker flood limits n:\...\storm\aajker floodplain\culverts.cvm 01/22/15 09:16:31 PM Morrison Maierle Inc © Bentley Systems, Inc. Haestad Methods Solution Center Watertown, CT 06795 USA +1-203-755-1666 Project Engineer: mhickman CulvertMaster v3.3 [03.03.00.04] Page 1 of 1 Solve For: Discharge Culvert Summary Allowable HW Elevation 112.40 ft Headwater Depth/Height 3.12 Computed Headwater Elevation 112.40 ft Discharge 56.44 cfs Inlet Control HW Elev. 107.51 ft Tailwater Elevation 101.77 ft Outlet Control HW Elev. 112.40 ft Control Type Outlet Control Grades Upstream Invert 103.04 ft Downstream Invert 99.93 ft Length 339.00 ft Constructed Slope 0.92 % Hydraulic Profile Profile CompositeM2PressureProfile Depth, Downstream 2.44 ft Slope Type Mild Normal Depth N/A ft Flow Regime Subcritical Critical Depth 2.44 ft Velocity Downstream 9.18 ft/s Critical Slope 2.48 % Section Section Shape Circular Mannings Coefficient 0.024 Section Material CMP Span 3.00 ft Section Size 36 inch Rise 3.00 ft Number Sections 1 Outlet Control Properties Outlet Control HW Elev. 112.40 ft Upstream Velocity Head 0.99 ft Ke 0.50 Entrance Loss 0.50 ft Inlet Control Properties Inlet Control HW Elev. 107.51 ft Flow Control N/A Inlet Type Headwall Area Full 7.1 ft² K 0.00780 HDS 5 Chart 2 M 2.00000 HDS 5 Scale 1 C 0.03790 Equation Form 1 Y 0.69000 1022 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 0.90 % Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Bottom Width 2.00 ft Discharge 56.44 ft³/s Results Normal Depth 1.84 ft Flow Area 13.87 ft² Wetted Perimeter 13.65 ft Hydraulic Radius 1.02 ft Top Width 13.05 ft Critical Depth 1.56 ft Critical Slope 1.95 % Velocity 4.07 ft/s Velocity Head 0.26 ft Specific Energy 2.10 ft Froude Number 0.70 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.84 ft Critical Depth 1.56 ft Channel Slope 0.90 % 36" TW calc (Huffine) 1/22/2015 9:15:55 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1023 100-YEAR RUNOFF CALCULATIONS 1024 (this page left blank intentionally) 1025 Project Description Friction Method Manning Formula Solve For Discharge Input Data Channel Slope 0.73 % Normal Depth 2.37 ft Section Definitions Station (ft)Elevation (ft) 0+00.0 59.95 0+45.7 59.94 0+49.0 58.69 0+49.7 57.63 0+54.5 57.77 0+57.3 57.82 0+58.5 59.08 0+61.6 59.87 0+65.2 60.20 1+01.7 60.02 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 59.95)(1+01.7, 60.02)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Discharge 54.31 ft³/s Elevation Range 57.63 to 60.20 ft Flow Area 26.86 ft² sta. 14+59 (to overflow) 1/22/2015 9:18:16 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1026 Results Wetted Perimeter 64.51 ft Hydraulic Radius 0.42 ft Top Width 63.02 ft Normal Depth 2.37 ft Critical Depth 1.23 ft Critical Slope 2.05 % Velocity 2.02 ft/s Velocity Head 0.06 ft Specific Energy 2.43 ft Froude Number 0.55 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 2.37 ft Critical Depth 1.23 ft Channel Slope 0.73 % Critical Slope 2.05 % sta. 14+59 (to overflow) 1/22/2015 9:18:16 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1027 Project Description Friction Method Manning Formula Solve For Discharge Input Data Channel Slope 0.87 % Normal Depth 2.34 ft Section Definitions Station (ft)Elevation (ft) 0+00.0 59.21 0+43.7 59.17 0+48.0 58.23 0+49.1 56.86 0+52.5 56.94 0+55.7 56.99 0+57.0 58.70 0+64.4 59.20 0+66.8 59.33 1+02.6 59.10 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 59.21)(1+02.6, 59.10)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Discharge 45.66 ft³/s Elevation Range 56.86 to 59.33 ft Flow Area 23.82 ft² stream sta. 13+86 (to overflow) 1/22/2015 9:17:40 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1028 Results Wetted Perimeter 70.77 ft Hydraulic Radius 0.34 ft Top Width 69.04 ft Normal Depth 2.34 ft Critical Depth 1.16 ft Critical Slope 2.11 % Velocity 1.92 ft/s Velocity Head 0.06 ft Specific Energy 2.40 ft Froude Number 0.58 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 2.34 ft Critical Depth 1.16 ft Channel Slope 0.87 % Critical Slope 2.11 % stream sta. 13+86 (to overflow) 1/22/2015 9:17:40 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1029 Culvert Calculator Report 36" CMP (Sta. 13+40) Title: The Lakes at Valley West - Aajker flood limits n:\...\storm\aajker floodplain\culverts.cvm 01/22/15 09:20:13 PM Morrison Maierle Inc © Bentley Systems, Inc. Haestad Methods Solution Center Watertown, CT 06795 USA +1-203-755-1666 Project Engineer: mhickman CulvertMaster v3.3 [03.03.00.04] Page 1 of 1 Solve For: Discharge Culvert Summary Allowable HW Elevation 59.00 ft Headwater Depth/Height 0.77 Computed Headwater Elevation 59.00 ft Discharge 20.45 cfs Inlet Control HW Elev.58.76 ft Tailwater Elevation 57.20 ft Outlet Control HW Elev. 59.00 ft Control Type Entrance Control Grades Upstream Invert 56.70 ft Downstream Invert 56.28 ft Length 25.00 ft Constructed Slope 1.68 % Hydraulic Profile Profile S2 Depth, Downstream 1.39 ft Slope Type Steep Normal Depth 1.39 ft Flow Regime Supercritical Critical Depth 1.45 ft Velocity Downstream 6.40 ft/s Critical Slope 1.43 % Section Section Shape Circular Mannings Coefficient 0.024 Section Material CMP Span 3.00 ft Section Size 36 inch Rise 3.00 ft Number Sections 1 Outlet Control Properties Outlet Control HW Elev. 59.00 ft Upstream Velocity Head 0.57 ft Ke 0.50 Entrance Loss 0.28 ft Inlet Control Properties Inlet Control HW Elev.58.76 ft Flow Control N/A Inlet Type Headwall Area Full 7.1 ft² K 0.00780 HDS 5 Chart 2 M 2.00000 HDS 5 Scale 1 C 0.03790 Equation Form 1 Y 0.69000 1030 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 3.33 % Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Bottom Width 2.00 ft Discharge 20.45 ft³/s Results Normal Depth 0.87 ft Flow Area 4.01 ft² Wetted Perimeter 7.50 ft Hydraulic Radius 0.53 ft Top Width 7.22 ft Critical Depth 0.96 ft Critical Slope 2.23 % Velocity 5.10 ft/s Velocity Head 0.40 ft Specific Energy 1.27 ft Froude Number 1.21 Flow Type Supercritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 0.87 ft Critical Depth 0.96 ft Channel Slope 3.33 % 36" TW calc (Sta. 13+40) 1/22/2015 9:19:02 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1031 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 0.30 % Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Discharge 17.46 ft³/s Results Normal Depth 1.70 ft Flow Area 8.67 ft² Wetted Perimeter 10.75 ft Hydraulic Radius 0.81 ft Top Width 10.20 ft Critical Depth 1.16 ft Critical Slope 2.30 % Velocity 2.01 ft/s Velocity Head 0.06 ft Specific Energy 1.76 ft Froude Number 0.39 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.70 ft Critical Depth 1.16 ft Channel Slope 0.30 % Critical Slope 2.30 % South Cutoff Ditch (100-yr), revised 3-26-15 3/26/2015 4:14:14 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1032 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.035 Channel Slope 0.30 % Normal Depth 1.70 ft Left Side Slope 3.00 ft/ft (H:V) Right Side Slope 3.00 ft/ft (H:V) Discharge 17.46 ft³/s Cross Section Image 100-YEAR FLOODPLAIN DELINEATION CROSS-SECTION CALCULATIONS 1034 (this page left blank intentionally) 1035 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.16 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 43.27 0+09.2 42.91 0+13.4 42.68 0+20.4 41.33 0+22.8 42.86 0+30.1 43.74 0+58.7 43.39 0+63.7 45.00 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 43.27)(0+63.7, 45.00)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.77 ft Elevation Range 41.33 to 45.00 ft Flow Area 12.02 ft² Wetted Perimeter 20.98 ft Hydraulic Radius 0.57 ft stream sta. 0+29 1/22/2015 4:04:44 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1036 Results Top Width 20.38 ft Normal Depth 1.77 ft Critical Depth 1.55 ft Critical Slope 2.20 % Velocity 3.15 ft/s Velocity Head 0.15 ft Specific Energy 1.92 ft Froude Number 0.72 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.77 ft Critical Depth 1.55 ft Channel Slope 1.16 % Critical Slope 2.20 % stream sta. 0+29 1/22/2015 4:04:44 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1037 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.16 % Normal Depth 1.77 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 0+29 1/22/2015 4:05:30 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1038 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.91 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 43.79 0+15.0 42.81 0+18.0 42.21 0+20.5 43.22 0+24.6 44.08 0+44.7 44.02 0+54.0 46.00 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 43.79)(0+54.0, 46.00)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.52 ft Elevation Range 42.21 to 46.00 ft Flow Area 13.25 ft² Wetted Perimeter 22.31 ft Hydraulic Radius 0.59 ft Top Width 21.97 ft stream sta. 1+38 1/22/2015 4:06:00 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1039 Results Normal Depth 1.52 ft Critical Depth 1.32 ft Critical Slope 2.28 % Velocity 2.86 ft/s Velocity Head 0.13 ft Specific Energy 1.65 ft Froude Number 0.65 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.52 ft Critical Depth 1.32 ft Channel Slope 0.91 % Critical Slope 2.28 % stream sta. 1+38 1/22/2015 4:06:00 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1040 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.91 % Normal Depth 1.52 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 1+38 1/22/2015 4:06:28 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1041 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.58 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 45.97 0+05.3 44.84 0+08.3 43.92 0+14.9 44.69 0+35.8 45.92 0+42.7 46.06 0+50.8 48.00 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 45.97)(0+50.8, 48.00)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.50 ft Elevation Range 43.92 to 48.00 ft Flow Area 15.89 ft² Wetted Perimeter 25.07 ft Hydraulic Radius 0.63 ft Top Width 24.81 ft stream sta. 3+15 1/22/2015 4:06:56 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1042 Results Normal Depth 1.50 ft Critical Depth 1.20 ft Critical Slope 2.27 % Velocity 2.39 ft/s Velocity Head 0.09 ft Specific Energy 1.59 ft Froude Number 0.53 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.50 ft Critical Depth 1.20 ft Channel Slope 0.58 % Critical Slope 2.27 % stream sta. 3+15 1/22/2015 4:06:56 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1043 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.58 % Normal Depth 1.50 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 3+15 1/22/2015 4:07:27 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1044 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.60 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 48.58 0+07.2 47.16 0+10.0 45.84 0+15.2 47.01 0+20.0 48.76 0+40.1 48.45 0+50.0 48.34 0+57.5 50.00 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 48.58)(0+57.5, 50.00)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.61 ft Elevation Range 45.84 to 50.00 ft Flow Area 8.50 ft² Wetted Perimeter 11.23 ft Hydraulic Radius 0.76 ft stream sta. 5+36 1/22/2015 4:07:59 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1045 Results Top Width 10.70 ft Normal Depth 1.61 ft Critical Depth 1.53 ft Critical Slope 2.09 % Velocity 4.46 ft/s Velocity Head 0.31 ft Specific Energy 1.92 ft Froude Number 0.88 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.61 ft Critical Depth 1.53 ft Channel Slope 1.60 % Critical Slope 2.09 % stream sta. 5+36 1/22/2015 4:07:59 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1046 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.60 % Normal Depth 1.61 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 5+36 1/22/2015 4:11:21 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1047 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.37 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 49.40 0+07.0 47.14 0+11.6 46.79 0+14.2 47.91 0+35.6 49.57 0+43.1 49.45 0+58.1 49.24 0+73.1 49.20 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 49.40)(0+73.1, 49.20)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.38 ft Elevation Range 46.79 to 49.57 ft Flow Area 9.78 ft² Wetted Perimeter 14.19 ft Hydraulic Radius 0.69 ft stream sta. 6+09 1/22/2015 4:11:53 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1048 Results Top Width 13.77 ft Normal Depth 1.38 ft Critical Depth 1.24 ft Critical Slope 2.11 % Velocity 3.88 ft/s Velocity Head 0.23 ft Specific Energy 1.62 ft Froude Number 0.81 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.38 ft Critical Depth 1.24 ft Channel Slope 1.37 % Critical Slope 2.11 % stream sta. 6+09 1/22/2015 4:11:53 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1049 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.37 % Normal Depth 1.38 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 6+09 1/22/2015 4:12:23 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1050 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.27 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 52.85 0+03.3 50.68 0+09.0 49.92 0+13.4 51.30 0+17.5 52.55 0+36.2 52.86 0+44.2 52.84 0+59.6 52.76 0+75.0 52.72 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 52.85)(0+75.0, 52.72)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.40 ft Elevation Range 49.92 to 52.86 ft Flow Area 9.22 ft² Wetted Perimeter 11.58 ft stream sta. 8+49 1/22/2015 4:12:52 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1051 Results Hydraulic Radius 0.80 ft Top Width 11.13 ft Normal Depth 1.40 ft Critical Depth 1.26 ft Critical Slope 2.07 % Velocity 4.11 ft/s Velocity Head 0.26 ft Specific Energy 1.66 ft Froude Number 0.80 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.40 ft Critical Depth 1.26 ft Channel Slope 1.27 % Critical Slope 2.07 % stream sta. 8+49 1/22/2015 4:12:52 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1052 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.27 % Normal Depth 1.40 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 8+49 1/22/2015 4:13:17 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1053 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.26 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 56.73 0+12.5 54.10 0+15.0 53.41 0+17.3 54.95 0+21.2 55.93 0+41.0 55.95 0+53.0 55.74 0+68.6 55.74 0+84.6 55.72 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 56.73)(0+84.6, 55.72)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.83 ft Elevation Range 53.41 to 56.73 ft Flow Area 9.40 ft² Wetted Perimeter 12.09 ft stream sta. 11+26 1/22/2015 4:02:41 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1054 Results Hydraulic Radius 0.78 ft Top Width 11.37 ft Normal Depth 1.83 ft Critical Depth 1.66 ft Critical Slope 2.13 % Velocity 4.03 ft/s Velocity Head 0.25 ft Specific Energy 2.08 ft Froude Number 0.78 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.83 ft Critical Depth 1.66 ft Channel Slope 1.26 % Critical Slope 2.13 % stream sta. 11+26 1/22/2015 4:02:41 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1055 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 1.26 % Normal Depth 1.83 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 11+26 1/22/2015 4:03:58 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1056 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 2.43 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 58.28 0+32.5 57.89 0+44.4 56.52 0+47.1 55.76 0+49.7 56.86 0+69.7 58.44 0+88.1 58.58 0+93.5 58.55 1+08.0 58.56 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 58.28)(1+08.0, 58.56)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.50 ft Elevation Range 55.76 to 58.58 ft Flow Area 8.89 ft² Wetted Perimeter 17.18 ft stream sta. 13+11 1/22/2015 4:14:07 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1057 Results Hydraulic Radius 0.52 ft Top Width 16.80 ft Normal Depth 1.50 ft Critical Depth 1.52 ft Critical Slope 2.27 % Velocity 4.26 ft/s Velocity Head 0.28 ft Specific Energy 1.78 ft Froude Number 1.03 Flow Type Supercritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.50 ft Critical Depth 1.52 ft Channel Slope 2.43 % Critical Slope 2.27 % stream sta. 13+11 1/22/2015 4:14:07 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1058 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 2.43 % Normal Depth 1.50 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 13+11 1/22/2015 4:14:46 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1059 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.87 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 59.21 0+43.7 59.17 0+48.0 58.23 0+49.1 56.86 0+52.5 56.94 0+55.7 56.99 0+57.0 58.70 0+64.4 59.20 0+66.8 59.33 1+02.6 59.10 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 59.21)(1+02.6, 59.10)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.34 ft Elevation Range 56.86 to 59.33 ft Flow Area 9.68 ft² stream sta. 13+86 1/22/2015 4:15:25 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1060 Results Wetted Perimeter 9.85 ft Hydraulic Radius 0.98 ft Top Width 8.60 ft Normal Depth 1.34 ft Critical Depth 1.04 ft Critical Slope 2.16 % Velocity 3.92 ft/s Velocity Head 0.24 ft Specific Energy 1.58 ft Froude Number 0.65 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.34 ft Critical Depth 1.04 ft Channel Slope 0.87 % Critical Slope 2.16 % stream sta. 13+86 1/22/2015 4:15:25 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1061 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.87 % Normal Depth 1.34 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 13+86 1/22/2015 4:15:47 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1062 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.73 % Discharge 37.91 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.0 59.95 0+45.7 59.94 0+49.0 58.69 0+49.7 57.63 0+54.5 57.77 0+57.3 57.82 0+58.5 59.08 0+61.6 59.87 0+65.2 60.20 1+01.7 60.02 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.0, 59.95)(1+01.7, 60.02)0.035 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 1.35 ft Elevation Range 57.63 to 60.20 ft Flow Area 10.78 ft² stream sta. 14+59 1/22/2015 4:16:25 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1063 Results Wetted Perimeter 11.29 ft Hydraulic Radius 0.95 ft Top Width 10.17 ft Normal Depth 1.35 ft Critical Depth 0.99 ft Critical Slope 2.16 % Velocity 3.52 ft/s Velocity Head 0.19 ft Specific Energy 1.54 ft Froude Number 0.60 Flow Type Subcritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 1.35 ft Critical Depth 0.99 ft Channel Slope 0.73 % Critical Slope 2.16 % stream sta. 14+59 1/22/2015 4:16:25 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page 1064 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.73 % Normal Depth 1.35 ft Discharge 37.91 ft³/s Cross Section Image stream sta. 14+59 1/22/2015 4:16:51 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1065 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Groundwater A geotechnical investigation was complete for the project area and the findings of the report, dated October 17th, are included in Section 16. Groundwater was addressed as part of this geotechnical investigation and findings are available in this report. Groundwater depths across The Lakes at Valley West site are well documented by the original groundwater monitoring program, ongoing construction activities associated with the gravel pit and pond construction, and test pits excavated during the late summer of 2014. In one form or another groundwater, has been continually monitored over the past decade. The overall conditions appear to be very similar to the portion of Valley West that is previously developed adding the construction of several hundred homes to list of construction experience is dealing with these conditions. Groundwater present in the area does not limit the residential development planned for the site. In general, groundwater depth varies across the site but appears to equalize with the elevation of the ponds on the downstream or north side of the property. The ponds are naturally fed by groundwater. The level of the pond can be controlled by a discharge structure in the northwest corner. The discharge structure is used to equalize the water levels in the pond when necessary. Over the years the pond has equalized to the current water level and has fluctuated very little since 2010. That was the last time the water levels in the pond were adjusted. Another consistent throughout the site is a layer of native gravels that tends vary from between 3’ and 5’ below the natural finished grade elevation. The finished grade of the site has been modified over the years with the construction of the ponds and associated movement of materials. In areas not influenced by the pond there seems to be a direct correlation between groundwater depth and the depth to gravel. This is a reoccurring condition throughout Valley West Subdivision and very similar to the groundwater conditions in the portions of Valley West that are already developed. During the excavation of test pits in the late summer of 2014 groundwater depths varied from 2’ to 10’ below existing natural grade. This correlates with the groundwater conditions encountered in the existing developed area of Valley West. A difference is that the soil conditions in this area of Valley West appear to be much more conducive to the construction of foundations. During high groundwater months the depth to groundwater upstream of the ponds appears to follow the boundary between the underlying gravels and overburden of soils. It appears that the ponds constructed on the site tend to improve groundwater conditions downstream (to the north) by 1066 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application equalizing the depth to groundwater with the elevation of ponds. They have little or no effect on the groundwater conditions upstream (to the south). The groundwater information obtained from the test pits, monitoring program, and construction activities corresponds to the gravel and groundwater depths identified by soils information available through the NRCS. Limitations posed by groundwater are common throughout Bozeman and the Gallatin Valley. The groundwater conditions at The Lakes at Valley West are very similar to the conditions seen and successfully mitigated throughout the portions of Valley West that are previously developed. Simple engineering and construction practices can successfully mitigate these limitations without extreme or undo expense. These conditions will limit the use of basements in the area. As one mitigation measure, where needed, a note can be placed on the final plat to advise future owners of the groundwater depths and limitations to the use of basements. A geotechnical report will be required for each foundation constructed in the project, as is the requirement in the existing Valley West subdivision to establish the footing elevations and finished floor elevations of each home to be constructed. Also, as recommended by the geotechnical report provided with this application, it will be recommended that at least 2-feet of separation be provided between the bottom of footing and groundwater elevation for 16”- or 18”-inch wide footings. 1067 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Geology, Soils and Slope A geotechnical investigation was complete for the project area and the findings of the report, dated October 17, 2014, are included in this section. 1068 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc Client: The Lakes at Valley West Bozeman, LLC P.O. Box 1113 Suite 179 Bozeman, Montana 59715 Project: The Lakes at Valley West Bozeman, Montana Gallatin County CR Project No: 014095CR Date: October 17th, 2014 Introduction The purpose of this report is to serve as a record of geotechnical information obtained through research, observations, and laboratory testing for the above referenced project. Preliminary recommendations made within are based upon this information as well as experience with similar projects in the area. The geotechnical information presented within this report is to be used by the Client to make educated decisions regarding the development of the subdivision. Recommendations for subgrade improvements of individual lots are subject to change based on grade and soil conditions observed at the time of home construction. Site Information The property is a total of 63.6 acres and is situated between Aajker Creek on the west property boundary and Baxter Creek along the east property boundary. There are two large ponds centrally located on the property that each have a longitudinal axis exceeding 500-ft. Figure 1 – Vicinity and Topographic Map circa 1987 1069 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 2 The vicinity map, topographic map, and legal description are given in Figure 1. The ponds do not appear on the topographic map shown because they were constructed after its publishing. Utilizing Google Earth’s geobrowser, chronological aerial images show that previously there was one large pond. Between 2006 and 2009, earthwork activities created two ponds with a road constructed between them. Due to the significant amount of earthwork performed on the property, the current topography differs greatly than the 1980’s topographic map shown in Figure 1. There are currently large berms along the north boundary of the property and several large stockpiles of topsoil and gravels on the south portion of the property. Definitions To assist the reader in understanding site conditions at a point in time, several definitions have been prepared. The terms include pre-development, development, and post-development grades. Other important terms and definitions are listed below. Pre-development grade: The topography of the property as observed during this investigation, prior to installation of infrastructure or commencement of additional earthwork activities. Specifically, this includes large berms located along the north side, low spots along the west side, and large stockpiles of topsoil and gravels along the south boundary. The east side of the property is nearly the natural topography with minimal disturbance to the ground. The attached soil bore logs are reflective of the pre- development grade. Development grade: The topography of the property after installation of infrastructure and general earthwork activities. Post-Development grade: The grades of the ground after homes are constructed and backfilled on a property. Overburden/Spoils: Soils that are disturbed by construction activities; including soils that have been placed upon undisturbed ground surfaces. Examples for this site are soils consisting of dark brown silt loam with organics, dark brown sandy gravels, mottled silt, clay loam, and non-plastic sandy gravels. Topsoil: Native soil material consisting of dark brown silt loam with a high amount of organics; usually undisturbed ground’s first soil horizon. Topsoil remnants have been observed under spoils across the property. Development Design: Recommendations pertaining to earthwork activities for the benefit of the Developer to achieve development grade. Lot subgrade improvements: Geotechnical recommendations given regarding the development of each residential lot for the benefit of the Builder. Structural Fill: Soil upon which structural elements such as footings, sonotubes, slabs, etc. may be constructed upon. Two different types of material may be used as structural fill: mined on-site 4-inch minus pit run gravels with no clay or less than 10% non-plastic fines; or imported 3-inch minus (well graded) pit run gravels with less than 10% non-plastic fines. Building footprint: The entire heated area of the house including covered porches. Excavation footprint: The building footprint plus an additional 3-feet horizontal around the perimeter of the building footprint. 1070 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 3 Site Research Montana Bureau of Mines and Geology (MBMG) Montana Bureau of Mines and Geology (MBMG) record the geological formation of the property as Qafo – Alluvial-fan deposits, older than Qaf (Pleistocene). An alluvial fan is defined as an outspread, gently sloping mass of alluvium deposited by a stream, esp. in an arid or semiarid region when a stream issues from a narrow canyon onto a plain or valley floor. Viewed from above, it has the shape of an open fan, the apex being at the valley mouth (Bates, 1984). Alluvium is material deposited by a stream or running water. Figure 2 – MBMG Geological Map Natural Resources Conservation Service (NRCS) The Natural Resources Conservation Service (NRCS) records multiple soil units for the project. Suitability ratings for dwellings with basements and without basements, risk of corrosion to both concrete and steel, and water features reports can be found in the attachments. The majority of the soils mapped on-site have a high or moderate risk for corrosion to steel. Therefore, buried metal is to be either stainless steel, epoxy coated, encased in polyethylene wrap or have cathodic protection. Several of the soils on site have a moderate risk of corrosion to concrete. All of the soil units mapped across the site have a parent material that is either loamy alluvium or alluvium associated with stream terraces or alluvial fans. 1071 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 4 Figure 3 – NRCS Soil Units (See attached NRCS Data for more information) Linear extensibility is a measurement of a soil’s shrink-swell potential and is considered low if the linear extensibility is less than 3 percent, moderate for 3 to 6 percent, high if 6 to 9 percent, and very high if more than 9 percent. If linear extensibility is more than 3, shrinking and swelling can cause damage to buildings, roads, and other structures. For the assigned soil units, the linear extensibility varies from 0.00 up to 5.9 depending on the soil unit. It is recommended that the geotechnical engineer observe all newly exposed grounds at the time of construction to determine if potentially sensitive soils exist in the area of interest. All soil units except units 448A and 748A were listed on the NRCS National List of Hydric Soils under “Criterion 2”. Groundwater This is not a long term groundwater study; however, structural damage may occur when groundwater is not considered during the design process. Groundwater is “loosely” defined by The American Geologic Institute as “all subsurface water as distinct from surface water.” In this report, the term groundwater is to be reserved for large water tables over reasonably large areas and basins, not to be confused with small weeps near the surface due to surface waters. Groundwater is defined within this report to describe water in the ground that is much more permanent, consistent, and uniform, not subject to change quickly in a short period of time or over a short distance. Near surface conditions change quickly and will not remain constant across this site. Our opinion, though conservative, prevents misinterpretation and better defines conditions. Montana Groundwater Information Center (GWIC) Well Log ID 190942 is located in the vicinity. The soil profile recorded for this well log consists of 3-feet of topsoil underlain by clay gravel that continued to 42-feet below ground surface. From 42-feet to 60-feet, there was a horizon of clay. Static water was recorded at 3-feet below ground surface. 1072 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 5 Groundwater located at or above the assumed foundation footing grade can impact foundation performance. It is recommended that at least 2-feet separation is maintained between bottom of footing and groundwater elevation for typical 16- or 18-inch wide footings. Groundwater was observed in most of the test holes excavated during the geotechnical investigation. It was noted that groundwater appeared to equalize with the elevation of the ponds in one test hole overnight. Groundwater monitoring wells have been installed to document peak run off but it can be assumed that the ponds are reliable indicators of the depth to groundwater. Groundwater levels are shown in the Soil Logs found in the Attachments at the end of this report. Groundwater monitoring is ongoing. Geotechnical Investigation A geotechnical investigation was performed on September 9th and 10th, 2014 by Andy Pilskalns, P.E. and Danae Bray, E.I. of Castle Rock Geotechnical Engineering (CRGE). Mike Cooper and Cody Sabo of SIME were present to operate equipment. Fifteen test holes were excavated across the property; see the Test Hole Maps in the Attachments. The depth of the test holes varied from one to twelve feet. The location of the test holes were determined by either the Client or CRGE. Generalization of the test holes are made within the report; see attached bore logs and test hole maps for data pertaining to each test hole. Approximate test hole locations were superimposed on an aerial image from 2005 to verify approximate previous cut and fill areas, see attached Test Hole Map (2005). Soils were visually classified utilizing the Unified Soils Classification System (USCS). The native soil profile consists of dark brown silt loam topsoil with organics, USCS Symbol OL-ML, underlain by tan clay loam, USCS Symbol CL, which was underlain by poorly graded native sandy gravels, USCS Symbol GP. The thickness of each horizon varied but typically, the native gravels were at approximately 5-feet below the “native” ground surface. In several locations across the site, spoils have been placed upon the native ground surface. In these areas, the depth to native gravels is equal to the height of the undisturbed soils in addition to the height of the spoils. The native sandy gravels are excellent load bearing material. In most cases, groundwater is found where the native sandy gravel horizon is observed. Imported fill material was observed in test holes excavated along the north and west portion of the property. The fill material was found to be non-uniform and varied between silty loam, clay loam, and poorly graded gravels. Some plastic and wood debris was also observed in this fill material. The depth of fill varied and it is recommended that each lot is observed by the geotechnical engineer to determine how much imported fill has been placed. Test hole depths were determined by the depth to groundwater. Groundwater was observed as shallow as 2-feet below ground surface on the south end of the lot to 12-feet below ground surface on the north end of the lot. This variation in elevation is due to the additional imported fill being placed on the north side of the property. Laboratory Results Samples were obtained from TH-14 located in the northwest portion of the property and from the stockpile of gravels located on the south side of the property. One undisturbed thin-walled shelby tube sample and one bulk sample was taken from TH-14 while two bulk samples were taken of the gravel stockpile. The following testing procedures as established by the American Society of Testing & Materials (ASTM) were used:  Atterberg..........................................................ASTM D 4318  Proctor……………………………………………………..……ASTM D 698-07 Method A  Organic Content by Loss on Ignition………………ASTM D 2974  One Dimensional Consolidation Test……………..ASTM D 2435/D 2435M 1073 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 6 The Atterberg Limits Tests are three individual tests used to define soil characteristics. The tests are the Liquid Limit Test (LL), the Plastic Limit Test (PL), and the Shrinkage Limit Test (SL). The Plasticity Index (PI) is defined as the liquid limit minus the plastic limit and is used to categorize the sample as well as define strength parameters. Table 1 – Sample Results Sample Location Liquid Limit Plasticity Index % Organic Matter USCS Symbol TH-14 46 20 5.6 CL O’Neill and Poormoayed, Army Corp of Engineers 1980, developed an expansive soils classification which is summarized in Table 2. The limits indicate that the soil tested from the site have a low swell potential. The amount of water within the soils needs to be near 46% for the soils to begin exhibiting liquid characteristics. This amount is significantly greater than the amount found in the soils during the investigation. However, from experience, the moisture content in the soils can increase significantly during spring runoff. Additionally, one sample cannot be considered representative for the entire site. Soils with a slightly higher plasticity index have a moderate swell classification and would be considered unsuitable for constructing upon. Table 2 – Swell Classification Liquid Limit Plasticity Index Swell (%) Classification < 50 < 25 < 0.5 LOW 50 TO 60 25 - 35 0.5 – 1.5 MARGINAL > 60 > 35 > 1.5 HIGH Potential Swell = Vertical swell under the pressure equal to the overburden pressure Summary of Research & Investigation Observations completed during the geotechnical investigation correlate well with information published by the NRCS and MBMG for this property. Additionally, historical aerial photographs confirm the areas of fill as once being low spots or ponds. Overall, the depth to good load bearing gravels is favorable for development. Additional auger drilling is recommended for grounds on the west side of the west pond that consist of gravel fill. Due to the uncertainty about the fill, additional information will be needed. Drilling is recommended to ascertain that imported fill has been properly placed and is both continuous and suitable for development. Development Design A site map divided into eight phases of development was provided to CRGE by the Developer. Development Design and Geotechnical recommendations are given for the development of property to transition from pre- development grade to development grade and finally to post-development grade. Figure 4 shows the eight phases of planned development which in some cases, such as Phase 7, have been sub-divided to better delineate a boundary. The recommendations given within are based on field observations and by utilizing the USGS topographic map prepared with 20 foot contours. Discrepancies may exist concerning actual grades and elevations from what has been generalized by field observations. The Developer plans on preparing current topographic surveys for the property prior to development. It is recommended that we review the survey to ensure no large discrepancies exist that may affect the proposed development design. Although an effort has been made to gain greater understanding of the subsurface conditions across the property, it must be understood that not all subsurface soils or conditions will be known until the site is unearthed. 1074 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 7 During the field investigation, the following observations were made: The properties within phase 1, 2, & 3 had overburden/spoils placed upon the (undisturbed) native ground surface. Phase 4 can be generalized as being several feet lower in elevation than Phases 1, 2, & 3. Phase 7 is divided into two sections as the west half, denoted as 7W and the east half, denoted as 7E. The ground elevation of 7W is lower than 7E. Imported fill was observed in the excavated test hole TH-6 within Phase 7E. The imported fill is sandy gravels used to backfill the pond. The extent of this fill material that was used in this vicinity was not determined. Therefore, it is recommended that subgrade improvement recommendations for Phase 7E be considered independently of the surrounding phases until further study is completed at a later time. Groundwater is very shallow in Phases 4, 7W, & 8 and therefore, dewatering is recommended in these areas prior to modifying the pre-development grade. It is anticipated that dewatering may not be necessary in Phases 1, 2, & 3. However, if groundwater becomes a problem, it must be controlled so that it does not adversely affect earthwork activities. It is the responsibility of the Contractor to plan and control all dewatering activities including permitting. Figure 4- Geotechnical Recommendations for Development Organized by Phases To prepare the property for development, it is recommended that Phases 1, 2, & 3 are first cleared of all overburden/spoils. These soils may be stockpiled in Phases 4, 7W, & 8 only after the stockpile locations are properly prepared. Stockpile sites in Phase 4, 7W, & 8 are to be dewatered and stripped of topsoil clay and organics before placing spoils. Therefore, when the overburden is removed, the grounds will then be at development grade with no additional work required. This will prevent reworking and moving spoils as little as possible. It is recommended that spoils consisting of topsoil or having high amounts of organics be stockpiled separately from non-organic fill. Once the overburden has been removed from Phases 1, 2, & 3, this portion of the property can be prepared for development according to the subgrade improvement recommendations given below. Phases 4, 7W, & 8 (low areas), as mentioned above, will require dewatering prior to earthwork activities and stripping of the ground. 1075 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 8 Once the groundwater has been lowered in these areas, it is recommended that all organics and topsoil material is removed. The Geotechnical Engineer is to be contacted to observe the ground conditions prior to covering with spoils. Once the grounds have been approved by the Geotechnical Engineer, the overburden removed from Phase 1, 2, & 3 can be placed across Phase 4, 7W, & 8, as needed, so that the elevation of the low areas match development grade of Phases 1, 2 & 3. In our opinion, based on existing grade, the development grade for Phases 5 & 6 will require minimal earthwork. Dewatering will be necessary for deeper excavation and installation of utilities. The previously discussed areas of cut and fill are to be stabilized through seeding of native vegetation or sodding to prevent erosion. Stockpiled topsoil may be placed upon non-organic fill in areas that will not be constructed upon. Development Design recommendations are not necessarily based on the currently planned chronological order of development but rather based upon what is perceived to be the most efficient use of time and materials. It is understood that developed will occur over time. It is recommended that despite the amount of time between completing a particular phase that the Development Design recommendations are adhered to in the given sequence of events. Roadway Recommendations All roadway areas are to be stripped of organics and topsoil and vertically over-excavated 24-inches. The area is to then be made level, smooth, and compacted utilizing a 54 inch wide smooth drum compactor. The compacted ground is to be covered with a continuous sheet of Mirafi 500X geotextile with 3-feet overlap end-to-end. Once the geotextile is in place, it can be coved with 18-inches of base material defined as 6 inch minus pit run gravels containing less than 10% non-plastic fines. On-site mined pit run gravels may be used as sub-base upon approval by the Geotechnical Engineer. The pit run is to be compacted to 95% of the materials maximum dry density and + 1.5% of optimum moisture as determined by method ASTM D-698. The pit run is to be covered by 3 inches of crushed base defined as 1 inch minus pit run gravels which is properly compacted. Finally, 3 inches of Hot Plant Mix surface course is to be paced upon the compacted base. Figure 5 – Typical Roadway Section For areas in which native sandy gravels are within 24-inches of the existing ground surface, such as around the southern portion of the property, the typical roadway section is not required. For shallow depths to native sandy gravels or areas where sandy gravels are the ground surface it is recommended that the ground surface is stripped of all overlying organics and topsoil and the native gravels are proofed rolled. The Geotechnical Engineer is to 1076 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 9 observe and approve the newly exposed ground. Once approved, 6-inch minus pit run gravels can be placed within 6-inches of the final roadway grade. Once the sub-base has been properly placed, moisture conditioned, and compacted, the recommendations pertaining to the crushed base and surface course, as shown in Figure 5, are to be implemented. It is recommended that the Geotechnical Engineer is contacted to compliance test all roadway material. If groundwater is an issue during road construction dewatering will be necessary. Lot Subgrade Improvement Recommendations Each lot is to be observed by the Geotechnical Engineer that prepared this report to verify conditions and revise recommendations as necessary. It is the responsibility of the Builder to schedule site visits by the Engineer during lot development. Under no circumstance are structural or critical architectural elements such as footings, piers, sono-tubes, slabs etc. to be constructed upon non-approved grounds, non-structural fill, topsoil, or clay soil. Critical architectural elements outside of the structure will require alternative subgrade improvement consideration. Please plan the designs with the Geotechnical Engineer. The general allowable bearing capacity of the footings for single and two story buildings constructed upon approved (by the Geotechnical Engineer) native well-graded sandy gravels or properly placed imported well- graded pit run gravels (as define within this report) is 2,500 lb/ft2. The general allowable bearing capacity is based on groundwater being a minimum 3 feet below bottom of footing. The minimum footing dimensions, depth x width, for a two-story residential building is 8” x 18” and for a single story residential building is 8” x 16”. For footing and stem wall type foundations, the bottom of the footing as required by Montana State Code is to be protected by 4 feet of cover for 2-story buildings. The recommendations include all critical architectural elements such as sono tubes, columns, piers and slabs unless some alternative design consideration has been made. Two types of foundations are recommended. A typical crawl-space type foundation is shown in Figure 6. If this type of foundation is used, it is recommended that a sump pump and all related appurtenances are installed within the crawl space to mitigate issues with groundwater. A typical concrete stem-wall with slab on grade is shown in Figure 7. Under no circumstances are footings or other structural elements to be constructed upon material other than structural fill or approved native gravels. Furthermore, structural fill must be used on the interior side of the walls and placed within 12-inches of the height of exterior fill material being placed. All structural fill is to be moisture conditioned to + 3% of the materials optimum moisture content. When using structural fill, it must be free of clay or contain less than 10 % non-plastic fines. The Contractor will be responsible referencing the attached laboratory tests which determine the maximum dry unit weight and optimum moisture content of the “mined on site 4-inch minus pit run gravels” to be used as structural fill. All fill is to be placed to the prescribed specifications given within. The Geotechnical Engineer is to be contacted immediately if the ground is too wet to place and compact the imported structural fill. In areas with high groundwater, it may be deemed appropriate to dewater and place 12 inches of 1-inch minus washed rock upon the wet “in situ” gravels to create a moisture break before covering with pit run gravels. The 1 inch washed rock in this case will be considered structural fill that will act as a vapor break so that structural fill can be placed upon the gravels and compacted without liquefying the structural fill. 1077 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 10 Figure 6 – Foundation Plan – Typical Stem Wall with Crawl-Space Figure 7 – Foundation Plan – Typical Stem Wall with Slab-on-Grade 1078 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 11 It is recommended that a minimum 18-inches of structural fill be placed upon the “in situ” gravels. For this report, “in situ gravels” means native undisturbed gravels. In other words, it is recommended that all the topsoil and clay over the native gravels be removed. The native gravels are to be compacted and then the entire excavation footprint is to be brought up to grade with at least 18-inches of structural fill. The amount of fill is given as 18 inches but this can vary depending on height of finished floor above curb and other factors. It is recommended that footings are not designed to be below the water table. If this is not possible, then the amount of fill may be adjusted depending on height of the water table. Furthermore, a footing drain, as shown in Figure 7, may or may not be necessary depending on the height of groundwater; this is to be determined for each individual site by the Geotechnical Engineer. The allowable bearing capacity of the footings constructed within groundwater will have to be determined based on the depth of the bottom of footing below top of high groundwater. The structural engineer can share with our office the determined linear weight of the building per square foot so that we can aid in determining the footing size with regard to the water table. Insulating the interior or exterior of the foundation is recommended with 2- inch thick Dow closed cell blue board, as shown in Figure 6 & 7. Site Grading All surfaces around the building site are to be designed such that gravity forces direct runoff away from all sides of the building area both before and after construction. It is recommended that the building backfill and finished grade slope away 5% on all sides of the building for a minimum of 20-feet. Upslope grading needs to divert surface sheet-flow, runoff away from the building sites. All backfilling next to foundation walls is to utilize only hand- operated tamping equipment to prevent excessive forces from destroying already constructed material. An impermeable (soil) cap should cover the finished ground prior to the placement of topsoil to prevent the easy absorption of moisture to the subsurface soils on which the building rests. All organics are to be stripped away prior to placing any backfill. All on-site and run-on storm water is to be managed so as to not adversely affect the site and foundation. The site is to be elevated so that the grading plan can be properly implemented. Earthwork-Construction Materials Utilizing Army Corp of Engineering tests results, it has been shown that the required density of newly placed fill (or in this case newly exposed disturbed ground) can be achieved (100% maximum dry density). This is possible if the pit-run type material is placed in 6-inch lifts or in this case, the ground is track packed then compacted by a smooth drum vibratory roller (minimum 6 passes) with the vibratory equipment operating between 1-2 mile/hour vibrating at 1200 vib/min. Large compactive forces are necessary to reduce settlement of the native surfaces and imported pit run soils. One pass is defined as starting at point A, compacting to point B, and returning to point A. All soft areas that deflect during compaction are to be removed and replaced with washed rock until firm. The subgrade improvements will act as a stiff platform on which the building loads will be supported. The sub-grade improvements are to ensure uniform compaction of materials, reduce settlement effects to within tolerable limits, and to establish a durable working surface for spring and summer weather conditions. Revisions to the grading plan that do not match the existing terrain and conditions should be reviewed by a Geotechnical Engineer prior to submittal. Application Percent Compaction Wall Backfill 95 Structural Fill Under Slab 97 Structural Fill Under Footing 98 1079 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 12 The native silt soils are not well suited for engineered fill, and unless otherwise directed by the Geotechnical Engineer, are not to be used as structural fill. If at any time the Contractor notices an extreme change in one or more of the constituents that make up the approved structural fill soils, they are to contact the Geotechnical Engineer immediately. All newly exposed ground is to be proof rolled with a large high energy smooth drum compactor prior to the placement of structural fill. Backfill around the foundation walls should not be placed until the slab or concrete walls are adequately cured. No fill should be placed on “green” concrete. All backfill is to be placed in uniform lifts no greater than 12 inches loose. The upper backfill around frost walls are to utilize only hand operated tamping equipment next to the wall. Areas where backfill is used should be compacted to 95% of the material’s optimum dry density, and lifts should not exceed 12-inches in thickness. Approved engineered fill used under the foundation slab of the building should be compacted to 97% of the soils maximum dry density as defined by ASTM D698. The moisture content of the “in situ” soils or imported soils is not to exceed + 3% the soils optimum density. As mentioned, all structural fill is to be capped with a final 6-inch horizon of frost free material. No recommendations are to occur on overly saturated ground, soft yielding soils, or over frozen soils. Severe weather practices are to be adhered to. There are many severe weather practices that the Contractor is to apply if adverse conditions exist during construction. Such as during the winter, the ground on which the foundation is constructed must not be allowed to freeze. Construction benchmarks should be reviewed by the Engineer and Architect overlooking certain aspects of construction reviewing progress and quality control. All sub-grades need to be free of debris, ponded water, and all deleterious material. If construction takes place during the winter months, good winter construction practices are to be adhered to. The term "net bearing pressure" is defined as the ultimate pressure per unit area of the foundation that can be supported by the soil in excess of the pressure caused by the surrounding soil at the foundation level. This is assuming that the difference between the unit weight of the footing and the surrounding backfill is negligible. Real loads are defined as the total of all dead plus frequently applied live loads. Total loads include all dead and live loads, including seismic forces and wind. Lastly, all rain gutter downspouts should discharge minimum 8-feet away from any side of the buildings. All finished site grading should allow freestanding water to drain away from the building. Impermeable soils should be used as finished cover (backfill) prior to the placement of topsoil to prevent the easy absorption of precipitation around the building. Seismic Consideration Given the depth to groundwater and the presence of granular material, the property could experience liquefaction in the event of a seismic event. It is recommended that the geotechnical engineer observe ground conditions during all phases of earthwork activity to verify conditions and adjust recommendations as necessary. This is so that the structural engineer may include geotechnical considerations and loading conditions to include protective measures during the design process. Although no other geological hazards were observed during this investigation, by keeping the Geotechnical Engineer involved during development additional observations can be completed. Based on the results of our sub-surface investigation and review of available geologic information, we anticipate the upper 100 foot profile will be comprised of sedimentary deposits of stiff silt, sand, clays, or better. Therefore, we recommend using Site Class "D" (stiff soil profile) as defined by the 2009 International Building Code for design. Seismic calculations are made in accordance to general procedures as used/defined by the United State Geological Survey (USGS), American Society of Civil Engineers Chapter 7, (ASCE 7) and 2009 International Building Code, (2009 IBC). 1080 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 13 The intermountain seismic belt is a zone with major ground shaking potential. The Bozeman area and surrounding mountains are part of this seismic zone. Seismic activity is possible in the Greater Rocky Mountain Region, which stretches from Canada to Utah with Bozeman in the middle. As mentioned Montana is subject to significant seismic activity and the study site is located in the Intermountain Seismic Belt (ISB). Two of the largest recorded earthquakes in the Northern Rocky Mountains occurred in the Centennial Seismic Belt, a part of the ISB. These were the August 18th, 1959 Hebgan Lake, Montana, earthquake (M - 7.5), and the October 28, 1983 Borah Peak, Idaho, earthquake (M - 7.3). Earthquakes are defined by their magnitude and intensity as a quantitative measure of the energy released by the earthquake. The highest magnitude values measured for any earthquake have been approximately 8.9. Earthquakes greater than 8 are considered great earthquakes. Earthquake magnitudes are measured logarithmically; for example, a magnitude 5 earthquake produces 10 times the wave amplitude of an earthquake of magnitude 4. A moderate event would be an earthquake associated with a 10 percent probability of occurrence within 50 years, whereas a severe earthquake corresponds to a 10 percent probability in 250 years. Seismic research is ongoing and recent research has discovered an interesting new phenomenon characteristic of seismic waves of line faults, super shear shockwaves, which are violent earthquake waves found to lead a P-wave much like a supersonic envelope that engulfs an object at the onslaught of or reaching the speed of sound. This information is given as an example to show that understanding of geologic events is continually evolving with research. Site profile for seismic design is based on Latitude and Longitude. Based on the latitude and longitude, various spectral response accelerations were obtained from a website offered by the United States Geological Survey. Based on a 2 percent probability of exceedance in 50 years, the project location has maximum 1.0 second spectral response acceleration, S1, of 0.214g percent of gravity and maximum 0.2 second spectral response acceleration, SS, of 0.737g. Conclusion The successful completion of the geotechnical engineering of this project is dependent on continued professional geotechnical services to ensure the proper interpretation and intentions of the recommendations herein and to observe the construction phases of the design (earthwork, foundation, site grading). Castle Rock Geotechnical Engineering Inc. is not responsible for quality of “Others” work or interpretation of the recommendations, furthermore no warranty, expressed or implied, is made. The recommendations made are based on the initial geotechnical input and therefore to ensure that these are properly incorporated into the construction phases a Geotechnical Engineer should remain involved with the project. This will reduce the potential for misinterpreting the recommendations. If you have questions please feel free to contact our office at your convenience. I appreciate the opportunity to work with you. We look forward to completing the compliance testing services of this project for you. Sincerely, ANDY PILSKALNS P.E. / PRESIDENT PROFESSIONAL GEOTECHNICAL ENGINEER LICENSED - MONTANA, UTAH, COLORADO, IDAHO, WYOMING & HAWAII, NEVADA, NORTH DAKOTA CASTLE ROCK GEOTECHNICAL ENGINEERING INC. 1114 EAST BABCOCK BOZEMAN, MONTANA 59715 C: (406) 539-8439 O: (406) 586-9533 www.castlerocker.com andy@castlerocker.com 1081 Geotechnical Investigation Report \\Central-Server1\Public\Jobs\JBS 2014\014095CR\GR - Lakes at Valley West.doc 14 Attachments: NRCS Soil Data Soil Bore Logs Geotechnical Terminology Sheet Laboratory Test Results Test Hole Map (2014) Test Hole Map (2005) 1082 Map Unit Name—Gallatin County Area, Montana (Lakes at Valley West) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 1 of 350586605058750505884050589305059020505911050592005058660505875050588405058930505902050591105059200490600490690490780490870490960491050491140491230491320491410491500 490600 490690 490780 490870 490960 491050 491140 491230 491320 491410 45° 41' 11'' N 111° 7' 14'' W45° 41' 11'' N111° 6' 32'' W45° 40' 52'' N 111° 7' 14'' W45° 40' 52'' N 111° 6' 32'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200Feet 0 50 100 200 300Meters Map Scale: 1:4,120 if printed on A landscape (11" x 8.5") sheet. 1083 Map Unit Name Map Unit Name— Summary by Map Unit — Gallatin County Area, Montana (MT622) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 448A Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes 1.1 1.3% 509B Enbar loam, 0 to 4 percent slopes Enbar loam, 0 to 4 percent slopes 6.0 7.3% 510B Meadowcreek loam, 0 to 4 percent slopes Meadowcreek loam, 0 to 4 percent slopes 20.2 24.8% 511A Fairway silt loam, 0 to 2 percent slopes Fairway silt loam, 0 to 2 percent slopes 1.0 1.2% 537A Lamoose silt loam, 0 to 2 percent slopes Lamoose silt loam, 0 to 2 percent slopes 16.1 19.7% 748A Hyalite-Beaverton complex, 0 to 4 percent slopes Hyalite-Beaverton complex, 0 to 4 percent slopes 37.3 45.7% Totals for Area of Interest 81.6 100.0% Description A soil map unit is a collection of soil areas or nonsoil areas (miscellaneous areas) delineated in a soil survey. Each map unit is given a name that uniquely identifies the unit in a particular soil survey area. Rating Options Aggregation Method: No Aggregation Necessary Tie-break Rule: Lower Map Unit Name—Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 3 of 3 1084 Map Unit Composition Hyalite and similar soils: 70 percent Beaverton and similar soils: 20 percent Minor components: 10 percent Description of Hyalite Setting Landform: Stream terraces, alluvial fans Down-slope shape: Linear Across-slope shape: Linear Parent material: Loamy alluvium Typical profile A - 0 to 5 inches: neutral, loam Bt1 - 5 to 9 inches: neutral, clay loam Bt2 - 9 to 17 inches: neutral, silty clay loam 2Bt3 - 17 to 26 inches: neutral, very cobbly sandy clay loam 3C - 26 to 60 inches: neutral, very cobbly loamy sand Properties and qualities Slope: 0 to 2 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table: About 48 to 96 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 5 percent Available water storage in profile: Low (about 4.4 inches) Interpretive groups Farmland classification: Farmland of local importance Land capability classification (irrigated): 3e Land capability classification (nonirrigated): 4e Hydrologic Soil Group: C Ecological site: Shallow to Gravel (SwGr) 15-19" p.z. (R044XS354MT) Description of Beaverton Setting Landform: Stream terraces, alluvial fans Down-slope shape: Linear Across-slope shape: Linear Parent material: Alluvium Typical profile A - 0 to 5 inches: neutral, cobbly loam Bt - 5 to 21 inches: neutral, very gravelly clay loam Bk - 21 to 25 inches: moderately alkaline, very cobbly coarse sandy loam Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 3 of 11 1085 2Bk - 25 to 60 inches: moderately alkaline, extremely cobbly loamy coarse sand Properties and qualities Slope: 0 to 2 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: About 48 to 96 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 15 percent Salinity, maximum in profile: Nonsaline (0.0 to 2.0 mmhos/cm) Available water storage in profile: Low (about 3.7 inches) Interpretive groups Farmland classification: Farmland of local importance Land capability classification (irrigated): 4s Land capability classification (nonirrigated): 6s Hydrologic Soil Group: B Ecological site: Shallow to Gravel (SwGr) 15-19" p.z. (R044XS354MT) Minor Components Beaverton Percent of map unit: 5 percent Landform: Stream terraces, alluvial fans Down-slope shape: Linear Across-slope shape: Linear Ecological site: Shallow to Gravel (SwGr) 15-19" p.z. (R044XS354MT) Meadowcreek Percent of map unit: 5 percent Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Subirrigated (Sb) 15-19" p.z. (R044XS359MT) 509B—Enbar loam, 0 to 4 percent slopes Map Unit Setting Elevation: 4,400 to 6,000 feet Mean annual precipitation: 15 to 19 inches Mean annual air temperature: 37 to 45 degrees F Frost-free period: 90 to 110 days Map Unit Composition Enbar and similar soils: 85 percent Minor components: 15 percent Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 4 of 11 1086 Description of Enbar Setting Landform: Flood plains Down-slope shape: Linear Across-slope shape: Linear Parent material: Loamy alluvium Typical profile A - 0 to 22 inches: neutral, loam Cg - 22 to 49 inches: moderately alkaline, sandy loam 2C - 49 to 60 inches: moderately alkaline, very gravelly loamy sand Properties and qualities Slope: 0 to 4 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Somewhat poorly drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: About 24 to 42 inches Frequency of flooding: Rare Frequency of ponding: None Calcium carbonate, maximum in profile: 10 percent Salinity, maximum in profile: Nonsaline (0.0 to 2.0 mmhos/cm) Available water storage in profile: Moderate (about 8.8 inches) Interpretive groups Farmland classification: All areas are prime farmland Land capability classification (irrigated): 3w Land capability classification (nonirrigated): 3w Hydrologic Soil Group: C Ecological site: Subirrigated (Sb) 15-19" p.z. (R044XS359MT) Minor Components Nythar Percent of map unit: 10 percent Landform: Flood plains Down-slope shape: Linear Across-slope shape: Linear Ecological site: Wet Meadow (WM) 15-19" p.z. (R044XS365MT) Straw Percent of map unit: 5 percent Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Silty (Si) 15-19" p.z. (R044XS355MT) 510B—Meadowcreek loam, 0 to 4 percent slopes Map Unit Setting Elevation: 4,200 to 5,950 feet Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 5 of 11 1087 Mean annual precipitation: 12 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost-free period: 90 to 110 days Map Unit Composition Meadowcreek and similar soils: 85 percent Minor components: 15 percent Description of Meadowcreek Setting Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Parent material: Alluvium Typical profile A - 0 to 11 inches: slightly alkaline, loam Bg - 11 to 25 inches: neutral, silt loam 2C - 25 to 60 inches: neutral, very gravelly sand Properties and qualities Slope: 0 to 4 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Somewhat poorly drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: About 24 to 42 inches Frequency of flooding: None Frequency of ponding: None Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 4.0 mmhos/cm) Available water storage in profile: Low (about 5.1 inches) Interpretive groups Farmland classification: Prime farmland if irrigated Land capability classification (irrigated): 2e Land capability classification (nonirrigated): 3e Hydrologic Soil Group: C Ecological site: Subirrigated (Sb) 15-19" p.z. (R044XS359MT) Minor Components Blossberg Percent of map unit: 10 percent Landform: Terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Wet Meadow (WM) 15-19" p.z. (R044XS365MT) Beaverton Percent of map unit: 5 percent Landform: Stream terraces, alluvial fans Down-slope shape: Linear Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 6 of 11 1088 Across-slope shape: Linear Ecological site: Shallow to Gravel (SwGr) 15-19" p.z. (R044XS354MT) 511A—Fairway silt loam, 0 to 2 percent slopes Map Unit Setting Elevation: 4,100 to 4,950 feet Mean annual precipitation: 12 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost-free period: 90 to 110 days Map Unit Composition Fairway and similar soils: 85 percent Minor components: 15 percent Description of Fairway Setting Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Parent material: Loamy alluvium Typical profile A - 0 to 15 inches: moderately alkaline, silt loam Cg - 15 to 46 inches: moderately alkaline, silt loam 2Cg - 46 to 60 inches: neutral, sand Properties and qualities Slope: 0 to 2 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Somewhat poorly drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: About 24 to 42 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 15 percent Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 3.0 mmhos/cm) Available water storage in profile: High (about 9.1 inches) Interpretive groups Farmland classification: Prime farmland if irrigated Land capability classification (irrigated): 4e Land capability classification (nonirrigated): 4e Hydrologic Soil Group: C Ecological site: Subirrigated (Sb) 9-14" p.z. (R044XS343MT) Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 7 of 11 1089 Minor Components Blossberg Percent of map unit: 10 percent Landform: Terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Wet Meadow (WM) 15-19" p.z. (R044XS365MT) Meadowcreek Percent of map unit: 5 percent Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Subirrigated (Sb) 15-19" p.z. (R044XS359MT) 537A—Lamoose silt loam, 0 to 2 percent slopes Map Unit Setting Elevation: 4,000 to 5,000 feet Mean annual precipitation: 12 to 18 inches Mean annual air temperature: 39 to 45 degrees F Frost-free period: 90 to 110 days Map Unit Composition Lamoose and similar soils: 85 percent Minor components: 15 percent Description of Lamoose Setting Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Parent material: Alluvium Typical profile A - 0 to 9 inches: moderately alkaline, silt loam Bg - 9 to 27 inches: neutral, silt loam 2C - 27 to 60 inches: neutral, very gravelly loamy sand Properties and qualities Slope: 0 to 2 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Poorly drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: About 12 to 24 inches Frequency of flooding: None Frequency of ponding: None Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 3.0 mmhos/cm) Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 8 of 11 1090 Available water storage in profile: Low (about 5.8 inches) Interpretive groups Farmland classification: Farmland of local importance Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 5w Hydrologic Soil Group: B/D Ecological site: Wet Meadow (WM) 9-14" p.z. (R044XS349MT) Minor Components Bonebasin Percent of map unit: 10 percent Landform: Terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Wet Meadow (WM) 15-19" p.z. (R044XS365MT) Meadowcreek Percent of map unit: 5 percent Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Subirrigated (Sb) 9-14" p.z. (R044XS343MT) 748A—Hyalite-Beaverton complex, 0 to 4 percent slopes Map Unit Setting Elevation: 4,350 to 6,150 feet Mean annual precipitation: 15 to 19 inches Mean annual air temperature: 39 to 45 degrees F Frost-free period: 90 to 110 days Map Unit Composition Hyalite and similar soils: 70 percent Beaverton and similar soils: 20 percent Minor components: 10 percent Description of Hyalite Setting Landform: Stream terraces, alluvial fans Down-slope shape: Linear Across-slope shape: Linear Parent material: Loamy alluvium Typical profile A - 0 to 5 inches: neutral, loam Bt1 - 5 to 9 inches: neutral, clay loam Bt2 - 9 to 17 inches: neutral, silty clay loam 2Bt3 - 17 to 26 inches: neutral, very cobbly sandy clay loam 3C - 26 to 60 inches: neutral, very cobbly loamy sand Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 9 of 11 1091 Properties and qualities Slope: 0 to 4 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 5 percent Available water storage in profile: Low (about 4.4 inches) Interpretive groups Farmland classification: Farmland of local importance Land capability classification (irrigated): 3e Land capability classification (nonirrigated): 4e Hydrologic Soil Group: C Ecological site: Shallow to Gravel (SwGr) 15-19" p.z. (R044XS354MT) Description of Beaverton Setting Landform: Stream terraces, alluvial fans Down-slope shape: Linear Across-slope shape: Linear Parent material: Alluvium Typical profile A - 0 to 5 inches: neutral, cobbly loam Bt - 5 to 21 inches: neutral, very gravelly clay loam Bk - 21 to 25 inches: moderately alkaline, very cobbly coarse sandy loam 2Bk - 25 to 60 inches: moderately alkaline, extremely cobbly loamy coarse sand Properties and qualities Slope: 0 to 4 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 15 percent Salinity, maximum in profile: Nonsaline (0.0 to 2.0 mmhos/cm) Available water storage in profile: Low (about 3.7 inches) Interpretive groups Farmland classification: Farmland of local importance Land capability classification (irrigated): 4s Land capability classification (nonirrigated): 6s Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 10 of 11 1092 Hydrologic Soil Group: B Ecological site: Shallow to Gravel (SwGr) 15-19" p.z. (R044XS354MT) Minor Components Turner Percent of map unit: 5 percent Landform: Stream terraces Down-slope shape: Linear Across-slope shape: Linear Ecological site: Silty (Si) 15-19" p.z. (R044XS355MT) Hyalite Percent of map unit: 5 percent Landform: Stream terraces, alluvial fans Down-slope shape: Linear Across-slope shape: Linear Ecological site: Shallow to Gravel (SwGr) 15-19" p.z. (R044XS354MT) Data Source Information Soil Survey Area: Gallatin County Area, Montana Survey Area Data: Version 17, Dec 10, 2013 Map Unit Description---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 11 of 11 1093 Engineering Properties–Gallatin County Area, Montana Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y indexUnifiedAASHTO>10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 448A—Hyalite- Beaverton complex, moderately wet, 0 to 2 percent slopes Hyalite 70 C 0-5 Loam CL-ML A-4 0 0-10 95-100 90-100 75-95 55-75 25-30 5-10 5-9 Clay loam, loam, silty clay loam CL A-6 0 0-10 90-100 85-100 75-90 60-80 30-35 10-15 9-17 Clay loam, silty clay loam, gravelly loam CL, GC, SC A-6 0 0-15 65-95 60-90 55-80 40-75 30-35 10-15 17-26 Very cobbly sandy clay loam, very cobbly sandy loam, extremely cobbly sandy loam GM, SM A-1, A-2 0 30-55 35-65 30-60 20-50 10-25 20-35 NP-10 Engineering Properties---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/3/2014 Page 4 of 8 1094 Engineering Properties–Gallatin County Area, Montana Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y indexUnifiedAASHTO>10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 26-60 Very cobbly loamy sand, very cobbly sand, extremely cobbly coarse sand GM, GP- GM, SM, SP- SM A-1 0 30-55 35-65 30-60 15-40 5-15 —NP Beaverton 20 B 0-5 Cobbly loam CL-ML, SC-SM A-4 0 15-30 75-95 70-90 60-80 45-65 25-30 5-10 5-21 Very cobbly clay loam, very cobbly sandy clay loam, very gravelly clay loam GC, GC- GM, SC, SC- SM A-2, A-4, A-6 0 20-40 45-70 40-60 35-55 20-40 25-35 5-15 21-25 Very cobbly coarse sandy loam GM, GP- GM, SM, SP- SM A-1 0 25-50 30-75 20-65 10-50 5-15 —NP 25-60 Extremely cobbly loamy coarse sand, extremely gravelly sand, very cobbly loamy sand GM, GP- GM, SM, SP- SM A-1 0 25-50 30-75 20-65 10-50 5-15 —NP 509B—Enbar loam, 0 to 4 percent slopes Enbar 85 C 0-22 Loam CL-ML A-4 0 0 80-100 75-100 60-85 50-75 20-30 5-10 22-49 Loam, sandy loam CL-ML, ML A-4 0 0 80-100 75-100 60-85 50-75 20-30 NP-10 49-60 Very gravelly sandy loam, very gravelly loamy sand, extremely gravelly sandy loam GM, GP- GM A-1, A-2 0 0-10 25-60 15-50 10-40 5-30 15-25 NP-5 Engineering Properties---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/3/2014 Page 5 of 8 1095 Engineering Properties–Gallatin County Area, Montana Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y indexUnifiedAASHTO>10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 510B—Meadowcreek loam, 0 to 4 percent slopes Meadowcreek 85 C 0-11 Loam CL-ML A-4 0 0 95-100 90-100 70-95 50-75 20-30 5-10 11-25 Loam, sandy loam, silt loam CL-ML, SC-SM A-4 0 0 95-100 90-100 70-90 40-75 20-30 5-10 25-60 Very gravelly sand, extremely gravelly sand, very gravelly loamy sand GP, GP- GM A-1 0 0-10 25-45 15-35 10-25 0-10 0-19 NP 511A—Fairway silt loam, 0 to 2 percent slopes Fairway 85 C 0-15 Silt loam CL-ML A-4 0 0 100 100 90-100 70-90 20-30 5-10 15-46 Silt loam, loam, silty clay loam CL, CL- ML A-4, A-6 0 0 100 100 85-100 60-90 25-40 5-15 46-60 Sand, gravelly loamy sand, very gravelly sand GP-GM, SM, SP, SP-SM A-1, A-2 0 0-10 40-100 30-100 20-60 0-15 —NP 537A—Lamoose silt loam, 0 to 2 percent slopes Lamoose 85 B/D 0-9 Silt loam CL, CL- ML A-4, A-6 0 0 80-100 75-100 70-95 55-90 25-35 5-15 9-27 Loam, silt loam, gravelly loam CL, CL- ML, GC, GC-GM A-2, A-4, A-6 0 0 55-100 50-100 45-95 30-85 25-35 5-15 27-60 Very gravelly loamy sand, very gravelly sand, extremely gravelly sand GM, GP, GP-GM A-1 0 0-20 25-55 20-50 10-40 0-15 0-14 NP Engineering Properties---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/3/2014 Page 6 of 8 1096 Engineering Properties–Gallatin County Area, Montana Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y indexUnifiedAASHTO>10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 748A—Hyalite- Beaverton complex, 0 to 4 percent slopes Hyalite 70 C 0-5 Loam CL-ML A-4 0 0-10 95-100 90-100 75-95 55-75 25-30 5-10 5-9 Clay loam, loam, silty clay loam CL A-6 0 0-10 90-100 85-100 75-90 60-80 30-35 10-15 9-17 Clay loam, silty clay loam, gravelly loam CL, GC, SC A-6 0 0-15 65-95 60-90 55-80 40-75 30-35 10-15 17-26 Very cobbly sandy clay loam, very cobbly sandy loam, extremely cobbly sandy loam GM, SM A-2, A-1 0 30-55 35-65 30-60 20-50 10-25 20-35 NP-10 Engineering Properties---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/3/2014 Page 7 of 8 1097 Engineering Properties–Gallatin County Area, Montana Map unit symbol and soil name Pct. of map unit Hydrolo gic group Depth USDA texture Classification Fragments Percentage passing sieve number—Liquid limit Plasticit y indexUnifiedAASHTO>10 inches 3-10 inches 4 10 40 200 In Pct Pct Pct 26-60 Very cobbly loamy sand, very cobbly sand, extremely cobbly coarse sand GM, GP- GM, SM, SP- SM A-1 0 30-55 35-65 30-60 15-40 5-15 —NP Beaverton 20 B 0-5 Cobbly loam CL-ML, SC-SM A-4 0 15-30 75-95 70-90 60-80 45-65 25-30 5-10 5-21 Very cobbly clay loam, very cobbly sandy clay loam, very gravelly clay loam GC, GC- GM, SC, SC- SM A-2, A-4, A-6 0 20-40 45-70 40-60 35-55 20-40 25-35 5-15 21-25 Very cobbly coarse sandy loam GM, GP- GM, SM, SP- SM A-1 0 25-50 30-75 20-65 10-50 5-15 —NP 25-60 Extremely cobbly loamy coarse sand, extremely gravelly sand, very cobbly loamy sand GM, GP- GM, SM, SP- SM A-1 0 25-50 30-75 20-65 10-50 5-15 —NP Data Source Information Soil Survey Area: Gallatin County Area, Montana Survey Area Data: Version 17, Dec 10, 2013 Engineering Properties---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/3/2014 Page 8 of 8 1098 Report—Physical Soil Properties Physical Soil Properties–Gallatin County Area, Montana Map symbol and soil name Depth Sand Silt Clay Moist bulk density Saturated hydraulic conductivity Available water capacity Linear extensibility Organic matter Erosion factors Wind erodibility group Wind erodibility indexKwKfT In Pct Pct Pct g/cc micro m/sec In/In Pct Pct 448A—Hyalite- Beaverton complex, moderately wet, 0 to 2 percent slopes Hyalite 0-5 -40--38-18-23- 27 1.10-1.20 4.00-14.00 0.18-0.19 0.0-2.9 2.0-4.0 .32 .32 3 6 48 5-9 -34--37-25-30- 35 1.30-1.40 1.40-4.00 0.16-0.19 3.0-5.9 1.0-3.0 .32 .32 9-17 -17--53-25-30- 35 1.30-1.40 1.40-4.00 0.12-0.17 3.0-5.9 1.0-3.0 .37 .37 17-26 -61--19-15-20- 25 1.50-1.60 1.40-4.00 0.03-0.08 0.0-2.9 0.5-1.0 .10 .28 26-60 -79--17-0- 5- 10 1.60-1.70 42.00-141.00 0.02-0.04 0.0-2.9 0.0-0.5 .05 .24 Beaverton 0-5 -39--37-20-24- 27 1.20-1.40 4.00-14.00 0.14-0.16 0.0-2.9 1.0-3.0 .15 .24 3 7 38 5-21 -34--37-25-30- 35 1.40-1.60 4.00-14.00 0.08-0.10 0.0-2.9 0.5-1.0 .10 .32 21-25 -67--19-10-14- 18 1.55-1.75 42.00-141.00 0.03-0.04 0.0-2.9 0.0-0.5 .05 .17 25-60 -84--11-0- 5- 10 1.55-1.75 42.00-141.00 0.03-0.04 0.0-2.9 0.0-0.5 .02 .05 509B—Enbar loam, 0 to 4 percent slopes Enbar 0-22 -40--38-18-23- 27 1.15-1.35 4.00-14.00 0.16-0.20 0.0-2.9 3.0-5.0 .28 .28 4 6 48 22-49 -66--15-18-19- 27 1.35-1.55 4.00-14.00 0.14-0.18 0.0-2.9 0.5-1.0 .20 .20 49-60 -84-- 4-5-12- 18 1.50-1.70 14.00-42.00 0.04-0.05 0.0-2.9 0.0 .02 .02 Physical Soil Properties---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/3/2014 Page 4 of 6 1099 Physical Soil Properties–Gallatin County Area, Montana Map symbol and soil name Depth Sand Silt Clay Moist bulk density Saturated hydraulic conductivity Available water capacity Linear extensibility Organic matter Erosion factors Wind erodibility group Wind erodibility indexKwKfT In Pct Pct Pct g/cc micro m/sec In/In Pct Pct 510B— Meadowcree k loam, 0 to 4 percent slopes Meadowcreek 0-11 -41--37-18-22- 25 1.20-1.40 4.00-14.00 0.18-0.20 0.0-2.9 2.0-5.0 .24 .24 3 6 48 11-25 -20--54-18-26- 27 1.20-1.40 4.00-14.00 0.13-0.15 0.0-2.9 1.0-3.0 .37 .37 25-60 -96-- 2-0- 3- 5 1.20-1.50 141.00 0.02-0.03 0.0-2.9 0.0-0.5 .02 .02 511A—Fairway silt loam, 0 to 2 percent slopes Fairway 0-15 -26--53-15-21- 27 1.20-1.40 4.00-14.00 0.18-0.22 0.0-2.9 2.0-5.0 .24 .24 4 4L 86 15-46 -21--55-18-24- 30 1.20-1.40 4.00-14.00 0.16-0.20 0.0-2.9 1.0-2.0 .43 .43 46-60 -94-- 1-0- 5- 10 1.20-1.50 42.00-141.00 0.03-0.04 0.0-2.9 0.5-1.0 .02 .02 537A— Lamoose silt loam, 0 to 2 percent slopes Lamoose 0-9 -22--55-18-23- 27 1.10-1.20 4.00-14.00 0.17-0.21 0.0-2.9 4.0-6.0 .28 .28 3 6 48 9-27 -22--55-18-23- 27 1.15-1.30 4.00-14.00 0.15-0.18 0.0-2.9 2.0-4.0 .20 .37 27-60 -79--17-0- 5- 10 1.60-1.75 42.00-141.00 0.02-0.03 0.0-2.9 0.0-0.5 .05 .15 Physical Soil Properties---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/3/2014 Page 5 of 6 1100 Physical Soil Properties–Gallatin County Area, Montana Map symbol and soil name Depth Sand Silt Clay Moist bulk density Saturated hydraulic conductivity Available water capacity Linear extensibility Organic matter Erosion factors Wind erodibility group Wind erodibility indexKwKfT In Pct Pct Pct g/cc micro m/sec In/In Pct Pct 748A—Hyalite- Beaverton complex, 0 to 4 percent slopes Hyalite 0-5 -40--38-18-23- 27 1.10-1.20 4.00-14.00 0.18-0.19 0.0-2.9 2.0-4.0 .32 .32 3 6 48 5-9 -34--37-25-30- 35 1.30-1.40 1.40-4.00 0.16-0.19 3.0-5.9 1.0-3.0 .32 .32 9-17 -17--53-25-30- 35 1.30-1.40 1.40-4.00 0.12-0.17 3.0-5.9 1.0-3.0 .37 .37 17-26 -61--19-15-20- 25 1.50-1.60 1.40-4.00 0.03-0.08 0.0-2.9 0.5-1.0 .10 .28 26-60 -79--17-0- 5- 10 1.60-1.70 42.00-141.00 0.02-0.04 0.0-2.9 0.0-0.5 .05 .24 Beaverton 0-5 -39--37-20-24- 27 1.20-1.40 4.00-14.00 0.14-0.16 0.0-2.9 1.0-3.0 .15 .24 3 7 38 5-21 -34--37-25-30- 35 1.40-1.60 4.00-14.00 0.08-0.10 0.0-2.9 0.5-1.0 .10 .32 21-25 -67--19-10-14- 18 1.55-1.75 42.00-141.00 0.03-0.04 0.0-2.9 0.0-0.5 .05 .17 25-60 -84--11-0- 5- 10 1.55-1.75 42.00-141.00 0.03-0.04 0.0-2.9 0.0-0.5 .02 .05 Data Source Information Soil Survey Area: Gallatin County Area, Montana Survey Area Data: Version 17, Dec 10, 2013 Physical Soil Properties---Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/3/2014 Page 6 of 6 1101 Corrosion of Concrete—Gallatin County Area, Montana (Lakes at Valley West) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 1 of 350586605058750505884050589305059020505911050592005058660505875050588405058930505902050591105059200490600490690490780490870490960491050491140491230491320491410491500 490600 490690 490780 490870 490960 491050 491140 491230 491320 491410 45° 41' 11'' N 111° 7' 14'' W45° 41' 11'' N111° 6' 32'' W45° 40' 52'' N 111° 7' 14'' W45° 40' 52'' N 111° 6' 32'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200Feet 0 50 100 200 300Meters Map Scale: 1:4,120 if printed on A landscape (11" x 8.5") sheet. 1102 Corrosion of Concrete Corrosion of Concrete— Summary by Map Unit — Gallatin County Area, Montana (MT622) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 448A Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes Low 1.1 1.3% 509B Enbar loam, 0 to 4 percent slopes Low 6.0 7.3% 510B Meadowcreek loam, 0 to 4 percent slopes Moderate 20.2 24.8% 511A Fairway silt loam, 0 to 2 percent slopes Low 1.0 1.2% 537A Lamoose silt loam, 0 to 2 percent slopes Low 16.1 19.7% 748A Hyalite-Beaverton complex, 0 to 4 percent slopes Low 37.3 45.7% Totals for Area of Interest 81.6 100.0% Description "Risk of corrosion" pertains to potential soil-induced electrochemical or chemical action that corrodes or weakens concrete. The rate of corrosion of concrete is based mainly on the sulfate and sodium content, texture, moisture content, and acidity of the soil. Special site examination and design may be needed if the combination of factors results in a severe hazard of corrosion. The concrete in installations that intersect soil boundaries or soil layers is more susceptible to corrosion than the concrete in installations that are entirely within one kind of soil or within one soil layer. The risk of corrosion is expressed as "low," "moderate," or "high." Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Corrosion of Concrete—Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 3 of 3 1103 Corrosion of Steel—Gallatin County Area, Montana (Lakes at Valley West) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 1 of 350586605058750505884050589305059020505911050592005058660505875050588405058930505902050591105059200490600490690490780490870490960491050491140491230491320491410491500 490600 490690 490780 490870 490960 491050 491140 491230 491320 491410 45° 41' 11'' N 111° 7' 14'' W45° 41' 11'' N111° 6' 32'' W45° 40' 52'' N 111° 7' 14'' W45° 40' 52'' N 111° 6' 32'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200Feet 0 50 100 200 300Meters Map Scale: 1:4,120 if printed on A landscape (11" x 8.5") sheet. 1104 Corrosion of Steel Corrosion of Steel— Summary by Map Unit — Gallatin County Area, Montana (MT622) Map unit symbol Map unit name Rating Acres in AOI Percent of AOI 448A Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes Moderate 1.1 1.3% 509B Enbar loam, 0 to 4 percent slopes Moderate 6.0 7.3% 510B Meadowcreek loam, 0 to 4 percent slopes High 20.2 24.8% 511A Fairway silt loam, 0 to 2 percent slopes High 1.0 1.2% 537A Lamoose silt loam, 0 to 2 percent slopes High 16.1 19.7% 748A Hyalite-Beaverton complex, 0 to 4 percent slopes Low 37.3 45.7% Totals for Area of Interest 81.6 100.0% Description "Risk of corrosion" pertains to potential soil-induced electrochemical or chemical action that corrodes or weakens uncoated steel. The rate of corrosion of uncoated steel is related to such factors as soil moisture, particle-size distribution, acidity, and electrical conductivity of the soil. Special site examination and design may be needed if the combination of factors results in a severe hazard of corrosion. The steel in installations that intersect soil boundaries or soil layers is more susceptible to corrosion than the steel in installations that are entirely within one kind of soil or within one soil layer. The risk of corrosion is expressed as "low," "moderate," or "high." Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Corrosion of Steel—Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 3 of 3 1105 Dwellings With Basements—Gallatin County Area, Montana (Lakes at Valley West) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 1 of 650586605058750505884050589305059020505911050592005058660505875050588405058930505902050591105059200490600490690490780490870490960491050491140491230491320491410491500 490600 490690 490780 490870 490960 491050 491140 491230 491320 491410 45° 41' 11'' N 111° 7' 14'' W45° 41' 11'' N111° 6' 32'' W45° 40' 52'' N 111° 7' 14'' W45° 40' 52'' N 111° 6' 32'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200Feet 0 50 100 200 300Meters Map Scale: 1:4,120 if printed on A landscape (11" x 8.5") sheet. 1106 Dwellings With Basements Dwellings With Basements— Summary by Map Unit — Gallatin County Area, Montana (MT622) Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI 448A Hyalite- Beaverton complex, moderately wet, 0 to 2 percent slopes Somewhat limited Hyalite (70%)Large stones (0.02) 1.1 1.3% Beaverton (20%)Large stones (0.20) Beaverton (5%)Large stones (0.21) Meadowcreek (5%) Depth to saturated zone (0.99) 509B Enbar loam, 0 to 4 percent slopes Very limited Enbar (85%)Flooding (1.00)6.0 7.3% Depth to saturated zone (0.99) Nythar (10%)Flooding (1.00) Depth to saturated zone (1.00) Shrink-swell (0.50) 510B Meadowcreek loam, 0 to 4 percent slopes Somewhat limited Meadowcreek (85%) Depth to saturated zone (0.99) 20.2 24.8% Beaverton (5%)Large stones (0.64) 511A Fairway silt loam, 0 to 2 percent slopes Somewhat limited Fairway (85%)Depth to saturated zone (0.99) 1.0 1.2% Meadowcreek (5%) Depth to saturated zone (0.99) 537A Lamoose silt loam, 0 to 2 percent slopes Very limited Lamoose (85%)Depth to saturated zone (1.00) 16.1 19.7% Bonebasin (10%)Flooding (1.00) Depth to saturated zone (1.00) Meadowcreek (5%) Flooding (1.00) Depth to saturated zone (0.99) Dwellings With Basements—Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 3 of 6 1107 Dwellings With Basements— Summary by Map Unit — Gallatin County Area, Montana (MT622) Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI 748A Hyalite- Beaverton complex, 0 to 4 percent slopes Somewhat limited Hyalite (70%)Large stones (0.02) 37.3 45.7% Beaverton (20%)Large stones (0.20) Hyalite (5%)Large stones (0.02) Totals for Area of Interest 81.6 100.0% Dwellings With Basements— Summary by Rating Value Rating Acres in AOI Percent of AOI Somewhat limited 59.6 73.0% Very limited 22.0 27.0% Totals for Area of Interest 81.6 100.0% Dwellings With Basements—Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 4 of 6 1108 Dwellings Without Basements—Gallatin County Area, Montana (Lakes at Valley West) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 1 of 550586605058750505884050589305059020505911050592005058660505875050588405058930505902050591105059200490600490690490780490870490960491050491140491230491320491410491500 490600 490690 490780 490870 490960 491050 491140 491230 491320 491410 45° 41' 11'' N 111° 7' 14'' W45° 41' 11'' N111° 6' 32'' W45° 40' 52'' N 111° 7' 14'' W45° 40' 52'' N 111° 6' 32'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200Feet 0 50 100 200 300Meters Map Scale: 1:4,120 if printed on A landscape (11" x 8.5") sheet. 1109 Dwellings Without Basements Dwellings Without Basements— Summary by Map Unit — Gallatin County Area, Montana (MT622) Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI 448A Hyalite- Beaverton complex, moderately wet, 0 to 2 percent slopes Somewhat limited Hyalite (70%)Large stones (0.02) 1.1 1.3% Beaverton (20%)Large stones (0.20) Beaverton (5%)Large stones (0.21) 509B Enbar loam, 0 to 4 percent slopes Very limited Enbar (85%)Flooding (1.00)6.0 7.3% Nythar (10%)Flooding (1.00) Depth to saturated zone (1.00) Shrink-swell (0.50) 510B Meadowcreek loam, 0 to 4 percent slopes Not limited Meadowcreek (85%) 20.2 24.8% 511A Fairway silt loam, 0 to 2 percent slopes Not limited Fairway (85%)1.0 1.2% Meadowcreek (5%) 537A Lamoose silt loam, 0 to 2 percent slopes Somewhat limited Lamoose (85%)Depth to saturated zone (0.98) 16.1 19.7% 748A Hyalite- Beaverton complex, 0 to 4 percent slopes Somewhat limited Hyalite (70%)Large stones (0.02) 37.3 45.7% Beaverton (20%)Large stones (0.20) Turner (5%)Shrink-swell (0.00) Hyalite (5%)Large stones (0.02) Totals for Area of Interest 81.6 100.0% Dwellings Without Basements— Summary by Rating Value Rating Acres in AOI Percent of AOI Somewhat limited 54.4 66.7% Not limited 21.2 26.0% Very limited 6.0 7.3% Totals for Area of Interest 81.6 100.0% Dwellings Without Basements—Gallatin County Area, Montana Lakes at Valley West Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/2/2014 Page 3 of 5 1110 Water Features–Gallatin County Area, Montana Map unit symbol and soil name Hydrologic group Surface runoff Month Water table Ponding Flooding Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 448A—Hyalite-Beaverton complex, moderately wet, 0 to 2 percent slopes Hyalite C —January ————None —None February ————None —None March ————None —None April ————None —None May 4.0-8.0 >6.0 ——None —None June 4.0-8.0 >6.0 ——None —None July 4.0-8.0 >6.0 ——None —None August 4.0-8.0 >6.0 ——None —None September ————None —None October ————None —None November ————None —None Water Features---Gallatin County Area, Montana 014095CR Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/9/2014 Page 4 of 10 1111 Water Features–Gallatin County Area, Montana Map unit symbol and soil name Hydrologic group Surface runoff Month Water table Ponding Flooding Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft December ————None —None Beaverton B —January ————None —None February ————None —None March ————None —None April ————None —None May 4.0-8.0 >6.0 ——None —None June 4.0-8.0 >6.0 ——None —None July 4.0-8.0 >6.0 ——None —None August 4.0-8.0 >6.0 ——None —None September ————None —None October ————None —None November ————None —None December ————None —None 509B—Enbar loam, 0 to 4 percent slopes Enbar C —January ————None Brief Rare February ————None Brief Rare March ————None Brief Rare April 2.0-3.5 >6.0 ——None Brief Rare May 2.0-3.5 >6.0 ——None Brief Rare June 2.0-3.5 >6.0 ——None Brief Rare July 2.0-3.5 >6.0 ——None Brief Rare Water Features---Gallatin County Area, Montana 014095CR Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/9/2014 Page 5 of 10 1112 Water Features–Gallatin County Area, Montana Map unit symbol and soil name Hydrologic group Surface runoff Month Water table Ponding Flooding Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 510B—Meadowcreek loam, 0 to 4 percent slopes Meadowcreek C —January ————None —None February ————None —None March ————None —None April 2.0-3.5 >6.0 ——None —None May 2.0-3.5 >6.0 ——None —None June 2.0-3.5 >6.0 ——None —None July ————None —None August ————None —None September ————None —None October ————None —None November ————None —None December ————None —None Water Features---Gallatin County Area, Montana 014095CR Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/9/2014 Page 6 of 10 1113 Water Features–Gallatin County Area, Montana Map unit symbol and soil name Hydrologic group Surface runoff Month Water table Ponding Flooding Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 511A—Fairway silt loam, 0 to 2 percent slopes Fairway C —January ————None —None February ————None —None March ————None —None April 2.0-3.5 >6.0 ——None —None May 2.0-3.5 >6.0 ——None —None June 2.0-3.5 >6.0 ——None —None July ————None —None August ————None —None September ————None —None October ————None —None November ————None —None December ————None —None Water Features---Gallatin County Area, Montana 014095CR Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/9/2014 Page 7 of 10 1114 Water Features–Gallatin County Area, Montana Map unit symbol and soil name Hydrologic group Surface runoff Month Water table Ponding Flooding Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 537A—Lamoose silt loam, 0 to 2 percent slopes Lamoose B/D —January ————None —None February ————None —None March ————None —None April 1.0-2.0 >6.0 ——None —None May 1.0-2.0 >6.0 ——None —None June 1.0-2.0 >6.0 ——None —None July 1.0-2.0 >6.0 ——None —None August ————None —None September ————None —None October ————None —None November ————None —None December ————None —None Water Features---Gallatin County Area, Montana 014095CR Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/9/2014 Page 8 of 10 1115 Water Features–Gallatin County Area, Montana Map unit symbol and soil name Hydrologic group Surface runoff Month Water table Ponding Flooding Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 748A—Hyalite-Beaverton complex, 0 to 4 percent slopes Hyalite C —January ————None —None February ————None —None March ————None —None April ————None —None May ————None —None June ————None —None July ————None —None August ————None —None September ————None —None October ————None —None November ————None —None Water Features---Gallatin County Area, Montana 014095CR Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/9/2014 Page 9 of 10 1116 Water Features–Gallatin County Area, Montana Map unit symbol and soil name Hydrologic group Surface runoff Month Water table Ponding Flooding Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft December ————None —None Beaverton B —January ————None —None February ————None —None March ————None —None April ————None —None May ————None —None June ————None —None July ————None —None August ————None —None September ————None —None October ————None —None November ————None —None December ————None —None Data Source Information Soil Survey Area: Gallatin County Area, Montana Survey Area Data: Version 17, Dec 10, 2013 Water Features---Gallatin County Area, Montana 014095CR Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 10/9/2014 Page 10 of 10 1117 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-1 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 9'8" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location Northeast portion of property (east of Laurel Pkwy) Checked By AP Total Depth of Borehole 9'8" Approximate Surface Elevation Hammer Data Material TypeOL-ML GP CL GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION Topsoil Gravel Bar tan clay loam sandy gravels groundwater at 9'8"; bottom of pit. Installed 12' perforated pipe groundwater monitoring well. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1118 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-2 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured Not Observed Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location Northeast portion of property (east of Laurel Pkwy) Checked By AP Total Depth of Borehole 5' Approximate Surface Elevation Hammer Data Material TypeFill OL-ML CL GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION Topsoil & gravels fill topsoil Tan clay loam; p-test = 30 and minimal penetration; very stiff. native sandy gravels Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1119 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-3 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 12' Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location Northeast portion of property (west of Laurel Pkwy) Checked By AP Total Depth of Borehole 12' Approximate Surface Elevation Hammer Data Material TypeFill OL-ML CL GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION Sandy gravels Dark black silt loam topsoil tan clay loam sandy gravels groundwater at 12'; bottom of pit.Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1120 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-4 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 11'10" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location North portion of property (west of Laurel Pkwy) Checked By AP Total Depth of Borehole 11'10" Approximate Surface Elevation Hammer Data Material TypeFill OL-ML CL GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION Marbled fill; pockets of topsoil mixed with sandy gravels. Dark Black silt loam topsoil tan clay loam sandy gravels Groundwater at 11'10", bottom of pit.Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1121 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-5 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 11'8" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location North portion of property (west of Laurel Pkwy) Checked By AP Total Depth of Borehole 11'8" Approximate Surface Elevation Hammer Data Material TypeFill REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION Fill consisting of loamy gravels with organics; marbled with tan clay loam. groundwater @ 11'8", bottom of pit. 15'8" perforated groundwater monitoring well installed. p-test @ 6' = 20; over 6" of penetration. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1122 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-6 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 5'0" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location west-central portion of property (just east of Westgate Ave) Checked By AP Total Depth of Borehole 5'0" Approximate Surface Elevation Hammer Data Material TypeOL-ML GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION silt loam topsoil with organics fill consisting of tightly packed gravels in clay loam matrix. groundwater @ 5'; bottom of pit. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1123 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-7 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 4'6" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location southwest portion of property (west of Westgate Ave) Checked By AP Total Depth of Borehole 4'6" Approximate Surface Elevation Hammer Data Material TypeOL-ML GP GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION dark silt loam topsoil Brown sandy gravels gravels in olive grey clay loam matrix groundwater @ 4'6"; bottom of pit at 5'Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1124 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-8 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 3'6" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location southwest portion of property (west of Westgate Ave) Checked By AP Total Depth of Borehole 4' Approximate Surface Elevation Hammer Data Material TypeGP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION Tightly packed sandy gravels; 6" of rootstock. groundwater at 3.5'; bottom of pit at 4'. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1125 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-9 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 5'8" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location southeast portion of pond (east of Laurel Pkwy) Checked By AP Total Depth of Borehole 5'8" Approximate Surface Elevation Hammer Data Material TypeOL-ML GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION dark silt loam topsoil; rootstock to 2' sandy gravels groundwater @ 5'9"; bottom of pit. Zone of moisture observed up to 3' b.g.s Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1126 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-10 Date(s) Drilled 9-9-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 5'8" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location southeast portion of property (west of Laurel Pkwy) Checked By AP Total Depth of Borehole 5'8" Approximate Surface Elevation Hammer Data Material TypeOL-ML CL REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION dark silt loam topsoil; rootstock to 6' tan clay loam sandy gravels groundwater @ 7', bottom of pit. Installed 9' perforated groundwater monitoring well. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1127 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-11 Date(s) Drilled 9-10-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 9'5" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location northwest portion of property (east of Westgate Ave, edge of berm) Checked By AP Total Depth of Borehole 9'5" Approximate Surface Elevation Hammer Data Material TypeFill Fill CL GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION fill consisting of gravelly spoils; wood and trash debris observed. fill consisting of loam with gravels; p-test exceeds scale, very stiff to hard consistency. tan clay loam; p-test = 0; easily penetrated, soft consistency. sandy gravels groundwater @ 9'5", bottom of pit. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1128 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-12 Date(s) Drilled 9-10-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 4'0" Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location northweast portion of property (nearly in line of action of Westgate Ave) Checked By AP Total Depth of Borehole 4'0" Approximate Surface Elevation Hammer Data Material TypeOL-ML CL GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION brown loam topsoil grey lean clay loam; stiff consistency, near optimum moisture content sandy gravels groundwater @ 4', bottom of pit. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1129 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-13 Date(s) Drilled 9-10-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured surface Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location northweast portion of property (in sag spot) Checked By AP Total Depth of Borehole 1' Approximate Surface Elevation Hammer Data Material TypeGP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION sandy gravels groundwater at surface. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1130 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-14 Date(s) Drilled 9-10-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 9' Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location northern portion of property (between Westgate Ave & Laurel Pkwy) Checked By AP Total Depth of Borehole 9' Approximate Surface Elevation Hammer Data Material TypeFill CL GP REMARKS AND OTHER TESTS sampled 5gal. bucket of black loam fill material at 4.5' 4.5' to 5' thin-wall sample taken. Graphic LogMATERIAL DESCRIPTION fill material consisting of silt loam marbled with lean clay; no gravels. p-test not uniform, voids exist; p-test @ 40" b.g.s = 15 to 20 p-test @ 67" = 15 tan clay loam p-test @ 8' = 10 6" minus sandy gravels Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1131 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Log of Boring TH-15 Date(s) Drilled 9-10-2014 Drilling Method Excavator Drill Rig Type Cat 325BL Groundwater Level and Date Measured 2' Borehole Backfill spoils Logged By DB Drill Bit Size/Type Drilling Contractor SIME Sampling Method(s) Location northern portion of property (between Westgate Ave & Laurel Pkwy) Checked By AP Total Depth of Borehole 2' Approximate Surface Elevation Hammer Data Material TypeOL-ML GP REMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION dark silt loam topsoil gravels in grey clay matrix. groundwater @ 2', bottom of pit. Relative ConsistencyDepth (feet)0 5 10 15 20 25 30 Sample TypeSampling Resistance blows/6"Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Sheet 1 of 1 1132 Project:Lakes at Valley West Project Location:Bozeman, MT Project Number:014095CR Key to Log of Boring Material TypeREMARKS AND OTHER TESTSGraphic LogMATERIAL DESCRIPTION Relative ConsistencyDepth (feet)Sample TypeSampling Resistance blows/6"1 2 3 4 5 6 7 8 COLUMN DESCRIPTIONS 1 Depth (feet): Depth in feet below the ground surface. 2 Material Type: Type of material encountered. 3 Graphic Log: Graphic depiction of the subsurface material encountered. 4 MATERIAL DESCRIPTION: Description of material encountered. May include consistency, moisture, color, and other descriptive text. 5 Sampling Resistance blows/6": Number of blows to advance driven sampler six inches beyond seating interval using the hammer identified on the boring log. 6 Sample Type: Type of soil sample collected at the depth interval shown. 7 Relative Consistency: Relative consistency of the subsurface material. 8 REMARKS AND OTHER TESTS: Comments and observations regarding drilling or sampling made by driller or field personnel. FIELD AND LABORATORY TEST ABBREVIATIONS CHEM: Chemical tests to assess corrosivity COMP: Compaction test CONS: One-dimensional consolidation test LL: Liquid Limit, percent PI: Plasticity Index, percent SA: Sieve analysis (percent passing No. 200 Sieve) UC: Unconfined compressive strength test, Qu, in ksf WA: Wash sieve (percent passing No. 200 Sieve) MATERIAL GRAPHIC SYMBOLS Lean CLAY, CLAY w/SAND, SANDY CLAY (CL)AF Poorly graded GRAVEL (GP) TYPICAL SAMPLER GRAPHIC SYMBOLS Auger sampler Bulk Sample 3-inch-OD California w/ brass rings CME Sampler Grab Sample 2.5-inch-OD Modified California w/ brass liners Pitcher Sample 2-inch-OD unlined split spoon (SPT) Shelby Tube (Thin-walled, fixed head) OTHER GRAPHIC SYMBOLS Water level (at time of drilling, ATD) Water level (after waiting) Minor change in material properties within a stratum Inferred/gradational contact between strata ?Queried contact between strata GENERAL NOTES 1: Soil classifications are based on the Unified Soil Classification System. Descriptions and stratum lines are interpretive, and actual lithologic changes may be gradual. Field descriptions may have been modified to reflect results of lab tests. 2: Descriptions on these logs apply only at the specific boring locations and at the time the borings were advanced. They are not warranted to be representative of subsurface conditions at other locations or times.Z:\Jobs\JBS 2014\014095CR\borings.bg4[CRTemplate.tpl]Figure B-1 Sheet 1 of 1 1133 1134 Pioneer Technical Services, Inc. 106 Pronghorn Trail, Suite A - Bozeman, MT 59718 Ph. 406-388-8578 - Fax 406-388-8579 (no specification provided)* PL=LL=PI= USCS (D 2487)=AASHTO (M 145)= D90=D85=D60= D50=D30=D15= D10=Cu=Cc= Remarks 4" 3" 2" 1 1/2 1" 3/4" 1/2" 3/8" #4 #10 #20 #40 #60 #100 #200 100.0 89.8 79.1 68.9 60.5 53.9 47.2 43.4 35.2 27.8 20.4 14.2 10.3 8.0 6.0 76.7513 63.3066 24.7800 15.4576 2.6498 0.4671 0.2354 105.29 1.20 9-10-14 9-15-14 SB NG Castle Rock Geotechnical General Testing Material Description Atterberg Limits (ASTM D 4318) Classification Coefficients Date Received:Date Tested: Tested By: Checked By: Title: Date Sampled:Source of Sample: 014095CR Valley West Depth: 6" minus Pit Run Sample Number: G14660 Client: Project: Project No:Figure TEST RESULTS Opening Percent Spec.*Pass? Size Finer (Percent) (X=Fail)PERCENT FINER0 10 20 30 40 50 60 70 80 90 100 PERCENT COARSER100 90 80 70 60 50 40 30 20 10 0 GRAIN SIZE - mm. 0.0010.010.1110100 % +3"Coarse % Gravel Fine Coarse Medium % Sand Fine Silt % Fines Clay 10.2 35.9 18.7 7.4 13.6 8.2 6.06 in.3 in.2 in.1½ in.1 in.¾ in.½ in.3/8 in.#4#10#20#30#40#60#100#140#200Particle Size Distribution Report 1135 Tested By: SB Checked By: NG COMPACTION TEST REPORT Dry density, pcf110 120 130 140 150 160 Water content, % - Rock Corrected - Uncorrected 2 4 6 8 10 12 14 5.4%, 147.1 pcf 8.6%, 134.4 pcf ZAV for Sp.G. = 2.75 Test specification: ASTM D 4718-87 Oversize Corr. Applied to Each Test Point ASTM D 698-07 Method C Standard 6" minus Pit Run 2.65 46.1 6.0 Castle Rock Geotechnical Assumed Specfic Gravity Elev/Classification Nat.Sp.G. LL PI % > % < Depth USCS AASHTO Moist.3/4 in. No.200 ROCK CORRECTED TEST RESULTS UNCORRECTED MATERIAL DESCRIPTION Project No.Client:Remarks: Project: Source of Sample: 014095CR Valley West Sample Number: G14660 Pioneer Technical Services, Inc. 106 Pronghorn Trail, Suite A - Bozeman, MT 59718 Ph. 406-388-8578 - Fax 406-388-8579 Figure 134.4 pcf Maximum dry density = 147.1 pcf 8.6 % Optimum moisture = 5.4 % General Testing 1136 Pioneer Technical Services, Inc. 106 Pronghorn Trail, Suite A - Bozeman, MT 59718 Ph. 406-388-8578 - Fax 406-388-8579 (no specification provided)* PL=LL=PI= USCS (D 2487)=AASHTO (M 145)= D90=D85=D60= D50=D30=D15= D10=Cu=Cc= Remarks lean clay with sand 1 1/2 1" 3/4" 1/2" 3/8" #4 #10 #20 #40 #60 #100 #200 100.0 99.8 99.4 98.8 98.4 97.9 97.4 96.2 94.3 92.0 89.0 83.3 26 46 20 CL A-7-6(18) 0.1754 0.0909 9-10-14 9-19-2014 SB LPS Castle Rock Geotechnical General Testing Material Description Atterberg Limits (ASTM D 4318) Classification Coefficients Date Received:Date Tested: Tested By: Checked By: Title: Date Sampled:Source of Sample: 014095CR Valley West Depth: TH-14 (4.5') BGS Sample Number: G14661 Client: Project: Project No:Figure TEST RESULTS Opening Percent Spec.*Pass? Size Finer (Percent) (X=Fail)PERCENT FINER0 10 20 30 40 50 60 70 80 90 100 PERCENT COARSER100 90 80 70 60 50 40 30 20 10 0 GRAIN SIZE - mm. 0.0010.010.1110100 % +3"Coarse % Gravel Fine Coarse Medium % Sand Fine Silt % Fines Clay 0.0 0.6 1.5 0.5 3.1 11.0 83.36 in.3 in.2 in.1½ in.1 in.¾ in.½ in.3/8 in.#4#10#20#30#40#60#100#140#200Particle Size Distribution Report 1137 Tested By: SB Checked By: LPS Pioneer Technical Services, Inc. 106 Pronghorn Trail, Suite A - Bozeman, MT 59718 Ph. 406-388-8578 - Fax 406-388-8579 Client: Project: Project No.:Figure Castle Rock Geotechnical General Testing SYMBOL SOURCE NATURAL USCSSAMPLE DEPTH WATER PLASTIC LIQUID PLASTICITY NO.CONTENT LIMIT LIMIT INDEX (%)(%)(%)(%) SOIL DATAPLASTICITY INDEX0 10 20 30 40 50 60 LIQUID LIMIT 0 10 20 30 40 50 60 70 80 90 100 110 CL-ML CL or O L CH or O H ML or OL MH or OH Dashed line indicates the approximate upper limit boundary for natural soils 47 LIQUID AND PLASTIC LIMITS TEST REPORT 014095CR Valley West G14661 TH-14 (4.5') BGS 26 46 20 CL 1138 Tested By: SB Checked By: LPS COMPACTION TEST REPORT Dry density, pcf88.5 90 91.5 93 94.5 96 Water content, % 18 20 22 24 26 28 30 23.5%, 94.7 pcf ZAV for Sp.G. = 2.45 Test specification:ASTM D 698-07 Method B Standard TH-14 (4.5') BGS CL A-7-6(18)2.65 46 20 1.6 83.3 lean clay with sand Castle Rock Geotechnical Assumed Specific Gravity Elev/Classification Nat.Sp.G. LL PI % > % < Depth USCS AASHTO Moist.3/8 in. No.200 TEST RESULTS MATERIAL DESCRIPTION Project No.Client:Remarks: Project: Source of Sample: 014095CR Valley West Sample Number: G14661 Pioneer Technical Services, Inc. 106 Pronghorn Trail, Suite A - Bozeman, MT 59718 Ph. 406-388-8578 - Fax 406-388-8579 Figure Maximum dry density = 94.7 pcf Optimum moisture = 23.5 % General Testing 1139 Client:Castle Rock Geotechnical Project: Valley West  Project Number: 014095CR  Lab Number G14661 Tested By:SB Date of Testing: 9/20/2014 Sample Description: TH‐14 (4.5') BGS Sample ID TH‐14 (4.5') BGS Lab Number G14661 Oven Dry + Tare 321.48 Ignited Dry + Tare 312.18 Tare 155.51 % Ash Content 94.4 % Organic Matter 5.6 Organic Content by Loss on Ignition ASTM  D2974‐00 1140 1141 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Vegetation Exhibit A shows the boundaries of surface waters and wetlands that directly correspond to the limits of the major vegetation types that currently exist within the Lakes at Valley West property. A majority of the parcel outside the Baxter Creek corridor has been disturbed by previous development. A gravel pit was developed on the property in 2002. The gravel pit was later expanded between 2007 and 2008 to construct the current footprint of the lakes. The mitigation wetlands on the perimeter of the open water and palustrine wetland located southeast of the east lake were constructed concurrently. The existing major vegetation types are associated with the constructed mitigation lakes and wetlands, the historic Baxter Creek riparian corridor, and protected upland buffers. The Lakes encompass approximately eight acres of open water. The wetland fringe surrounding the open water (termed lacustrine) and the palustrine, emergent wetlands located southeast of the East Lake extend across over six acres. The upland areas that surround the lakes and wetland consist of historically cultivated and grazed pasture that was seeded post-construction with native upland species. Mitigation wetlands are required to be protected from development in perpetuity by the US Army Corps permit conditions. The Baxter Creek corridor, the Lakes, and the palustrine wetland will be protected from development within dedicated park and/or open space. Critical plant communities associated with the streambanks and woody overstory of the historic Baxter Creek corridor will be protected within 50-foot watercourse setbacks that have been in place since 2008. The 50-foot watercourse setback for Aajker Creek extends to The Lakes parcel. Development will be restricted within the watercourse setbacks. The Baxter Creek corridor encompasses few woody species along its length. Isolated thin-leaf alder and Bebb willow trees and shrubs are found in small clusters along the channel. No trees or herbaceous plants within the corridor will be impacted by the development. A pedestrian bridge will be constructed instead of a culvert to cross Baxter Creek, which will limit the extent of impacts. The bridge location will avoid impacts to any woody species. Impacts to the riverine fringe will be limited to the footprint of the bridge footings. Pedestrian trails will be located in the outer 10 feet of the watercourse setbacks limiting access to the channel. The Lakes and palustrine wetland were constructed in 2008 as part of the 404 permit mitigation requirements. The mitigation design included upland buffers that surround the lakes and palustrine wetland. The lacustrine fringe of the lakes and the palustrine wetland are separated from any road or building envelope by a 35- to 50-foot upland buffer. The 458 trees and shrubs planted in 2008 1143 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application around the lakes and within the Baxter Creek watercourse setback are located within park and/or open space that will be protected from any development. The trees and shrubs have been staked and caged to prevent browsing. The trees and shrubs were manually watered the first year after planting to ensure survival. Invasive species will be managed annually in accordance with a Gallatin County Weed Management Plan submitted on behalf of The Lakes at Valley West. The park, open spaces, and boulevards will be landscaped based on city-approved planting plans and in accordance with the City of Bozeman tree guide. The master plan for the park and open space that will encompass the lakes and palustrine wetlands includes an extensive system of gravel trails, boardwalks, and sidewalks. Baxter Creek Riparian Corridor The Montana Natural Heritage Program list of plant species of concern for Gallatin County was reviewed for this assessment. None of the listed species were identified within the creek corridor, the only water of the US on the property that has not been disturbed by development. The streambanks of Baxter Creek are vegetated with sod forming herbaceous species dominated by Northwest Territory sedge (Carex utriculata) and Nebraska sedge (Carex nebrascensis). The upper bank slopes are vegetated with native and non-native grasses including redtop (Agrostis stolonifera), Western wheatgrass (Pascopyron smithii), fowl bluegrass (Poa palustris), and orchard grass (Dactylis glomerata). The woody overstory along the length of the corridor had been impacted historically by unrestricted cattle access. Isolated clusters of senescent speckled alder (Alnus incana), Bebb willow (Salix bebbiana, aka gray willow), peach-leaf willow (Salix amygdaloides), and balsam poplar (Populus balsamifera) line the banks of the creek. The 50-foot watercourse setback on the west side of the corridor was planted with clusters of native woody species in 2008 at the same time the Lakes were revegetated. The installed woody species are listed in the following section. West and East Lakes The West Lake was constructed within the footprint of a gravel pit excavated to provide pit run for the first phases of Valley West Subdivision. The East Lake is separated from the Baxter Creek corridor by a gravel fines trail and riverine and depression wetlands. The lacustrine fringe associated with the lakes is vegetated primarily with grass, grass-like, and forb herbaceous species. Sod mats salvaged from a non-jurisdictional wetland located north of the historic gravel pit were placed on approximately half of the perimeter of both lobes of the Lakes and around the fishing accesses in June 2008. The wetland sod mats contained toad rush (Juncus bufonius), lesser poverty rush (Juncus tenuis), common spikerush (Eleocharis palustris), Baltic rush (Juncus balticus), dagger-leaf rush (Juncus ensifolius), Nebraska sedge, beaked sedge, leafy tussock sedge (Carex 1144 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application aquatilis), hard stem club rush (Schoenoplectus acutus), common field mint (Mentha arvensis), fowl bluegrass, redtop, field meadow foxtail (Alopecurus pratensis), and yellow (Salix lutea) and Bebb willows. The lacustrine fringe of the lake was planted with 5,008 wetland tubelings in August 2008. The grass-like Carex and Juncus species were planted from 7- and 10-cubic inch tubelings and the forbs were planted from 4-cubic inch tubelings and bare-root plants. The water level in the Lakes was raised with the control structure after planting to ensure that there was sufficient inundation. The hydrophytic species included pale bulrush (Scirpus pallidus), hard stem club rush, lamp rush (Juncus effusus), Torrey’s rush (Juncus torreyi), duck potato (Sagittaria latifolia), and seep monkey-flower (Mimulus guttatus). A custom seed mix was planted on disturbed areas within the wetland in October 2008. The seeded species included tufted hairgrass (Deschampsia cespitosa), fowl bluegrass, slender wheatgrass (Elymus trachycaulus), fowl mannagrass (Glyceria striata), and lesser poverty rush. The wetland fringe surrounding the Lakes was planted with 458 trees and shrubs the last week of September 2008. Plant material sizes included 1-, 5-, and 10-gallon containers. The species included black cottonwood (Populus trichocarpa), quaking aspen (Populus tremuloides), yellow, Geyer, Booth, Bebb, and Pacific willows (Salix lutea, geyeriana, boothii, bebbiana, lasiandra, respectively), red-osier dogwood (Cornus stolenifera), golden currant (Ribes aureum), common chokecherry (Prunus virginiana), Wood’s rose (Rosa woodsii), common snowberry (Symphoricarpos albus), silverleaf buffaloberry (Shepherdia argentea), Western serviceberry (Amelanchier alnifolia), and American silverberry (Eleagnus communtata). The location of the trees and shrubs was based on the post-construction moisture regime, the moisture requirement for individual species, and topography. The trees and shrubs were planted in clusters to simulate a natural environment. The clusters were staked and caged to prevent browsing. The woody plants were watered manually in 2008. Ninety-six percent of the woody species planted survived through 2012. Upland Grassland The undisturbed vegetation cover on upland areas located outside the constructed mitigation wetlands and Baxter Creek riparian corridor is dominated by herbaceous grasses. The grasses include orchard grass, Kentucky bluegrass (Poa pratensis), smooth brome (Bromus inermis), meadow fescue (Festuca pratensis), field meadow foxtail, and common timothy (Phleum pratense). Upland areas disturbed during construction were seeded with a native upland mix consisting of slender wheatgrass, Canada wildrye (Elymus canadensis), Covar sheep fescue (Festuca ovina), Western wheatgrass, Canada bluegrass (Poa compressa), and Sodar streambank wheatgrass (Elymus lanceolatus). The species were selected to establish quickly and form a stable root mass that limits water and wind erosion. The seed mix was planted in October 2008. 1145 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Invasive species on the site include Canadian thistle (Cirsium arvense), common mullein (Verbascum thapsus), and Mexican fireweed (Kochia scoparia). The only state classified noxious weed is Canadian thistle (Priority 2B) located primarily within the floodplain wetlands west of Baxter Creek. The thistle will be sprayed annually for at least three years. A map of the weed locations, revegetation details, revegetation costs, and weed management costs will be submitted to the Gallatin County Weed District as part of the Weed Management Plan. 1146 315 N. 25th Street, Suite 102Billings, MT 59101Phone: (406) 656-6000Fax: (406) 237-1201010010020050HORIZ. SCALEIN FEETREVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\002\ACAD\EXHIBITS\WATERCOURSE-WETLAND EXHIBIT.DWG PLOTTED BY:COOPER KRAUSE ON Feb/25/2015ˆCOPYRIGHT MORRISON-MAIERLE, INC., 2015APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. 5352.002EX.ABOZEMANMTKDJKDJKDJ02/2015WATERS OF THE U.S. EXHIBITTHE LAKES AT VALLEY WESTTHE LAKES AT VALLEY WEST -WATERS OF THE U.S. EXHIBITAAJKER CREEK CENTERLINEBAXTER CREEKCENTERLINEPROPERTY LINEBAXTER CREEK 50'WATERCOURSE SETBACKAAJKER CREEK ANDRIVERINE FRINGE WETLAND(WEST AND EAST SIDES)0.46 ACAAJKER CREEK 50'WATERCOURSE SETBACKDURSTON ROADWESTGATE AVENUELOCAL ROADLAUREL PARKWAYWESTMORLAND DRIVEBAXTER CREEK ANDRIVERINE FRINGE WETLAND(ONLY WEST SIDE SHOWN)1.69 ACLACUSTRINEFRINGE WETLAND1.00 ACLACUSTRINEFRINGE WETLAND1.56 ACPALUSTRINEWETLAND4.06 ACLACUSTRINE WETLAND4.16 ACLACUSTRINE WETLAND4.13 AC1147 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Wildlife The Lakes at Valley West provide a range of wildlife and bird habitats within the 65-acre parcel. The overall parcel encompasses a segment of the Baxter Creek riparian corridor, 8 acres of open water in the West Lake and East Lake, and 6 acres of lacustrine fringe and palustrine wetland. The land is situated between the Aajker Creek and Baxter Creek riparian corridors, west of a 10- acre wetland complex, and east of undeveloped agricultural pasture. Wildlife usage is limited by residential development and roads north and south of the parcel. The Baxter Creek corridor provides a relatively protected thoroughfare through surrounding residential developments for larger mammals. The east side of Baxter Creek extends to the Baxter Creek Natural Area, 10 acres of protected palustrine, emergent wetland. Travis Horton with Montana Fish Wildlife and Parks was contacted to coordinate fish stocking in the Lakes at a future date. The MFWP has been managing the fish stocking in Meyer’s Lake, located in Valley West Subdivision east of Cottonwood Road. Meyer’s Lake was initially stocked with Westslope Cutthroat Trout (Salmo clarki lewisi). The species did not thrive. The MFWP is currently stocking Meyer’s Lake with a hybrid Rainbow Trout (Salmo gairdneri) based on the hardiness of the species in the lake environment. The same species will be used to stock the East and West Lakes at a future date. The Baxter Creek corridor, the East Lake, and the palustrine wetland will be dedicated to the City of Bozeman as public parks with public access. Pedestrian trails along the creek corridor will be located at the outside edge of the 50-foot watercourse setbacks, which will limit pedestrian access to the channel. There will likely be dog access to the creek unless the city chooses to enforce a leash law in the city parks. The trail on the west side of Baxter Creek is located at the outside edge of the palustrine wetland, which will limit pedestrian and dog access within the contiguous, 4-acre wetland. The lack of trails within the large wetland will facilitate bird nesting. Poop stations will be positioned in several locations on the trails, which will limit the introduction of Escherichia coli into the surface water features. The north side of the lakes will be developed as playground and open space, which will focus the primary users in these locations. Protective measures for bird and wildlife include the placement of the pedestrian trails, the maintenance of 35- to 50-foot upland buffers around the lake and wetland, the maintenance of 50-foot watercourse setbacks from Baxter Creek and Aajker Creek, the protection of the lakes and wetland within parks and/or open space, the use of Dog Poop stations, and the existence of 1148 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application rock fishing access points that extend into the lake to limit pedestrian traffic to the lake shore line. The Montana Natural Heritage Program list of animal species of concern for Gallatin County was reviewed for this assessment. None of the large mammals identified as species of concern, such as lynx or wolverine, are expected to frequent the site. The riparian corridor associated with Baxter Creek does not contain any large cottonwood trees, which limits its use by large raptors. There may be fly overs or infrequent use of the open water by Great Blue Heron, a listed species of concern. No direct sampling methods were used to determine wildlife usage. Wildlife species identification was based on observations noted during annual vegetation monitoring events associated with the US Army Corps 404 permit. The Baxter Creek riparian corridor, the lakes, and the wetland complex provide a variety of habitats for birds and wildlife including open water, aquatic bed, shrub/scrub, wet meadow, marsh, and upland buffer. Waterfowl and birds of prey observed during mitigation monitoring in 2012 included mallard ducks (Anas platyrhynchos), American white pelican (Pelecanus erythrorhynchos), great blue heron (Ardea herodias), and red-tailed hawk (Buteo jamaicensis). Hungarian partridge (Perdix perdix), sandhill crane (Grus canadensis), Canada geese (Branta canadensis), killdeer (Charadrius vociferous), avocet (Recurvirostra americana), mallard ducks (Anas platyrhynchos), red-wing blackbird (Agelaius phoeniceus), Cinnamon teal (Anas cyanoptera), least tern (Sterna antillarum), rough-legged hawk (Buteo lagopus), and osprey (Pandion haliaetus) were observed at the Lakes from 2009 to 2012. Behaviors observed included breeding, foraging, flyovers, loafing, and nesting. The lack of forested habitat and proximity of dense residential neighborhoods limit the use of the Lakes parcel by larger furbearing animals such as bear and bobcat. Smaller furbearing animals observed at the Lakes or seen in nearby habitats include red fox (Vulpes vulpes), white-tailed deer (Odocoileus virginianus), mule deer (Odocoileus hemionus), raccoon (Procyon lotor), long- tailed weasel (Mustela frenata), meadow vole (Microtus pennsylvanicus), snowshoe hare (Lepus americanus), and striped skunk (Mustela mephitis). On February 13, 2017 a letter requesting comments was sent to Region 3 of the Montana Department of Fish, Wildlife and Parks. To date no comments have been received. 1149 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Water and Sewer A water design report and a wastewater design report have been prepared for the water distribution and sewage collection in The Lakes at Valley West Subdivision. The design reports cover the entire “Lakes” Planned Unit Development, which encompass approximately 65 acres. Both reports are included within this section. The reports have been updated to include information specific to this phase. 1150 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Water Design Report 1151 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Wastewater Design Report 1152 memo Page 1 TO: Shawn Kohtz, P.E. City of Bozeman FROM: James A. Ullman DATE: March 24, 2017 JOB NO.: 5352.008 RE: The Lakes at Valley West, Phase 4 Supplemental to the Design Report for the Water Distribution System CC: Greg Stratton Urgent For Review Please Comment Please Reply For Your Use This memorandum is to provide a supplemental WaterCAD analyses to the Lakes at Valley West Subdivision PUD Design Report for the Water Distribution System, dated November 24, 2014. This analysis was developed to confirm the proposed water distribution system is adequate to provide water for Phase 4 including the following scenarios; Average Day, Max Day with Fire Flows and Peak Hour. This supplemental data includes the proposed water distribution system to be installed with Phase 4. The same analysis software of WaterCAD along with the same methodology as described in the original Lakes at Valley West Subdivision PUD Design Report for the Water Distribution System was used. The water distribution system proposed for Phase 4 will be adequate to meet the requirements of City of Bozeman Design Standards. An additional 8-inch connection to the existing 12-inch main located in Durston Road was added in Phase 3 at the north end of Arnhem Way. The WaterCAD model was updated to reflect this change. Temporary blow-offs will be provided at all water main dead ends until such time the main is extended to serve future phases. Please review and contact me with questions and/or comments. 1153 AVERAGE DAILY DEMAND 1154 ID Label Elevation (ft) Hydraulic Grade (ft) 611.00 J-274 4744.00 4,960.82 657 J-296 4,744.80 4,960.82 828 J-379 4,746.50 4,960.82 830 J-380 4,747.00 4,960.82 832 J-381 4,747.50 4,960.82 834 J-382 4,748.00 4,960.82 868 J-396 4,743.70 4,960.82 871 J-4001 4,766.70 4,960.82 873 J-398 4,743.70 4,960.82 876 J-4002 4,766.70 4,960.82 878 J-400 4,744.56 4,960.82 881 J-4003 4,766.90 4,960.82 883 J-402 4,744.20 4,960.82 886 J-4004 4,767.20 4,960.82 888 J-404 4,744.50 4,960.82 891 J-4005 4,767.50 4,960.82 893 J-406 4,744.50 4,960.82 896 J-4007 4,767.50 4,960.82 898 J-408 4,744.50 4,960.82 901 J-4008 4,767.90 4,960.82 903 J-4009 4,767.90 4,960.82 905 J-411 4,745.30 4,960.82 908 J-4011 4,768.30 4,960.82 910 J-4010 4,768.30 4,960.82 912 J-414 4,745.60 4,960.82 915 J-4012 4,768.60 4,960.82 917 J-4013 4,768.60 4,960.82 919 J-417 4,746.00 4,960.82 922 J-4014 4,769.00 4,960.82 Average Day: Junction Table PHASE 4 THE LAKES AT VALLEY WEST 83 83 93 83 83 83 93 83 83 93 84 94 84 94 84 94 84 94 84 94 84 94 94 93 93 93 92 92 94 0.00 0.25 0.25 0.00 0.25 0.25 0.00 0.25 0.25 0.00 0.25 0.25 0.00 0.25 0.00 0.25 0.00 0.25 0.00 0.25 0.00 0.25 0.00 0.00 Pressure (psi) 0 0.00 0.00 0.00 0.00 Demand (gpm) 1155 ID Label Elevation (ft) Hydraulic Grade (ft) 924 J-4015 4,769.00 4,960.82 926 J-420 4,744.60 4,960.82 929 J-4016 4,767.60 4,960.82 932 J-423 4,745.22 4,960.82 935 J-4017 4,767.90 4,960.82 942 J-427 4,745.60 4,960.82 945 J-4018 4,768.20 4,960.82 948 J-430 4,745.40 4,960.82 951 J-4019 4,768.40 4,960.82 953 J-432 4,745.70 4,960.82 956 J-4020 4,768.70 4,960.82 958 J-434 4,746.00 4,960.82 961 J-4021 4,769.00 4,960.82 963 J-436 4,746.33 4,960.82 966 J-4022 4,769.10 4,960.82 968 J-438 4,746.70 4,960.82 971 J-4023 4,769.60 4,960.82 973 J-4024 4,769.50 4,960.82 975 J-441 4,747.11 4,960.82 978 J-4026 4,747.00 4,960.82 980 J-4025 4,747.00 4,960.82 985 J-444 4,746.12 4,960.82 998 J-448 4,768.00 4,960.82 1005 J-449 4,747.33 4,960.82 1008 J-450 4,772.00 4,960.82 0.25 0.00 0.00 0.00 0.00 0.00 0.25 0.00 0.25 0.25 0.00 84 93 83 93 83 93 83 94 0.25 0.00 0.25 0.00 0.25 0.00 0.25 0.00 0.25 0.00 0.25 0.00 0.25 0.25 82 83 93 83 83 92 93 83 93 83 93 83 93 Page 2 of 2 Average Day: Junction Table (cont.) Demand (gpm) Pressure (psi) Bentley WaterCAD CONNECT Edition [10.00.00.50] Bentley Systems, Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 VW-LAKES-WaterCAD-PH4.wtg 3/23/2017 93 93 83 92 1156 ID Label Length (Scaled) (ft) Stop Node Diameter (in) Material Flow (gpm) Velocity (ft/s) 831 P-400 26 J-380 8.00 Ductile Iron 0.00 0.00 835 P-402 43 J-382 8.00 Ductile Iron 0.00 0.00 869 P-422 57 J-396 8.00 Ductile Iron 3.62 0.02 872 P-424 80 J-4001 1.00 Ductile Iron 0.25 0.10 874 P-425 15 J-398 8.00 Ductile Iron 3.37 0.02 877 P-427 67 J-4002 1.00 Copper 0.25 0.10 879 P-428 27 J-400 8.00 Ductile Iron 3.12 0.02 882 P-430 80 J-4003 1.00 Copper 0.25 0.10 884 P-431 30 J-402 8.00 Ductile Iron 2.87 0.02 887 P-433 77 J-4004 1.00 Copper 0.25 0.10 889 P-434 36 J-404 8.00 Ductile Iron 2.62 0.02 892 P-436 67 J-4005 1.00 Copper 0.25 0.10 894 P-437 16 J-406 8.00 Ductile Iron 2.37 0.02 897 P-439 82 J-4007 1.00 Copper 0.25 0.10 899 P-440 56 J-408 8.00 Ductile Iron 2.12 0.01 902 P-442 66 J-4008 1.00 Copper 0.25 0.10 904 P-443 82 J-4009 1.00 Copper 0.25 0.10 906 P-444 53 J-411 8.00 Ductile Iron 1.62 0.01 909 P-446 82 J-4011 1.00 Copper 0.25 0.10 911 P-447 66 J-4010 1.00 Copper 0.25 0.10 913 P-448 53 J-414 8.00 Ductile Iron 1.12 0.01 916 P-450 66 J-4012 1.00 Copper 0.25 0.10 918 P-451 82 J-4013 1.00 Copper 0.25 0.10 920 P-452 55 J-417 8.00 Ductile Iron 0.62 0.00 923 P-454 66 J-4014 1.00 Copper 0.25 0.10 925 P-455 82 J-4015 1.00 Copper 0.25 0.10 927 P-456 37 J-420 8.00 Ductile Iron 2.65 0.02 Average Day: Pipe Table PHASE 4 THE LAKES AT VELLEY WEST 130.0 135.0 135.0 130.0 130.0 135.0 135.0 130.0 135.0 135.0 130.0 135.0 130.0 135.0 135.0 130.0 135.0 130.0 135.0 130.0 135.0 Hazen- Williams C 130.0 130.0 130.0 130.0 130.0 135.0 J-417 J-296 J-411 J-411 J-414 J-414 J-414 J-417 J-406 J-406 J-408 J-408 J-408 J-411 J-400 J-400 J-402 J-402 J-404 J-404 Start Node J-379 J-381 J-274 J-396 J-396 J-398 J-398 1157 ID Label Length (Scaled) (ft) Stop Node Diameter (in) Material Flow (gpm) Velocity (ft/s) 930 P-458 55 J-4016 1.00 Copper 0.25 0.10 933 P-459 12 J-423 8.00 Ductile Iron 2.40 0.02 936 P-461 57 J-4017 1.00 Copper 0.25 0.10 946 P-466 60 J-4018 1.00 Copper 0.25 0.10 949 P-467 50 J-430 8.00 Ductile Iron 2.15 0.01 952 P-469 54 J-4019 1.00 Copper 0.25 0.10 954 P-470 42 J-432 8.00 Ductile Iron 1.65 0.01 957 P-472 60 J-4020 1.00 Copper 0.25 0.10 959 P-473 23 J-434 8.00 Ductile Iron 1.40 0.01 962 P-475 54 J-4021 1.00 Copper 0.25 0.10 964 P-476 19 J-436 8.00 Ductile Iron 1.15 0.01 967 P-478 60 J-4022 1.00 Copper 0.25 0.10 969 P-479 43 J-438 8.00 Ductile Iron 0.90 0.01 972 P-481 55 J-4023 1.00 Copper 0.25 0.10 974 P-482 60 J-4024 1.00 Copper 0.25 0.10 976 P-483 48 J-441 8.00 Ductile Iron 0.40 0.00 979 P-485 60 J-4026 1.00 Copper 0.25 0.10 981 P-486 55 J-4025 1.00 Copper 0.25 0.10 982 P-487 253 J-379 8.00 Ductile Iron -0.11 0.00 986 P-488 192 J-444 8.00 Ductile Iron 0.12 0.00 987 P-489 242 J-379 8.00 Ductile Iron 0.12 0.00 999 P-493 13 J-448 6.00 Ductile Iron 0.00 0.00 1006 P-494 26 J-449 8.00 Ductile Iron -0.10 0.00 1007 P-495 20 J-381 8.00 Ductile Iron -0.11 0.00 1009 P-496 9 J-450 6.00 Ductile Iron 0.00 0.00 J-449 130.0 J-449 130.0 Start Node Hazen- Williams C Average Day: Pipe Table (cont.) 130.0 130.0 130.0 Bentley WaterCAD CONNECT Edition [10.00.00.50] Page 2 of 2 135.0 130.0 135.0 135.0 130.0 130.0 130.0 135.0 130.0 135.0 130.0 135.0 135.0 135.0 130.0 135.0 130.0 135.0 130.0 135.0 J-441 Bentley Systems, Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 J-441 J-441 J-381 J-417 J-444 J-444 J-434 J-436 J-436 J-438 J-438 J-438 J-423 J-430 J-427 J-432 J-432 J-434 J-420 J-420 J-423 J-427 VW-LAKES-WaterCAD-PH4.wtg 3/23/2017 1158 ID Label Flow (Out net) (gpm) 511 R-1 154.6 ID Label Elevation (ft) Status (Initial) Hydraulic Grade (Discharge) (ft) Flow (Total) (gpm) Pump Head (ft) 512 PMP-1 4,741.86 On 4,960.92 154.6 212.06 Average Day: Reservoir Table Pump Definition Hydraulic Grade (Suction) (ft) Durston Rd #1721 4,748.86 Average Day: Pump Table VW-LAKES-WaterCAD-PH4.wtg PHASE 4 THE LAKES AT VALLEY WEST 3/23/2017 Elevation (ft) 4,748.86 Bentley Systems, Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 Hydraulic Grade (ft) 4,748.86 Bentley WaterCAD CONNECT Edition [10.00.00.50] 1159 MAX DAILY DEMAND INCLUDING FIRE FLOW 1160 ID Label Elevation (ft) Hydraulic Grade (ft) 611 J-274 4,744.00 4,958.77 657 J-296 4,744.80 4,958.77 828 J-379 4,746.50 4,958.77 830 J-380 4,747.00 4,958.77 832 J-381 4,747.50 4,958.77 834 J-382 4,748.00 4,958.77 868 J-396 4,743.70 4,958.77 871 J-4001 4,766.70 4,958.73 873 J-398 4,743.70 4,958.77 876 J-4002 4,766.70 4,958.74 878 J-400 4,744.56 4,958.77 881 J-4003 4,766.90 4,958.74 883 J-402 4,744.20 4,958.77 886 J-4004 4,767.20 4,958.74 888 J-404 4,744.50 4,958.77 891 J-4005 4,767.50 4,958.74 893 J-406 4,744.50 4,958.77 896 J-4007 4,767.50 4,958.74 898 J-408 4,744.50 4,958.77 901 J-4008 4,767.90 4,958.74 903 J-4009 4,767.90 4,958.74 905 J-411 4,745.30 4,958.77 908 J-4011 4,768.30 4,958.74 910 J-4010 4,768.30 4,958.74 912 J-414 4,745.60 4,958.77 915 J-4012 4,768.60 4,958.74 917 J-4013 4,768.60 4,958.74 919 J-417 4,746.00 4,958.77 922 J-4014 4,769.00 4,958.74 THE LAKES AT VALLEY WEST PHASE 4 Max Day: Junction Table 82 92 82 82 92 82 83 93 83 83 92 82 83 93 83 93 83 93 91 93 83 93 83 93 Pressure (psi) 93 93 92 92 91 0.00 0.58 0.58 0.00 0.58 0.00 0.58 0.58 0.00 0.58 0.58 0.00 0.58 0.00 0.58 0.00 0.58 0.00 0.58 0.00 0.58 0.00 0.58 0.00 Demand (gpm) 0.00 0.00 0.00 0.00 0.00 1161 ID Label Elevation (ft) Hydraulic Grade (ft) 924 J-4015 4,769.00 4,958.74 926 J-420 4,744.60 4,958.77 929 J-4016 4,767.60 4,958.75 932 J-423 4,745.22 4,958.77 935 J-4017 4,767.90 4,958.75 942 J-427 4,745.60 4,958.77 945 J-4018 4,768.20 4,958.74 948 J-430 4,745.40 4,958.77 951 J-4019 4,768.40 4,958.75 953 J-432 4,745.70 4,958.77 956 J-4020 4,768.70 4,958.74 958 J-434 4,746.00 4,958.77 961 J-4021 4,769.00 4,958.75 963 J-436 4,746.33 4,958.77 966 J-4022 4,769.10 4,958.74 968 J-438 4,746.70 4,958.77 971 J-4023 4,769.60 4,958.75 973 J-4024 4,769.50 4,958.74 975 J-441 4,747.11 4,958.77 978 J-4026 4,747.00 4,958.74 980 J-4025 4,747.00 4,958.75 985 J-444 4,746.12 4,958.77 998 J-448 4,768.00 4,958.77 1005 J-449 4,747.33 4,958.77 1008 J-450 4,772.00 4,958.77 VW-LAKES-WaterCAD-PH4.wtg Bentley Systems, Inc. Haestad Methods Solution Center Bentley WaterCAD CONNECT Edition [10.00.00.50] 3/23/2017 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 0.00 91 0.00 81 Page 2 of 2 Demand (gpm) Pressure (psi) Max Day: Junction Table (cont.) 92 92 92 92 83 82 92 82 92 82 82 82 92 82 92 82 92 82 93 83 92 83 92 0.58 0.58 0.00 0.00 0.00 0.58 0.00 0.58 0.58 0.00 0.00 0.58 0.00 0.58 0.00 0.58 0.00 0.58 0.00 0.58 0.00 0.58 0.58 1162 ID Label Length (Scaled) (ft) Start Node Diameter (in) Material Hazen- Williams C Velocity (ft/s) 831 P-400 26 J-379 8.00 Ductile Iron 0.00 0.00 835 P-402 43 J-381 8.00 Ductile Iron 0.00 0.00 869 P-422 57 J-274 8.00 Ductile Iron 8.38 0.05 872 P-424 80 J-396 1.00 Ductile Iron 0.58 0.24 874 P-425 15 J-396 8.00 Ductile Iron 7.80 0.05 877 P-427 67 J-398 1.00 Copper 0.58 0.24 879 P-428 27 J-398 8.00 Ductile Iron 7.22 0.05 882 P-430 80 J-400 1.00 Copper 0.58 0.24 884 P-431 30 J-400 8.00 Ductile Iron 6.64 0.04 887 P-433 77 J-402 1.00 Copper 0.58 0.24 889 P-434 36 J-402 8.00 Ductile Iron 6.06 0.04 892 P-436 67 J-404 1.00 Copper 0.58 0.24 894 P-437 16 J-404 8.00 Ductile Iron 5.48 0.03 897 P-439 82 J-406 1.00 Copper 0.58 0.24 899 P-440 56 J-406 8.00 Ductile Iron 4.90 0.03 902 P-442 66 J-408 1.00 Copper 0.58 0.24 904 P-443 82 J-408 1.00 Copper 0.58 0.24 906 P-444 53 J-408 8.00 Ductile Iron 3.74 0.02 909 P-446 82 J-411 1.00 Copper 0.58 0.24 911 P-447 66 J-411 1.00 Copper 0.58 0.24 913 P-448 53 J-411 8.00 Ductile Iron 2.58 0.02 916 P-450 66 J-414 1.00 Copper 0.58 0.24 918 P-451 82 J-414 1.00 Copper 0.58 0.24 920 P-452 55 J-414 8.00 Ductile Iron 1.42 0.01 923 P-454 66 J-417 1.00 Copper 0.58 0.24 925 P-455 82 J-417 1.00 Copper 0.58 0.24 927 P-456 37 J-296 8.00 Ductile Iron 6.12 0.04 930 P-458 55 J-420 1.00 Copper 0.58 0.24 135.0 130.0 135.0 135.0 130.0 135.0 130.0 135.0 130.0 135.0 130.0 135.0 130.0 130.0 130.0 130.0 130.0 135.0 Max Day: Pipe Table THE LAKES AT VALLEY WEST PHASE 4 135.0 135.0 130.0 135.0 135.0 130.0 130.0 135.0 130.0 135.0 Flow (gpm) J-4015 J-420 J-4016 J-4010 J-414 J-4012 J-4013 J-417 J-4014 J-4007 J-408 J-4008 J-4009 J-411 J-4011 J-4003 J-402 J-4004 J-404 J-4005 J-406 Stop Node J-380 J-382 J-396 J-4001 J-398 J-4002 J-400 1163 ID Label Length (Scaled) (ft) Start Node Diameter (in) Material Hazen- Williams C Velocity (ft/s) 933 P-459 12 J-420 8.00 Ductile Iron 5.54 0.04 936 P-461 57 J-423 1.00 Copper 0.58 0.24 946 P-466 60 J-427 1.00 Copper 0.58 0.24 949 P-467 50 J-423 8.00 Ductile Iron 4.96 0.03 952 P-469 54 J-430 1.00 Copper 0.58 0.24 954 P-470 42 J-427 8.00 Ductile Iron 3.80 0.02 957 P-472 60 J-432 1.00 Copper 0.58 0.24 959 P-473 23 J-432 8.00 Ductile Iron 3.22 0.02 962 P-475 54 J-434 1.00 Copper 0.58 0.24 964 P-476 19 J-434 8.00 Ductile Iron 2.64 0.02 967 P-478 60 J-436 1.00 Copper 0.58 0.24 969 P-479 43 J-436 8.00 Ductile Iron 2.06 0.01 972 P-481 55 J-438 1.00 Copper 0.58 0.24 974 P-482 60 J-438 1.00 Copper 0.58 0.24 976 P-483 48 J-438 8.00 Ductile Iron 0.90 0.01 979 P-485 60 J-441 1.00 Copper 0.58 0.24 981 P-486 55 J-441 1.00 Copper 0.58 0.24 982 P-487 253 J-381 8.00 Ductile Iron -0.26 0.00 986 P-488 192 J-417 8.00 Ductile Iron 0.26 0.00 987 P-489 242 J-444 8.00 Ductile Iron 0.26 0.00 999 P-493 13 J-444 6.00 Ductile Iron 0.00 0.00 1006 P-494 26 J-441 8.00 Ductile Iron -0.26 0.00 1007 P-495 20 J-449 8.00 Ductile Iron -0.26 0.00 1009 P-496 9 J-449 6.00 Ductile Iron 0.00 0.00 130.0 130.0 130.0 J-381 130.0 J-450 130.0 135.0 135.0 130.0 135.0 135.0 130.0 135.0 130.0 135.0 130.0 135.0 130.0 Bentley WaterCAD CONNECT Edition [10.00.00.50] Page 2 of 2 130.0 135.0 135.0 130.0 Flow (gpm) 130.0 135.0 130.0 J-449 Bentley Systems, Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 J-4026 J-4025 J-379 J-444 J-379 J-448 J-436 J-4022 J-438 J-4023 J-4024 J-441 J-430 J-4019 J-432 J-4020 J-434 J-4021 J-423 J-4017 J-4018 Stop Node Max Day: Pipe Table (cont.) VW-LAKES-WaterCAD-PH4.wtg 3/22/2017 1164 ID Label Elevation (ft) Hydraulic Grade (ft) 511 R-1 4,748.86 4,748.86 ID Label Elevation (ft) Status (Initial)Hydraulic Grade (Suction) (ft) Hydraulic Grade (Discharge) (ft) Flow (Total) (gpm) Pump Head (ft) 512 PMP-1 4,741.86 On 4,748.85 4,959.23 356.06 210.38 VW-LAKES-WaterCAD-PH4.wtg Bentley Systems, Inc. Haestad Methods Solution Center Bentley WaterCAD CONNECT Edition [10.00.00.50] 3/22/2017 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666Page 1 of 1 Pump Definition Durston Rd #1721 THE LAKES AT VALLEY WEST PHASE 4 Max Day: Pump Table Max Day: Reservoir Table Flow (Out net) (gpm) 356.06 1165 Label Satisfies Fire Flow Constraints? Fire Flow (Available) (gpm) Flow (Total Available) (gpm) Pressure (Residual Lower Limit) (psi) Pressure (Calculated Residual) (psi) Pressure (Zone Lower Limit) (psi) Junction w/ Minimum Pressure (Zone) Pressure (Calculated System Lower Limit)(psi) Junction w/ Minimum Pressure (System) J-130 True 2,685.05 1,500.00 20 25 20 J-150 20 J-150 Existing Phases J-131 True 2,769.77 1,500.00 20 26 20 J-171 20 J-450 Existing Phases J-132 True 2,705.92 1,500.00 20 26 20 J-179 20 J-179 Existing Phases J-252 True 2,722.03 1,500.00 20 28 20 J-163 20 J-163 Existing Phases J-266 True 2,733.00 1,500.00 20 26 20 J-193 20 J-193 Existing Phases J-321 True 2,696.76 1,500.00 20 25 20 J-371 19 J-450 Existing Phases J-324 True 2,656.33 1,500.00 20 25 20 J-332 19 J-450 Existing Phases J-325 True 2,507.56 1,500.00 20 23 20 J-339 20 J-450 Existing Phases J-448 True 2,311.05 1,500.00 20 20 20 J-4015 24 J-4015 Proposed Phase 4 J-450 True 2,297.92 1,500.00 20 20 20 J-449 23 J-4023 Proposed Phase 4 THE LAKES AT VALLEY WEST 20 20 20 20 24 Pressure (Calculated Zone Lower Limit)(psi)20 20 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 3/22/2017 Page 1 of 1 Max Day: Fire Flow Report Phase 1- Phase 4 VW-LAKES-WaterCAD-PH4.wtg Flow (Total Needed) (gpm) 2,685.05 2,769.77 2,705.92 2,722.03 Bentley WaterCAD CONNECT Edition [10.00.00.50]Bentley Systems, Inc. Haestad Methods Solution Center 2,733.00 2,696.76 2,656.33 2,507.56 2,311.05 2,297.92 32 20 20 1166 PEAK HOURLY DEMAND 1167 ID Label Elevation (ft) Hydraulic Grade (ft) 611 J-274 4,744.00 4,957.13 657 J-296 4,744.80 4,957.13 828 J-379 4,746.50 4,957.13 830 J-380 4,747.00 4,957.13 832 J-381 4,747.50 4,957.13 834 J-382 4,748.00 4,957.13 868 J-396 4,743.70 4,957.13 871 J-4001 4,766.70 4,957.07 873 J-398 4,743.70 4,957.13 876 J-4002 4,766.70 4,957.08 878 J-400 4,744.56 4,957.13 881 J-4003 4,766.90 4,957.07 883 J-402 4,744.20 4,957.13 886 J-4004 4,767.20 4,957.07 888 J-404 4,744.50 4,957.13 891 J-4005 4,767.50 4,957.08 893 J-406 4,744.50 4,957.13 896 J-4007 4,767.50 4,957.07 898 J-408 4,744.50 4,957.13 901 J-4008 4,767.90 4,957.08 903 J-4009 4,767.90 4,957.07 905 J-411 4,745.30 4,957.13 908 J-4011 4,768.30 4,957.07 910 J-4010 4,768.30 4,957.08 912 J-414 4,745.60 4,957.13 915 J-4012 4,768.60 4,957.08 917 J-4013 4,768.60 4,957.07 919 J-417 4,746.00 4,957.13 922 J-4014 4,769.00 4,957.08 Peak Hour: Junction Table PHASE 4 THE LAKES AT VALLEY WEST 82 92 82 82 91 81 82 92 82 82 92 82 82 92 82 92 82 92 90 92 82 92 82 92 Pressure (psi) 92 92 91 91 91 0.00 0.75 0.75 0.00 0.75 0.00 0.75 0.75 0.00 0.75 0.75 0.00 0.75 0.00 0.75 0.00 0.75 0.00 0.75 0.00 0.75 0.00 0.75 0.00 Demand (gpm) 0.00 0.00 0.00 0.00 0.00 1168 ID Label Elevation (ft) Hydraulic Grade (ft) 924 J-4015 4,769.00 4,957.07 926 J-420 4,744.60 4,957.13 929 J-4016 4,767.60 4,957.09 932 J-423 4,745.22 4,957.13 935 J-4017 4,767.90 4,957.09 942 J-427 4,745.60 4,957.13 945 J-4018 4,768.20 4,957.09 948 J-430 4,745.40 4,957.13 951 J-4019 4,768.40 4,957.09 953 J-432 4,745.70 4,957.13 956 J-4020 4,768.70 4,957.09 958 J-434 4,746.00 4,957.13 961 J-4021 4,769.00 4,957.09 963 J-436 4,746.33 4,957.13 966 J-4022 4,769.10 4,957.09 968 J-438 4,746.70 4,957.13 971 J-4023 4,769.60 4,957.09 973 J-4024 4,769.50 4,957.09 975 J-441 4,747.11 4,957.13 978 J-4026 4,747.00 4,957.09 980 J-4025 4,747.00 4,957.09 985 J-444 4,746.12 4,957.13 998 J-448 4,768.00 4,957.13 1005 J-449 4,747.33 4,957.13 1008 J-450 4,772.00 4,957.13 VW-LAKES-WaterCAD-PH4.wtg 3/23/2017 0.00 91 0.00 80 Bentley Systems, Inc. Haestad Methods Solution Center Page 2 of 2 Peak Hour: Junction Table (cont.) Demand (gpm) Pressure (psi) 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1- 203-755-1666 91 91 91 91 82 Bentley WaterCAD CONNECT Edition [10.00.00.50] 0.75 0.75 0.00 81 91 81 91 81 81 82 92 82 91 82 91 81 92 82 92 82 92 0.00 0.00 0.75 0.00 0.75 0.75 0.00 0.00 0.75 0.00 0.75 0.00 0.75 0.00 0.75 0.00 0.75 0.00 0.75 0.75 1169 ID Label Length (Scaled) (ft) Start Node Diameter (in) Material Flow (gpm) Velocity (ft/s) 831 P-400 26 J-379 8.00 Ductile Iron 0.00 0.00 835 P-402 43 J-381 8.00 Ductile Iron 0.00 0.00 869 P-422 57 J-274 8.00 Ductile Iron 10.83 0.07 872 P-424 80 J-396 1.00 Ductile Iron 0.75 0.31 874 P-425 15 J-396 8.00 Ductile Iron 10.08 0.06 877 P-427 67 J-398 1.00 Copper 0.75 0.31 879 P-428 27 J-398 8.00 Ductile Iron 9.33 0.06 882 P-430 80 J-400 1.00 Copper 0.75 0.31 884 P-431 30 J-400 8.00 Ductile Iron 8.58 0.05 887 P-433 77 J-402 1.00 Copper 0.75 0.31 889 P-434 36 J-402 8.00 Ductile Iron 7.83 0.05 892 P-436 67 J-404 1.00 Copper 0.75 0.31 894 P-437 16 J-404 8.00 Ductile Iron 7.08 0.05 897 P-439 82 J-406 1.00 Copper 0.75 0.31 899 P-440 56 J-406 8.00 Ductile Iron 6.33 0.04 902 P-442 66 J-408 1.00 Copper 0.75 0.31 904 P-443 82 J-408 1.00 Copper 0.75 0.31 906 P-444 53 J-408 8.00 Ductile Iron 4.83 0.03 909 P-446 82 J-411 1.00 Copper 0.75 0.31 911 P-447 66 J-411 1.00 Copper 0.75 0.31 913 P-448 53 J-411 8.00 Ductile Iron 3.33 0.02 916 P-450 66 J-414 1.00 Copper 0.75 0.31 918 P-451 82 J-414 1.00 Copper 0.75 0.31 920 P-452 55 J-414 8.00 Ductile Iron 1.83 0.01 923 P-454 66 J-417 1.00 Copper 0.75 0.31 925 P-455 82 J-417 1.00 Copper 0.75 0.31 927 P-456 37 J-296 8.00 Ductile Iron 7.92 0.05 THE LAKES AT VALLEY WEST PHASE 4 130.0 135.0 135.0 130.0 130.0 135.0 135.0 130.0 135.0 135.0 135.0 130.0 135.0 130.0 135.0 135.0 135.0 130.0 135.0 130.0 135.0 130.0 Hazen-Williams C 130.0 130.0 130.0 130.0 130.0 J-4014 J-4015 J-420 J-4011 J-4010 J-414 J-4012 J-4013 J-417 J-406 J-4007 J-408 J-4008 J-4009 J-411 Stop Node J-380 J-382 J-396 J-4001 J-398 J-4002 J-400 J-4003 Peak Hour: Pipe Table J-402 J-4004 J-404 J-4005 1170 ID Label Length (Scaled) (ft) Start Node Diameter (in) Material Flow (gpm) Velocity (ft/s) 930 P-458 55 J-420 1.00 Copper 0.75 0.31 933 P-459 12 J-420 8.00 Ductile Iron 7.17 0.05 936 P-461 57 J-423 1.00 Copper 0.75 0.31 946 P-466 60 J-427 1.00 Copper 0.75 0.31 949 P-467 50 J-423 8.00 Ductile Iron 6.42 0.04 952 P-469 54 J-430 1.00 Copper 0.75 0.31 954 P-470 42 J-427 8.00 Ductile Iron 4.92 0.03 957 P-472 60 J-432 1.00 Copper 0.75 0.31 959 P-473 23 J-432 8.00 Ductile Iron 4.17 0.03 962 P-475 54 J-434 1.00 Copper 0.75 0.31 964 P-476 19 J-434 8.00 Ductile Iron 3.42 0.02 967 P-478 60 J-436 1.00 Copper 0.75 0.31 969 P-479 43 J-436 8.00 Ductile Iron 2.67 0.02 972 P-481 55 J-438 1.00 Copper 0.75 0.31 974 P-482 60 J-438 1.00 Copper 0.75 0.31 976 P-483 48 J-438 8.00 Ductile Iron 1.17 0.01 979 P-485 60 J-441 1.00 Copper 0.75 0.31 981 P-486 55 J-441 1.00 Copper 0.75 0.31 982 P-487 253 J-381 8.00 Ductile Iron -0.33 0.00 986 P-488 192 J-417 8.00 Ductile Iron 0.33 0.00 987 P-489 242 J-444 8.00 Ductile Iron 0.33 0.00 999 P-493 13 J-444 6.00 Ductile Iron 0.00 0.00 1006 P-494 26 J-441 8.00 Ductile Iron -0.33 0.00 1007 P-495 20 J-449 8.00 Ductile Iron -0.33 0.00 1009 P-496 9 J-449 6.00 Ductile Iron 0.00 0.00 130.0 130.0 130.0 Bentley WaterCAD CONNECT Edition [10.00.00.50] 130.0 135.0 130.0 135.0 Page 2 of 2 135.0 130.0 135.0 135.0 130.0 130.0 130.0 135.0 135.0 135.0 130.0 135.0 130.0 135.0 135.0 130.0 Hazen-Williams C J-448 J-449 Bentley Systems, Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 J-441 J-4026 J-4025 J-379 J-444 J-379 J-4021 J-436 J-4022 J-438 J-4023 J-4024 J-4018 J-430 J-4019 J-432 J-4020 J-434 J-4016 J-423 J-4017 Stop Node Peak Hour: Pipe Table (cont.) 3/22/2017 J-381 130.0 J-450 130.0 VW-LAKES-WaterCAD-PH4.wtg 1171 ID Label Flow (Out net) (gpm) 511 R-1 463.51 ID Label Elevation (ft) Status (Initial) Hydraulic Grade (Discharge) (ft) Flow (Total) (gpm) Pump Head (ft) 512 PMP-1 4,741.86 On 4,957.88 463.51 209.03 THE LAKES AT VALLEY WEST PHASE 4 4,748.85 VW-LAKES-WaterCAD-PH4.wtg 3/23/2017 Elevation (ft) 4,748.86 Bentley Systems, Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suite 200 W Watertown, CT 06795 USA +1- 203-755-1666 Hydraulic Grade (ft) 4,748.86 Bentley WaterCAD CONNECT Edition [10.00.00.50] Page 1 of 1 Peak Hour: Pump Table Peak Hour: Reservoir Table Pump Definition Hydraulic Grade (Suction) (ft) Durston Rd #1721 1172 WATERCAD MODEL 1173 SSSS SS S S S S S S S S S J-274P-287J-275J-276P-288J-277P-289J-278P-290J-279P-291J-280P-293J-281P- 2 94 J-282P-2 95J-296P-311 J-325P-341J-336P-352J-337P-353J-338P-354J-339P-355 P-356W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWW WWJ-379J-380P-400 J-381J-382P-402 J-396P-422J-4001P- 4 2 4J-398P-425J-4002P-427J-400P-428J-4003P-430J-402P-431J-4004P-433J-404P-434J-4005P-436J-406P-437 J-4007P-439J-408P-440J-4008P-442J-4009P-443J-411P-444 J-4011P-446J-4010P-447J-414P-448J-4012P-450J-4013P-451J-417P-452J-4014P-454J-4015P-455J-420P-456 J-4016P-458J-423P-459J-4017P-461J-427J-4018P-466J-430P-467 P-468J-4019P-469J-432P-470 J-4020P-472J-434P-473J-4021P-475J-436P-476 J-4022P-478J-438P-479J-4023P-481J-4024P-482J-441P-483 J-4026P-485J-4025P-486P-487J-444P-488P-489 J-448P-493Color Coding LegendJunction: Pressure (psi)<= 20<= 30<= 50<= 70<= 90<= 100<= 120 OtherColor Coding LegendPipe: Diameter (in)<= 0.75<= 1.00<= 6.00<= 8.00<= 12.00 OtherJ-449P-494 P-495J-450P-496030306015HORIZ. SCALEIN FEETREVISIONSWATER DISTRIBUTION SYSTEMANALYSISTHE LAKES AT VALLEY WEST SUBDIVISIONPHASE 42880 Technology Blvd WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-67022880 Technology Blvd WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702SHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\008\ACAD\CIVIL\MODELING\VW-LAKES-WATERCAD-PH4.DWG PLOTTED BY:COOPER KRAUSE ON Mar/24/2017COPYRIGHT ©MORRISON-MAIERLE, INC.,2017APPR. BY:DATE:DATE:BY:DRAWN BY:DSGN. BY:Q.C. REVIEWREVISIONSengineers surveyors planners scientistsMorrisonMaierle5352.0081FIG. 1BOZEMANMONTANACPKCPKJRN03/2017OSTEND LANEHERSTAL WAY WESTGATE AVE EXIST ING PHAS E 3 FUTURE PHASE 5 1174 THE LAKES AT VALLEY WEST PLANNED UNIT DEVELOPMENT WASTEWATER DESIGN REPORT NOVEMBER 17, 2014 REVISED JUNE 7, 2016 REVISED MARCH 9, 2017 1175 1 Table of Contents Introduction .................................................................................................................................................. 2 Wastewater Flows ........................................................................................................................................ 2 Infrastructure within the Boundaries of the Planned Unit Development .................................................... 2 Offsite Infrastructure .................................................................................................................................... 3 Phases 1 and 2 .............................................................................................................................................. 3 Summary ....................................................................................................................................................... 4 Appendix A Appendix B 1176 2 Introduction The Lakes at Valley West Planned Unit Development is projected to have approximately 300 dwelling units and will be completed in multiple phases. Wastewater service will be provided by the City of Bozeman through a combination of existing infrastructure and newly constructed infrastructure primarily located within the boundary of the Planned Unit Development. The purpose of this report is to identify the capacity of the existing system, conceptual improvements for the Planned Unit Development and specific improvements required for the various phases of the PUD. Wastewater Flows The full build out of the PUD will have up to 300 dwelling units. Based on the City of Bozeman Design Standards the total average daily wastewater flow will be 56,337 gallons per day. (89 gpdpc x 2.11 people per unit x 300 units) In addition, based on the Design Standards, the PUD will contribute 9,750 gpd of infiltration. (65 acres x 150 gpd/acre) The total average daily flow is computed to be 66,087 gpd and the peak flow from the PUD is computed to be 230,591 gpd based on a peaking factor of 3.92. (56,337 gpd x 3.92 + 9,750 gpd) Phase 1 and 2 consisted of 61 dwelling units, 5 accessory dwelling units, and 22.9 acres of property. Phase 3 adds 50 dwelling units, 4 accessory dwelling units, and 10.5 acres of property. Phase 4 adds 25 dwelling units, 2 accessory dwelling units and 11.0 acres of property. Summary Table of Units Submitted for Preliminary Plat Phase Lots Accessory Dwelling Units Total Units 1 and 2 61 5 59 3 50 4 54 4 25 2 27 Total 140 Infrastructure within the Boundaries of the Planned Unit Development The existing wastewater infrastructure within the boundary of the PUD consists of an 8” main stub located at the intersection of Westgate Avenue and Durston Road and a forcemain that provides service to the Norton Lift Station located south of the PUD. All wastewater from the PUD will gravity flow to the existing sewer main stub located at the intersection of Westgate Avenue and Durston Road. The new infrastructure located within the boundary of the PUD will include sewer mains and sewer services. The sewer mains will all be 8” in diameter and services will primarily be 4” in diameter. The actual sewer service sizes will be determined during each phase based on the detailed layout developed during that phase of the project. 1177 3 The proposed 8” sewer mains will have a peak flow of 230,591 gpd (160.1 gpm). The capacity of an 8” main at minimum slope (0.004 ft/ft) and flowing at 75% depth utilizing an n factor of 0.013 is 313 gpm. Thus the proposed 8” mains will have adequate capacity for all phases. Offsite Infrastructure Wastewater will flow from the PUD through sewer mains, a lift station and a forcemain constructed as part of the Laurel Glen Subdivision located immediately to the north of the PUD. The Laurel Glen forcemain discharges into a sewer main constructed by the original Valley West Subdivision and flows from that point through interceptors to the City of Bozeman’s Water Reclamation Facility. This existing offsite infrastructure has dedicated capacity of 49,088 gpd of wastewater flow on an average day basis and an additional 6,600 gpd of infiltration capacity. These values are from the design reports for the Laurel Glen Lift Station and are document in the memorandum located in Appendix A. This dedicated offsite capacity provides a total of 55,688 gpd average day flow capacity. For The Lakes at Valley West PUD this will be utilized for 65 acres of infiltration capacity (9,750 gpd) with the remainder utilized for wastewater flow. Since the infiltration allowance is not utilized with a peaking factor a review of the peak flow is required. The 49,088 gpd average day wastewater flow equates to a peak flow of 166,899 gpd utilizing the peak factor of 3.40 that has been established for the lift station. The allotted peak flow for wastewater is therefore 163,749 gpd. (166,899 gpd less additional infiltration requirement of 3,150 from the original allotment) The resulting average day flow allotted for wastewater flow is therefore 48,161 gpd. The available wastewater capacity is therefore 256 dwelling units based on 2.11 people/unit and 89 gpdpc. Future improvements will be required to serve the PUD beyond the 256 dwelling units of capacity that currently exist. A review of the available capacity of sewer mains between the PUD and the Laurel Glen Lift Station has been completed and summarized in a memorandum located in Appendix B. The memorandum documents adequate capacity to serve the PUD from the point of connection to the lift station. Improvements to the lift station will most likely be required when the PUD exceeds 256 dwelling units. Improvements downstream of the lift station maybe required at that point. It is recommended as the PUD is developed that the number of dwelling units be tracked. Depending on the actual number of dwelling units eventually contemplated offsite infrastructure improvements may or may not be required. Phases 1 and 2 The Lakes at Valley West, Phases 1 and 2 will be served by an 8” sewer main that begins at the Intersection of Westgate Avenue and Durston Road, extends through future phases of the Lakes at Valley West and contuse through the Phase 1 and 2 Subdivision to provide sewer service to each lot within the development. Adequate capacity is available in the existing City of Bozeman wastewater infrastructure and the proposed 8” mains will provide adequate capacity for the development. 1178 4 Phase 3 The Lakes at Valley West, Phase 3 will be served by an 8” sewer main that either was constructed as part of Phases 1 and 2 or an 8” sewer main installed as part of Phase 3. The wastewater flows down a sewer main in Westgate Gate Avenue to the north. Adequate capacity is available in the existing City of Bozeman wastewater infrastructure and the proposed 8” mains will provide adequate capacity for the development. Phase 4 The Lakes at Valley West, Phase 4 will be served by an 8” sewer main that either was constructed as part of Phases 1 and 2 or 3 and an 8” sewer main installed as part of Phase 4. The wastewater flows down a sewer main in Westgate Gate Avenue to the north. Adequate capacity is available in the existing City of Bozeman wastewater infrastructure and the proposed 8” mains will provide adequate capacity for the development. Summary The existing City of Bozeman wastewater infrastructure in addition to the proposed 8” sewer mains with the development will provide adequate capacity to serve 256 dwelling units in The Lakes at Valley West Planned Unit Development. At this time, only 140 of the potential proposed 300 dwelling units have been fully defined. During the detailed future design of the project the total number of dwelling units will be fully developed. If at that time, the number of units begin to approach the documented 256 dwelling unit capacity, additional analysis will be required and it is probable that offsite improvements will be needed. 1179 Appendix A 1180 Appendix B 1181 1182 1183 1184 1185 1186 1187 1188 1189 1190 1191 TO: Greg Stratton FROM: Jodie Binger and James Nickelson RE: Valley West – Wing Lake Property Existing Sewer Capacity Through Laurel Glen Subdivision to Lift Station DATE: March 17, 2014 The existing 8” and 10” sewer mains within the Laurel Glen Subdivision were analyzed to determine if the mains have adequate capacity to convey expected flows from the proposed Valley West Subdivision. Existing flow was determined based on currently built units and zoning classifications. Expected flow was determined based on the City of Bozeman Design Standards. Both of the existing line sizes were shown to have the capacity to include the proposed flows. Flow calculations and Figures are attached to support these findings. Based on a maximum number of units of 300 on the Valley West property the expected flow from Valley West is 0.36 CFS. After build out of the Laurel Glen Subdivision, the 8” outfall line has 0.61 cfs of capacity and the 10” outfall line has 0.71 cfs of capacity. Thus adequate capacity exists to serve Valley West through these sewer mains. Attachments: 8” Calculations with Supporting Map 10” Calculations with Supporting Map Record Drawings of Laurel Glen Sewer memo 1192 Services 145.33 units People 2.11 people units Flow 89 gal person day B1 zoning 6.53 acres 1000 gal acre day Infiltration 150 gal acre day Area 33.32 acres Wastewater Flow (based on asbilts and plat) average flow:145.33 units 2.11 people 89 gal -27292 gal (units)units person day -day average flow:6.53 acres 1000 gal -6530 gal (B1)acre day -day population:145.33 units 2.11 people -307 people units - 0.31 people in thousands peak flow:(18+P^.5)18.5537565 4.07 peaking factor (4+P^.5)4.55375653 4.074385 33821.521 gal -137802 gal day -day infiltration:150 gal 33.316791 acres -4998 gal acre day -day total flow 137801.9 gal +4997.5186 gal -142799 gal day day -day 99 gal min 0.22 cfs pipe flow (assume greater than 1/2 full)pipe flow (assume less than 1/2 full) d 8 in d 8 in n 0.013 n 0.013 k 1.486 k 1.486 s 0.003 ft/ft s 0.003 ft/ft r 0.333 ft r 0.333 ft h 0.402 ft h 0.265 ft theta 3.557 rad theta 2.727 rad A 0.129 ft^2 A 0.129 ft^2 P 0.909 ft P 0.909 ft R 0.142 ft R 0.142 ft q 0.22 cfs q 0.22 cfs flow<1/2 Note: h>r therefore less than 1/2 full Existing Flow in 8" Laurel Glen Sewer Line Laurel Glen Pipe Flow Conditions 1193 pipe flow d 8 in n 0.013 k 1.486 s 0.003 ft/ft r 0.333 ft h 0.167 ft theta 2.094 rad A 0.281 ft^2 P 1.396 ft R 0.201 ft q 0.60 cfs 0.38 cfs 172 gal min Services 300 services People 2.11 people service Flow 89 gal person day Infiltration 150 gal acre day Area 65 acres Wastewater Flow (based on proposed Valley West Subdivision) average flow:300 services 2.11 people 89 gal -56337 gal service person day -day population:300 services 2.11 people -633 people service - 0.63 people in thousands peak flow:(18+P^.5)18.795613 3.92 peaking factor (4+P^.5)4.79561297 3.919335 56337 gal -220804 gal day -day infiltration:150 gal 65 acres -9750 gal acre day -day total flow 220803.6 gal +9750 gal -230554 gal day day -day 160 gal min 0.36 cfs Existing Line WILL Convey Flow From Proposed Valley West Addition Allowable Future Flow (75% pipe full flow) Q (allow from Valley West) Flow Expected From Valley West Proposed 1194 1196 Services 443.67 services People 2.11 people service Flow 89 gal person day B1 zoning 6.53 acres 1000 gal acre day Infiltration 150 gal acre day Area 68.76 acres Wastewater Flow (based on asbilts and plat) average flow:443.67 services 2.11 people 89 gal -83317 gal service person day -day average flow:6.53 acres 1000 gal -6530 gal (B1)acre day -day population:443.67 services 2.11 people -936 people service - 0.94 people in thousands peak flow:(18+P^.5)18.9675452 3.82 peaking factor (4+P^.5)4.96754519 3.818293 89846.789 gal -343061 gal day -day infiltration:150 gal 68.76322 acres -10314 gal acre day -day total flow 343061.4 gal +10314.483 gal -353376 gal day day -day 245 gal min 0.55 cfs pipe flow (assume greater than 1/2 full)pipe flow (assume less than 1/2 full) d 10 in d 10 in n 0.013 n 0.013 k 1.486 k 1.486 s 0.004 ft/ft s 0.004 ft/ft r 0.417 ft r 0.417 ft h 0.467 ft h 0.366 ft theta 3.385 rad theta 2.898 rad A 0.231 ft^2 A 0.231 ft^2 P 1.208 ft P 1.208 ft R 0.191 ft R 0.191 ft q 0.55 cfs q 0.55 cfs flow<1/2 Note: h>r therefore less than 1/2 full Existing Flow in 10" Laurel Glen Sewer Line (phase 1 and 2) 1197 pipe flow d 10 in n 0.013 k 1.486 s 0.004 ft/ft r 0.417 ft h 0.208 ft theta 2.094 rad A 0.439 ft^2 P 1.745 ft R 0.251 ft q 1.26 cfs 0.71 cfs 318 gal min Services 300 services People 2.11 people service Flow 89 gal person day Infiltration 150 gal acre day Area 65 acres Wastewater Flow (based on proposed Valley West Subdivision) average flow:300 services 2.11 people 89 gal -56337 gal service person day -day population:300 services 2.11 people -633 people service - 0.63 people in thousands peak flow:(18+P^.5)18.795613 3.92 peaking factor (4+P^.5)4.79561297 3.919335 56337 gal -220804 gal day -day infiltration:150 gal 65 acres -9750 gal acre day -day total flow 220803.6 gal +9750 gal -230554 gal day day -day 160 gal min 0.36 cfs Allowable Future Flow (75% pipe full flow) Q (allow from Valley West) Flow Expected From Valley West Proposed Existing Line WILL Convey Flow From Proposed Valley West Addition 1198 1200 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Stormwater Management A grading and drainage design report was prepared for The Lakes at Valley West Subdivision and has been submitted previously. Included in this section is a storm water report that is specific to Phase 4 of the project. 1201 Page 1 of 3 Storm Drainage Report The Lakes at Valley West, Phase 4 March 23, 2017 Part 1 Introduction This report provides hydrologic and hydraulic calculations for sizing of storm water conveyance and detention storage facilities for development of Phase 4 of The Lakes at Valley West subdivision. The site is located south of Phase 3. Storm drainage design follows the path set in the Phase 3 drainage report, also prepared by Morrison-Maierle: The Lakes at Valley West, Phase 3 (July 6, 2016) and Addendum to Phase 3 Drainage Report (October 12, 2016). The drainage sub-basins in this earlier report made assumptions on future phases including Phase 4, and will be modified by Phase 4. This Phase 4 report accounts for these modifications and ensures compliance with City of Bozeman design standards. Phase 4 will be constructed as described in this report and in accordance with City of Bozeman Design Standards for drainage design. As future phases are developed, the current drainage facilities will be re-evaluated, and any required modifications will be detailed in a future report. Pre-development and post-development drainage is shown on Figures 1 and 2 respectively. Part 2 Site Description and Design Basis The site drains from south to north, discharging to Aajker Creek. “Run-on” water originating south of The Lakes at Valley West subdivision is intercepted in a constructed cutoff ditch at the south property line, and directed west to Aajker Creek. Site runoff generally discharges to the two underground treatment and detention facilities in Phase 3. The Rational Method was used to calculate peak runoff and detention requirements, in accordance with City of Bozeman design standards. Runoff coefficients for Phase 4 are based on the proposed lots. Future phases are considered undeveloped in this report; additional storm drainage reports will be provided along with the development of future phases. Storm drainage infrastructure proposed for Phase 4 is identified on Figure 2. Part 3 Drainage Basins Pre-development sub-basin H1 (see Figure 1) corresponds to developed sub-basins D1.1 through D1.4 (see Figure 2). The four developed sub-basins are described below. Sub-basin D1.1: Sub-basin D1.1 consists of the following: - D1.1A: The back of several onsite residential lots within Phase 3. - D1.1B: Offsite areas to the south, plus a 30-foot-wide, 0.23-acre strip of land west of Westgate Avenue, along the south edge of the subdivision. - D1.1C: The back of several onsite residential lots along the west site boundary, within Phase 3, Phase 4 and future phases. D1.1B runoff drains to an existing constructed cutoff ditch along the south property line, which discharges into Aajker Creek at the southwest corner of the site. Runoff from D1.1A and D1.1C will sheet flow through the back yards and the perimeter open space into Aajker Creek. 1202 Page 2 of 3 Sub-basin D1.2: Sub-basin D1.2 consists of D1.2A (Phase 3 runoff), D1.2B (Phase 4 runoff), and D1.2C (future phase runoff). Runoff from these areas will drain into the storm drain and continue to detention facility D1.2, which will then discharge through the existing pair of 36¼” x 22½” RCP arch pipes (double culvert) under Durston Road. Projections were made to account for future development of sub-basin D1.2C, in order to verify that the D1.2 detention storage volume (sized in the Phase 3 Drainage Report) will meet the anticipated future detention and storm water treatment needs of future development as well as for Phases 3 and 4. Sub-basin D1.3: This report will utilize 4.61 cfs as the 10-year peak discharge rate out of Sub-basin D1.3, a conservative value that was calculated in the drainage report for Phases 1 and 2. This runoff flows directly into the two 36¼” x 22½” RCP arch pipes under Durston Road. Sub-basin D1.4: Sub-basin D1.4 consists of D1.4A (runoff from Phases 2 and 3), D1.4B (runoff from Phases 1 and 2) and D1.4C (runoff from Laurel Parkway and future phases north of Phases 1 and 2). Sub-basins D1.4A and D1.4B drain to detention facility D1.4, which will then discharge through the existing pair of 36¼” x 22½” RCP arch pipes (double culvert) under Durston Road. Sub-basin D1.4C drains to detention facility D1.4C, which discharges into the West Lake. Phase 4 runoff coefficients were calculated based on the previous (Phase 3) calculations, which were revised to reflect changes in lot and street layouts. Phase 4 calculations are attached. Part 3 Detention Basins Underground detention basin D1.2 was sized in the Phase 3 Drainage Report and will be utilized for Phase 4 runoff. This Phase 4 report will demonstrate that the Phase 3 design provides the required treatment and detention for Phase 3, the currently proposed Phase 4, and the currently anticipated future phase areas that will contribute runoff to detention basin D1.2. The following quotes, from the Phase 3 Drainage Report, apply to this Phase 4 report as well: “Two underground detention storage facilities, D1.2 and D1.4, are proposed for storm water treatment and control of the 10-year peak runoff rate. Discharge from these two detention facilities will limit the total post-development 10-year peak discharge (sub-basins D1.1 through D1.4) to the pre-development peak rate (sub-basin H1).” “Stored runoff will discharge through control structures. Each control structure will be a manhole with a vertical tee mounted on the discharge pipe, with a 10-year “low-flow” orifice cut into an end cap on the bottom of the tee, about a foot below the discharge pipe invert. The top of the tee, extended to an elevation matching the 10-yr maximum water surface elevation (WSEL), will serve as an overflow riser. In addition to restricting outflow to the allowable 10-year release rate, the control structures, when properly maintained, will greatly reduce the amount of floating debris and larger sediment particles discharging to the underground storage and offsite surface waters. The overflow risers and outlet pipes are sized to convey the 25-year peak runoff to the existing pair of 36¼” x 22½” concrete arch culverts under Durston Road.” Due to revised sub-basin areas and runoff coefficients, Phase 4 calculations for Detention Basin DET 2.1 result in a slightly lower volume requirement (5,053 cu. ft.), and lower release rate (3.61 cfs), than the Phase 3 calculations which used earlier estimates for development of Phase 4 and other future phases. Detention Basin DET 2.1 will be constructed with the same volume 1203 Page 3 of 3 approved in the Phase 3 drainage report, but the orifice size will be reduced to 81/2” (circular), or 75/8” x 71/2” (rectangular). The excess storage volume will be reserved for use in future phases. Part 4 Storm Water Treatment The City’s design standards require Low Impact Development (LID) practices that infiltrate, evapotranspire or capture runoff, to the extent feasible, for a specified design runoff event. The proposed StormTech detention systems combine infiltration and runoff capture. The StormTech system is a widely accepted LID practice found to remove 80 percent of total suspended solids from municipal storm runoff. It meets LEED criteria for storm water treatment (SS6.2 water quality credit). The facilities proposed for this project provide over 6 inches of capture depth for infiltration and runoff volume reduction, plus treatment of additional runoff by deposition as water slowly travels through the long, linear rows of chambers. The system solves the problem of runoff “short-circuiting” from inlet to outlet that is inherent in surface detention ponds. Runoff from the first ½” of rainfall will percolate through a gravel filter before finding its way to a perforated low-flow outlet pipe that discharges into the detention outlet structure. Additional runoff from larger storms can bypass this discharge route, but only after storage depth reaches 2 feet. Although the detention calculations assume zero infiltration, the existing alluvial (gravel/pit run) soils directly under the StormTech systems provide excellent infiltration, which further improves treatment. We believe this type of treatment not only meets, but exceeds, the City’s current design standards. Part 5 Conveyance and Collection The proposed storm drain system is shown on Figure 2. Pipes were sized to convey the 25-year peak runoff from Sub-basins D1.2B and D1.2C to the Phase 3 storm drain system. Calculations are provided for representative pipes as required to assure pipe size is adequate for all pipes. These calculations assume full buildout of both of these sub-basins. Drop inlets and curb inlets are placed where needed to limit the spread of water in the street, such that an unobstructed (un-flooded) travel lane will be available during a 25-year storm, in accordance with City of Bozeman design standards. Calculations for gutter spread width and inlet intercept/bypass flows are attached. Provisions for overland flow of larger, less frequent storms up to the 100-year storm will be incorporated into the site grading. Future phasing (extension of the Phase 4 system) was taken into consideration in the placement and sizing of pipes and inlets, but final drainage design for future phases will be provided at the time of development. Phase 4 will include a temporary ditch and retention/settling basin with overflow to the West Lake, to collect and treat runoff from Sub-basin D1.2C. This retention volume is not included in the site’s detention calculations, and will be removed and replaced with permanent facilities in a future phase. Calculations are attached. Design details for Phase 4 improvements will be provided on the construction drawings. N:\5352\008\Design Docs\Reports\storm\Drainage Report.docx 1204 (this page left blank intentionally) 1205 PEAK RUNOFF AND DETENTION CALCULATIONS You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) 1206 The Lakes at Valley West, Phase 4 Peak Runoff and Detention Calculations MODIFIED RATIONAL METHOD i = A * (Tc/60) B Qp = C i A Qp = peak runoff, cfs Design Coefficients C = runoff coefficient Storm AB i = A(Tc/60)B (Bozeman IDF curve)2-yr 0.36 -0.60 Tc = time of concentration, minutes 5-yr 0.52 -0.64 A = Area, acres 10-yr 0.64 -0.65 25-yr 0.78 -0.64 50-yr 0.92 -0.66 100-yr 1.01 -0.67 (Bozeman Design Standards, March 2004) Sub-Basin Name Area C Tc Q2 Q5 Q10 Q25 Q50 Q100 Basin 1 H1 218.30 0.20 90.60 12.27 17.44 21.38 26.16 30.60 33.46D1.1 (A+B+C) 116.37 0.20 97.60 6.26 8.86 10.86 13.30 15.53 16.97 D1.2A 5.52 0.48 5.00 4.24 6.76 8.53 10.14 12.57 14.14 D1.2B 3.51 0.50 5.00 2.81 4.48 5.65 6.72 8.32 9.37 D1.2C1 2.41 0.20 5.00 0.77 1.23 1.55 1.84 2.29 2.57 D1.2 (A+B+C)2 11.44 0.43 6.30 6.80 10.75 13.53 16.13 19.90 22.34 D1.2 (future)3 11.44 0.49 6.30 7.81 12.34 15.54 18.51 22.84 25.65 D1.3 (West Lake outlet pipe)4 4.61 D1.4A 5.72 0.50 5.00 4.57 7.30 9.20 10.94 13.56 15.27 D1.4B 7.26 0.39 5.00 4.53 7.22 9.11 10.83 13.43 15.11D1.4 (A+B) 12.98 0.44 5.00 9.10 14.52 18.32 21.78 26.99 30.38 D1.2+D1.4 24.42 0.43 6.30 14.72 23.27 29.30 34.91 43.07 48.36 FOOTNOTES: 1. D1.2C represents the drainage area for a temporary storm water settling basin, for pretreatment. The settlingbasin is not part of the Phase 1 through 4 detention requirements. 2. D1.2 (A+B+C) represents currently proposed conditions: fully developed subbasins D1.2A (previous phases) and D1.2B (Phase 4), and undeveloped subbasin D1.2C (future phases).3. D1.2 (future) represents fully developed subbasin 1.2 including future phases at C=0.50 (dense residential), for calculating detention volume. 4. Full retention of sub-basin D1.3 was assumed to conservatively estimate the 5.14-acre lake's maximum 25-yearwater surface elevation (WSEL) at 131,184 cu. ft., resulting in a rise of 0.59 feet above the normal operating elevation of 44.50 to which an additional 0.5 feet was added to account for partial clogging of the 2' high fish screen. The result (WSEL=45.59) was used to calculate the 25-year peak discharge. Calculations are providedin the drainage report for Phases 1 and 2. 1207 The Lakes at Valley West, Phase 4 Sub-Basin D2.1 Detention (10-yr storm) MODIFIED RATIONAL METHOD Qp = C i A POST-DEVELOPMENT PRE-DEVEL. 11.44 AC Qp (Basin H1) = 21.38 cfs Basins D1.1 + D1.3 +D1.4 = -17.77 cfs 0.49 D1.2 release rate = 3.61 cfs 6.3 MIN D1.2 release rate = 3.61 cfs 2.77 IN/HR TIME STEP 15.54 CFS DURATION = 5.0 min. Max. Volume, Max. Volume,Required Detention Triangle Rel. (cu. ft.) Constant Rel. (cu. ft.)Volume (cu. ft.) 6221.71 3883.56 5,053 Triangle Release Constant Release DURATION INTENSITY Qp POND VOLUME POND VOLUME (MIN) (IN/HR) (CFS) (CF)(CF) 5.99 2.86 16.06 4,438 3,414 12.29 1.79 10.07 5,407 3,884 18.59 1.37 7.69 5,881 3,827 24.89 1.13 6.36 6,122 3,519 ORIFICE CALCULATIONS 31.19 0.98 5.49 6,220 3,058 MATCHING Qp = 3.61 cfs 37.49 0.87 4.87 6,222 2,491 Max. Depth = 3.50 ft 43.79 0.79 4.41 6,152 1,847 50.09 0.72 4.04 6,028 1,142 56.39 0.67 3.74 5,859 389 62.69 0.62 3.49 5,655 -404 CIRCULAR ORIFICE: 68.99 0.58 3.28 5,420 -1,230 DIAMETER = 8.500 inches 75.29 0.55 3.10 5,159 -2,085 Area = 0.39 ft 2 81.59 0.52 2.94 4,876 -2,965 ORIFICE FLOW = 3.55 CFS 87.89 0.50 2.80 4,574 -3,866 94.19 0.48 2.68 4,254 -4,787 100.49 0.46 2.57 3,919 -5,726 RECTANGULAR ORIFICE: 106.79 0.44 2.47 3,570 -6,680 LENGTH = 7.625 inches 113.09 0.42 2.38 3,208 -7,648 WIDTH = 7.500 inches 119.39 0.41 2.30 2,835 -8,629 Area = 0.40 ft 2 125.69 0.40 2.22 2,451 -9,621 ORIFICE FLOW = 3.58 CFS 131.99 0.38 2.15 2,058 -10,625 138.29 0.37 2.09 1,656 -11,639 144.59 0.36 2.03 1,246 -12,662 150.89 0.35 1.97 829 -13,693 157.19 0.34 1.92 404 -14,733 WEIR CALCULATIONS 163.49 0.33 1.87 -28 -15,780 Coefficient = 3.33 inches 169.79 0.33 1.83 -465 -16,834 Width = 1.938 inches 176.09 0.32 1.78 -909 -17,895 WEIR FLOW = 3.52 CFS 182.39 0.31 1.74 -1,357 -18,962 188.69 0.30 1.70 -1,812 -20,035 194.99 0.30 1.67 -2,271 -21,114 POST-DEV Qp = POND VOLUME CALCULATIONS: BASIN AREA POST = POST-DEV Tc = POST-DEV C = STORM INTENSITY = 1208 DURATION INTENSITY Qp POND VOLUME POND VOLUME(MIN) (IN/HR) (CFS) (CF) (CF) 201.29 0.29 1.63 -2,734 -22,198 207.59 0.29 1.60 -3,202 -23,288 213.89 0.28 1.57 -3,674 -24,382 220.19 0.27 1.54 -4,151 -25,480226.49 0.27 1.51 -4,631 -26,583 232.79 0.27 1.49 -5,114 -27,691 239.09 0.26 1.46 -5,601 -28,802 245.39 0.26 1.44 -6,092 -29,917 251.69 0.25 1.41 -6,585 -31,036257.99 0.25 1.39 -7,082 -32,158 264.29 0.24 1.37 -7,581 -33,284 270.59 0.24 1.35 -8,084 -34,413 276.89 0.24 1.33 -8,589 -35,545 283.19 0.23 1.31 -9,096 -36,680289.49 0.23 1.29 -9,607 -37,818 295.79 0.23 1.27 -10,119 -38,959 302.09 0.22 1.26 -10,634 -40,103 308.39 0.22 1.24 -11,151 -41,249 314.69 0.22 1.22 -11,670 -42,398320.99 0.22 1.21 -12,192 -43,549 327.29 0.21 1.19 -12,715 -44,703 333.59 0.21 1.18 -13,241 -45,859 339.89 0.21 1.16 -13,768 -47,017 346.19 0.20 1.15 -14,297 -48,178352.49 0.20 1.14 -14,828 -49,340 358.79 0.20 1.12 -15,361 -50,505 365.09 0.20 1.11 -15,895 -51,672 371.39 0.20 1.10 -16,432 -52,840 377.69 0.19 1.09 -16,969 -54,011383.99 0.19 1.07 -17,509 -55,183 390.29 0.19 1.06 -18,049 -56,357 396.59 0.19 1.05 -18,592 -57,533 402.89 0.19 1.04 -19,135 -58,711 409.19 0.18 1.03 -19,680 -59,890415.49 0.18 1.02 -20,227 -61,071 421.79 0.18 1.01 -20,774 -62,254 428.09 0.18 1.00 -21,324 -63,438 434.39 0.18 0.99 -21,874 -64,623 440.69 0.18 0.98 -22,425 -65,810446.99 0.17 0.97 -22,978 -66,999 453.29 0.17 0.96 -23,532 -68,188 459.59 0.17 0.96 -24,087 -69,380 465.89 0.17 0.95 -24,644 -70,572 472.19 0.17 0.94 -25,201 -71,766478.49 0.17 0.93 -25,759 -72,961 484.79 0.16 0.92 -26,319 -74,158 491.09 0.16 0.92 -26,879 -75,356 497.39 0.16 0.91 -27,441 -76,554 503.69 0.16 0.90 -28,003 -77,755509.99 0.16 0.89 -28,567 -78,956 516.29 0.16 0.89 -29,131 -80,158 522.59 0.16 0.88 -29,697 -81,362 528.89 0.16 0.87 -30,263 -82,566 535.19 0.15 0.87 -30,830 -83,772541.49 0.15 0.86 -31,398 -84,979 547.79 0.15 0.85 -31,967 -86,187 554.09 0.15 0.85 -32,537 -87,395 560.39 0.15 0.84 -33,107 -88,605 566.69 0.15 0.83 -33,679 -89,816572.99 0.15 0.83 -34,251 -91,028 579.29 0.15 0.82 -34,824 -92,240 585.59 0.15 0.82 -35,397 -93,454 1209 The Lakes at Valley West, Phase 4 Sub-Basin D2.1 StormTech Sizing Calculations Required Storage Volume 5,053 ft3 StormTech Modules, Model No.SC740 (30" chamber height) Depth to top of gravel 36 in. installed storage volume 74.9 ft3 per chamber (see note 1) Number of chambers required 68 67.46 before rounding excess storage volume 0.8 % Number of chambers proposed 77 excess storage volume 12.4 % equal to 626 ft3 excess storage volume Installed chamber footprint (per chamber) = 5' x 7.12' Note: add 2' min. to each row, for end caps Storage Volume Provided = 5,679 ft3 Notes: 1. Storage volume assumes 6" of stone above and below chambers, and 40% stone porosity. 1210 1211 GUTTER FLOW CALCULATIONS You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) 1212 The Lakes at Valley West, Phase 4 Gutter Spread Width Calculations 25-yr. Peak Runoff (cfs)Gutter Sub-Basin Description Direct1 Upstream2 Total Inlet Type Bypass Spread (ft.) Ostend Lane3 West end, from Herstal4 1.45 0.00 1.45 drop inlet 0.00 13.90 East end 1.57 0.00 1.57 drop inlet 0.00 14.33 Herstal Way3 North end 2.10 0.00 2.10 n/a n/a 14.03 Westgate AvenueFuture, south of Ostend, east side 0.88 0.00 0.88 on grade 0.15 4.89East of Ostend, east side 0.08 0.15 0.23 on grade 0.00 2.53North of Ostend, west side 2.03 0.00 2.03 on grade 0.66 6.94North end, west side park inlet 2.28 0.00 2.28 drop inlet 0.00 n/aNorth end, west side 1.01 0.66 1.67 on grade 0.48 6.41 North end, east side 1.49 0.00 1.49 6', on grade 0.25 6.11 Roundabout, inlet at south quadrant 2.95 0.48 3.43 sag 0.00 8.74 Westmoreland Drive West of roundabout, south side, from west 2.70 0.00 2.70 n/a 0.00 9.31 Low point east of Westgate, south side 3.58 0.25 3.83 sag 0.00 9.31 FOOTNOTES: 1 Direct runoff is from "Gutter Flow" calculations on the previous page, and does not include runoff from upstream inlets. 2 Upstream runoff is the bypass flow from contributing upstream inlets. 3 For Ostend Lane and Herstal Way (minor alleys with inverted crown), minor submergence is acceptable. The maximum submergence at the wheels of a car straddling the inverted crown centerline would be about 1 inch, which is considered acceptble for the short duration of peak runoff involved. 4 Maximum (25-yr) flow to this drop inlet also includes 0.21 cfs form the other (east) side, which does not affect spread width. 1213 The Lakes at Valley West, Phase 4 Gutter Flow, Direct (Surface) Runoff Calculations MODIFIED RATIONAL METHOD Qp = C i A Qp = 25-yr peak runoff, cfs1 C = runoff coefficient i = 0.78(Tc/60)-0.64 (Bozeman IDF curve) Tc = time of concentration, minutes A = Area, acres 1 Sub-Basin Description Area1 Tc CQp Ostend Lane West end, flow from Herstal Way 0.76 5.00 0.50 1.45 West end, flow from east 0.11 5.00 0.50 0.21 West end, total 0.87 5.00 0.50 1.66 East end 0.82 5.00 0.50 1.57 Herstal Way North end 1.10 5.00 0.50 2.10 Westgate AvenueFuture curb inlet, south of Ostend, east side 0.46 5.00 0.50 0.88 East of Ostend, east side 0.04 5.00 0.50 0.08North of Ostend, west side 1.06 5.00 0.50 2.03 North end, west side park inlet 1.19 5.00 0.50 2.28North end, west side 0.53 5.00 0.50 1.01 North end, east side 0.78 5.00 0.50 1.49 Roundabout, inlet at south quadrant 1.54 5.00 0.50 2.95 Westmoreland Drive West of roundabout, south side, from west 1.41 5.00 0.50 2.70 Low point east of Westgate, south side 1.95 5.00 0.48 3.58 FOOTNOTES: 1 Areas and flow rates are for direct runoff only and do not include inlet bypass. Inlet bypass flow is accounted for on the following page. 2 Ostend Lane and Herstal Way are alleys; typical section is an inverted crown with 2% slope toward the center. 1214 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 0.60 % Left Side Slope 2.00 % Right Side Slope 2.00 % Discharge 1.45 ft³/s Results Normal Depth 0.14 ft Flow Area 0.97 ft² Wetted Perimeter 13.90 ft Hydraulic Radius 0.07 ft Top Width 13.90 ft Critical Depth 0.14 ft Critical Slope 0.00600 ft/ft Velocity 1.50 ft/s Velocity Head 0.04 ft Specific Energy 0.17 ft Froude Number 1.00 Flow Type Critical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 0.14 ft Critical Depth 0.14 ft Channel Slope 0.60 % Critical Slope 0.00600 ft/ft Ostend, W. end, from Herstal (25-yr) 3/20/2017 11:22:40 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1215 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 0.60 % Left Side Slope 2.00 % Right Side Slope 2.00 % Discharge 1.57 ft³/s Results Normal Depth 0.14 ft Flow Area 1.03 ft² Wetted Perimeter 14.33 ft Hydraulic Radius 0.07 ft Top Width 14.33 ft Critical Depth 0.14 ft Critical Slope 0.00592 ft/ft Velocity 1.53 ft/s Velocity Head 0.04 ft Specific Energy 0.18 ft Froude Number 1.01 Flow Type Supercritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 0.14 ft Critical Depth 0.14 ft Channel Slope 0.60 % Critical Slope 0.00592 ft/ft Ostend, E. end (25-yr) 3/20/2017 11:02:20 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1216 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 1.20 % Left Side Slope 2.00 % Right Side Slope 2.00 % Discharge 2.10 ft³/s Results Normal Depth 0.14 ft Flow Area 0.98 ft² Wetted Perimeter 14.03 ft Hydraulic Radius 0.07 ft Top Width 14.03 ft Critical Depth 0.16 ft Critical Slope 0.00570 ft/ft Velocity 2.13 ft/s Velocity Head 0.07 ft Specific Energy 0.21 ft Froude Number 1.42 Flow Type Supercritical GVF Input Data Downstream Depth 0.00 ft Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 ft Profile Description Profile Headloss 0.00 ft Downstream Velocity Infinity ft/s Upstream Velocity Infinity ft/s Normal Depth 0.14 ft Critical Depth 0.16 ft Channel Slope 1.20 % Critical Slope 0.00570 ft/ft Herstal, N. end (25-yr) 3/20/2017 11:01:49 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1217 Project Description Solve For Efficiency Input Data Discharge 0.88 ft³/s Slope 0.70000 % Gutter Width 1.50 ft Gutter Cross Slope 6.30 % Road Cross Slope 3.00 % Roughness Coefficient 0.013 Local Depression 1.00 in Local Depression Width 1.50 ft Grate Width 1.50 ft Grate Length 3.00 ft Grate Type 30˚ Tilt Bar Clogging 20.00 % Curb Opening Length 3.00 ft Options Calculation Option Use Both Grate Flow Option Exclude None Results Efficiency 82.97 % Intercepted Flow 0.73 ft³/s Bypass Flow 0.15 ft³/s Spread 4.89 ft Depth 0.20 ft Flow Area 0.40 ft² Gutter Depression 0.05 ft Total Depression 0.13 ft Velocity 2.22 ft/s Splash Over Velocity 5.18 ft/s Frontal Flow Factor 1.00 Side Flow Factor 0.26 Grate Flow Ratio 0.69 Equivalent Cross Slope 0.09148 ft/ft Active Grate Length 2.40 ft Length Factor 0.08 Total Interception Length 7.30 ft Westgate, future, S. of Ostend, E. inlet (25-yr) 3/20/2017 11:06:43 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1218 Project Description Solve For Efficiency Input Data Discharge 0.23 ft³/s Slope 0.70000 % Gutter Width 1.50 ft Gutter Cross Slope 6.30 % Road Cross Slope 3.00 % Roughness Coefficient 0.013 Local Depression 1.00 in Local Depression Width 1.50 ft Grate Width 1.50 ft Grate Length 3.00 ft Grate Type 30˚ Tilt Bar Clogging 20.00 % Curb Opening Length 3.00 ft Options Calculation Option Use Both Grate Flow Option Exclude None Results Efficiency 99.35 % Intercepted Flow 0.23 ft³/s Bypass Flow 0.00 ft³/s Spread 2.53 ft Depth 0.13 ft Flow Area 0.13 ft² Gutter Depression 0.05 ft Total Depression 0.13 ft Velocity 1.73 ft/s Splash Over Velocity 5.18 ft/s Frontal Flow Factor 1.00 Side Flow Factor 0.36 Grate Flow Ratio 0.95 Equivalent Cross Slope 0.11421 ft/ft Active Grate Length 2.40 ft Length Factor 0.17 Total Interception Length 3.64 ft Westgate, E. of Ostend, E. side inlet (25-yr) 3/20/2017 11:10:01 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1219 Project Description Solve For Efficiency Input Data Discharge 2.03 ft³/s Slope 0.70000 % Gutter Width 1.50 ft Gutter Cross Slope 6.30 % Road Cross Slope 3.00 % Roughness Coefficient 0.013 Local Depression 1.00 in Local Depression Width 1.50 ft Grate Width 1.50 ft Grate Length 3.00 ft Grate Type 30˚ Tilt Bar Clogging 20.00 % Curb Opening Length 3.00 ft Options Calculation Option Use Both Grate Flow Option Exclude None Results Efficiency 67.63 % Intercepted Flow 1.37 ft³/s Bypass Flow 0.66 ft³/s Spread 6.94 ft Depth 0.26 ft Flow Area 0.76 ft² Gutter Depression 0.05 ft Total Depression 0.13 ft Velocity 2.67 ft/s Splash Over Velocity 5.18 ft/s Frontal Flow Factor 1.00 Side Flow Factor 0.20 Grate Flow Ratio 0.53 Equivalent Cross Slope 0.07705 ft/ft Active Grate Length 2.40 ft Length Factor 0.05 Total Interception Length 11.49 ft Westgate, N. of Ostend, W. inlet (25-yr) 3/20/2017 11:05:53 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1220 Project Description Solve For Efficiency Input Data Discharge 1.67 ft³/s Slope 0.70000 % Gutter Width 1.50 ft Gutter Cross Slope 6.30 % Road Cross Slope 3.00 % Roughness Coefficient 0.013 Local Depression 1.00 in Local Depression Width 1.50 ft Grate Width 1.50 ft Grate Length 3.00 ft Grate Type 30˚ Tilt Bar Clogging 20.00 % Curb Opening Length 3.00 ft Options Calculation Option Use Both Grate Flow Option Exclude None Results Efficiency 71.26 % Intercepted Flow 1.19 ft³/s Bypass Flow 0.48 ft³/s Spread 6.41 ft Depth 0.24 ft Flow Area 0.65 ft² Gutter Depression 0.05 ft Total Depression 0.13 ft Velocity 2.56 ft/s Splash Over Velocity 5.18 ft/s Frontal Flow Factor 1.00 Side Flow Factor 0.22 Grate Flow Ratio 0.57 Equivalent Cross Slope 0.08022 ft/ft Active Grate Length 2.40 ft Length Factor 0.06 Total Interception Length 10.33 ft Westgate, N. end, W. inlet (25-yr) 3/20/2017 11:07:48 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1221 Project Description Solve For Efficiency Input Data Discharge 1.49 ft³/s Slope 0.70000 % Gutter Width 1.50 ft Gutter Cross Slope 6.30 % Road Cross Slope 3.00 % Roughness Coefficient 0.013 Local Depression 1.00 in Local Depression Width 1.50 ft Grate Width 1.50 ft Grate Length 6.00 ft Grate Type 30˚ Tilt Bar Clogging 20.00 % Curb Opening Length 3.00 ft Options Calculation Option Use Both Grate Flow Option Exclude None Results Efficiency 83.04 % Intercepted Flow 1.24 ft³/s Bypass Flow 0.25 ft³/s Spread 6.11 ft Depth 0.23 ft Flow Area 0.60 ft² Gutter Depression 0.05 ft Total Depression 0.13 ft Velocity 2.49 ft/s Splash Over Velocity 8.74 ft/s Frontal Flow Factor 1.00 Side Flow Factor 0.59 Grate Flow Ratio 0.59 Equivalent Cross Slope 0.08213 ft/ft Active Grate Length 4.80 ft Length Factor 0.00 Total Interception Length 9.71 ft Westgate, N. end, E. inlet (25-yr) 3/20/2017 11:08:18 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1222 Project Description Solve For Spread Input Data Discharge 3.43 ft³/s Gutter Width 1.50 ft Gutter Cross Slope 6.25 % Road Cross Slope 3.00 % Local Depression 1.00 in Local Depression Width 1.50 ft Grate Width 1.50 ft Grate Length 3.00 ft Grate Type 30˚ Tilt Bar Clogging 20.00 % Curb Opening Length 3.00 ft Opening Height 5.00 in Curb Throat Type Vertical Throat Incline Angle 0.00 degrees Options Calculation Option Use Both Results Spread 8.74 ft Depth 0.31 ft Gutter Depression 0.05 ft Total Depression 0.13 ft Open Grate Area 1.22 ft² Active Grate Weir Length 5.40 ft Westgate roundabout inlet, S. quadrant (25-yr) 3/20/2017 11:03:14 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1223 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Channel Slope 0.50 % Discharge 2.70 ft³/s Section Definitions Station (ft)Elevation (ft) 0+00.33 0.45 0+00.50 0.00 0+02.00 0.09 0+15.50 0.48 Roughness Segment Definitions Start Station Ending Station Roughness Coefficient (0+00.33, 0.45) (0+15.50, 0.48) 0.013 Options Current Roughness Weighted Method Pavlovskii's Method Open Channel Weighting Method Pavlovskii's Method Closed Channel Weighting Method Pavlovskii's Method Results Normal Depth 0.31 ft Elevation Range 0.00 to 0.48 ft Flow Area 1.28 ft² Wetted Perimeter 9.54 ft Hydraulic Radius 0.13 ft Top Width 9.31 ft Normal Depth 0.31 ft Critical Depth 0.31 ft Critical Slope 0.00492 ft/ft Westmorland, W. of roundabout, S. side, from west (25-yr) 3/20/2017 11:30:14 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1224 Project Description Solve For Spread Input Data Discharge 3.83 ft³/s Gutter Width 1.50 ft Gutter Cross Slope 6.25 % Road Cross Slope 3.00 % Local Depression 1.00 in Local Depression Width 1.50 ft Grate Width 1.50 ft Grate Length 3.00 ft Grate Type 30˚ Tilt Bar Clogging 20.00 % Curb Opening Length 3.00 ft Opening Height 5.00 in Curb Throat Type Vertical Throat Incline Angle 0.00 degrees Options Calculation Option Use Both Results Spread 9.31 ft Depth 0.33 ft Gutter Depression 0.05 ft Total Depression 0.13 ft Open Grate Area 1.22 ft² Active Grate Weir Length 5.40 ft Westmorland, low point E. of Westgate, S. side (25-yr) 3/20/2017 11:27:58 AM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 1of1Page 1225 PIPE FLOW CALCULATIONS You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com) 1226 The Lakes at Valley West, Phase 4 Pipe Flow Calculations MODIFIED RATIONAL METHOD Qp = C i A Qp = 25-yr peak runoff, cfs C = runoff coefficient i = 0.78(Tc/60)-0.64 (Bozeman IDF curve) Tc = time of concentration, minutes A = Area, acres Sub-Basin Description Area1 Tc CQdirect2 Qtotal3 Qint4 Qbypass Qpipe5 Pipe Dia.6 Notes Ostend Lane West end 0.87 5.00 0.50 1.66 1.66 1.66 0.00 1.66 12" drop inletEast end 0.82 5.00 0.50 1.57 1.57 1.57 0.00 3.23 15" drop inlet Westgate AvenueFuture, east side, south of West Lake 2.15 5.00 0.50 4.11 4.11 4.11 0.00 4.11 15"to future curb inlet Future curb inlet, south of Ostend, east side 0.46 5.00 0.50 0.88 0.88 0.73 0.15 4.84 18"to future detention7 East of Ostend, manhole to future detention 4.84 18" to future detention7 East of Ostend, east side 0.04 5.00 0.50 0.08 0.23 0.23 0.00 3.46 15" curb inlet/manhole North of Ostend, west side 1.06 5.00 0.50 2.03 2.03 1.37 0.66 1.37 12" curb inlet North of Ostend, east side 0.00 4.83 4.83 18" manhole7 North end, west side park inlet 1.19 5.00 0.50 2.28 2.28 2.28 0.00 2.28 12"drop inlet North end, west side 0.53 5.00 0.50 1.01 1.67 1.19 0.48 3.47 15" curb inlet North end, east side 0.78 5.00 0.50 1.49 1.49 1.24 0.25 8.17 24" 6' long curb inlet/manhole8 Roundabout, inlet at south quadrant 1.54 5.00 0.50 2.95 3.43 3.43 0.00 3.43 15" curb inletRoundabout, MH at east quadrant 0.00 11.60 11.60 24"manhole Westmoreland DriveLow point east of Westgate, south side 1.95 5.00 0.48 3.58 3.83 3.83 0.00 3.83 15" FOOTNOTES: 1 Contributing drainage area 2 Qdirect is direct surface runoff to the inlet, and does not include bypass flows from upstream inlets. 3 Qtotal is total peak surface runoff to the inlet (direct runoff plus bypass flows from upstream inlets). 4 Qint is surface runoff intercepted by the inlet. 5 Qpipe is total flow to outlet pipe (total pipe flow from upstream inlets plus surface runoff intercepted at the inlet). 6 Calculations are attached where "Pipe Dia." column uses bold text. Other pipe sizes are evident based on flow rates. 7 Flow rate is close to 15" pipe capacity, so 18" pipe is recommended due to potentially higher flows in future phases.8 Flow rate is close to 18" pipe capacity, so 24" pipe is recommended due to potentially higher flows in future phases. 1227 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 0.60 % Diameter 12.00 in Discharge 2.28 ft³/s Results Normal Depth 8.31 in Flow Area 0.58 ft² Wetted Perimeter 1.97 ft Hydraulic Radius 3.54 in Top Width 0.92 ft Critical Depth 0.65 ft Percent Full 69.3 % Critical Slope 0.00729 ft/ft Velocity 3.93 ft/s Velocity Head 0.24 ft Specific Energy 0.93 ft Froude Number 0.87 Maximum Discharge 2.97 ft³/s Discharge Full 2.76 ft³/s Slope Full 0.00410 ft/ft Flow Type SubCritical GVF Input Data Downstream Depth 0.00 in Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 in Profile Description Profile Headloss 0.00 ft Average End Depth Over Rise 0.00 % Normal Depth Over Rise 69.27 % Downstream Velocity Infinity ft/s 12" pipe (25-yr) 3/20/2017 4:55:54 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1228 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 0.60 % Diameter 15.00 in Discharge 4.83 ft³/s Results Normal Depth 11.85 in Flow Area 1.04 ft² Wetted Perimeter 2.74 ft Hydraulic Radius 4.56 in Top Width 1.02 ft Critical Depth 0.89 ft Percent Full 79.0 % Critical Slope 0.00761 ft/ft Velocity 4.64 ft/s Velocity Head 0.34 ft Specific Energy 1.32 ft Froude Number 0.81 Maximum Discharge 5.38 ft³/s Discharge Full 5.00 ft³/s Slope Full 0.00559 ft/ft Flow Type SubCritical GVF Input Data Downstream Depth 0.00 in Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 in Profile Description Profile Headloss 0.00 ft Average End Depth Over Rise 0.00 % Normal Depth Over Rise 79.01 % Downstream Velocity Infinity ft/s 15" pipe (25-yr) 3/20/2017 4:56:14 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1229 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 0.60 % Diameter 18.00 in Discharge 8.17 ft³/s Results Normal Depth 14.82 in Flow Area 1.56 ft² Wetted Perimeter 3.41 ft Hydraulic Radius 5.48 in Top Width 1.14 ft Critical Depth 1.11 ft Percent Full 82.3 % Critical Slope 0.00755 ft/ft Velocity 5.25 ft/s Velocity Head 0.43 ft Specific Energy 1.66 ft Froude Number 0.79 Maximum Discharge 8.75 ft³/s Discharge Full 8.14 ft³/s Slope Full 0.00605 ft/ft Flow Type SubCritical GVF Input Data Downstream Depth 0.00 in Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 in Profile Description Profile Headloss 0.00 ft Average End Depth Over Rise 0.00 % Normal Depth Over Rise 82.34 % Downstream Velocity Infinity ft/s 18" pipe (25-yr) 3/20/2017 4:56:36 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1230 Project Description Friction Method Manning Formula Solve For Normal Depth Input Data Roughness Coefficient 0.013 Channel Slope 0.60 % Diameter 24.00 in Discharge 11.60 ft³/s Results Normal Depth 14.26 in Flow Area 1.95 ft² Wetted Perimeter 3.52 ft Hydraulic Radius 6.63 in Top Width 1.96 ft Critical Depth 1.22 ft Percent Full 59.4 % Critical Slope 0.00550 ft/ft Velocity 5.96 ft/s Velocity Head 0.55 ft Specific Energy 1.74 ft Froude Number 1.06 Maximum Discharge 18.85 ft³/s Discharge Full 17.52 ft³/s Slope Full 0.00263 ft/ft Flow Type SuperCritical GVF Input Data Downstream Depth 0.00 in Length 0.00 ft Number Of Steps 0 GVF Output Data Upstream Depth 0.00 in Profile Description Profile Headloss 0.00 ft Average End Depth Over Rise 0.00 % Normal Depth Over Rise 59.43 % Downstream Velocity Infinity ft/s 24" pipe (25-yr) 3/20/2017 4:55:09 PM Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page 1231 HUFFINE LANE DURSTON ROAD COTTONWOOD ROADBABCOCK STREETGOOCH HILL ROADLAURELPARKWAYBAXTERAAJCKERCREEKCREEK© PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2017 N:\5352\008\ACAD\Exhibits\PH 4 Pre-Development.dwg Plotted by cody farley on Jan/23/2017 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle 5352.008 FIG. 1 THE LAKES AT VALLEY WEST PHASE 4 PRE-DEVELOPMENT DRAINAGE BOZEMAN MONTANA CJF MGH JRN 01/2017 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 1232 SDSDSDSDSD SDUUUUUUUUUUUUUUUUUUUUUUSDSDSDSDSD 5+006+007+008+009+0010+0011+0012+0013+0014+0015+0016+0017+0018+0019+0020+0021+0022+0023+0024+0025+0026+0027+0028+0029+0030+00SDSDSDSDSDSD010010020050HORIZ. SCALEIN FEETDURSTON ROADD1.1A0.82D1.2B6.35D1.3A17.63D1.3B67.10D1.1B114.39D2.13.94D2.21.62D1.4 A5.72LAUREL PARKWAYWESTMORLAND DRIVE1.500.500.800.800.500.701.75DURSTON ROADHUFFINE LANECOTTONWOOD ROADMATCH LINEMATCH LINEPHASE 1PHASE 2VICINITY MAPSCALE: 1"=1000'D1.1B114.39D1.3B67.10GOOCH HILL ROADAAJKER CREEKBAXTER CREEKEXISTING 2-3614" x 2212" ARCPEXISTING36" CMPEXISTINGCUTOFF DITCHSOUTH SITE BOUNDARYBAXTERCREEKWEST LAKEEAST LAKEPROPOSEDCUTOFF DITCH(FUTURE PHASE CONSTRUCTION)DETENTIONSTORAGE D1.2LEGENDSUB-BASIN BOUNDARYX.XXX.XXPOST-DEVELOPMENTSUB-BASIN DESIGNATIONSUB-BASIN AREAPHASE BOUNDARYDITCH OR SWALEFUTUREPHASESFUTUREPHASESD1.4 B7.26EXISTING 12" PVCEAST LAKE OUTLETEXISTINGDETENTIONBASIN 2.1DETENTIONSTORAGE D1.4EXISTING 12" PVCWEST LAKE OUTLET0.60EXISTINGCULVERTEXTENSIONEXISTING 88" x 44" ARCP CULVERTD1.1C1.16D1.2 A5.52D1.4C3.57EXISTING DETENTIONSTORAGE 1.4CFIGURE NUMBER©PROJECT NO.DRAWN BY:DSGN. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\PH 4 Post-Development-DS.dwg Plotted by mike g. hickman on Mar/23/2017engineers surveyors planners scientistsMorrisonMaierle5352.008FIG. 2THE LAKES AT VALLEY WESTPHASE 4BOZEMANMONTANAPOST-DEVELOPEMENT DRAINAGE MAPDSMGHJRN03/2017PHASE 3WESTGATE AVE.EXISTINGSTORM DRAIND1.2C2.41PHASE 4HERSTAL WAYOSTEND LANE1233 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Streets, Roads and Alleys Phase 4 of the Lakes at Valley West Subdivision will be served by a number of street sections; including minor arterial, local and woonerf sections. The dedicated rights-of-way for each of these sections vary based on city requirements. A Road Section Index (Figure 1) has been created that illustrates where each section is located. There are street cross section exhibits as well for each of the roadways (Figures 2 – 3). Roadway intersections within The Lakes will match the design of existing intersections within all of Valley West Subdivision. Curb bulbs will be continued in order to reduce traffic speeds and allow for safer pedestrian crossings. Curb bulbs will also be used at mid-block/trail corridor crossings. Parking will not be allowed where curb bulbs are located. Individual lots in general will not access directly to the arterial streets or collector streets. “No access” strips will be placed on lots fronting Durston Road and Laurel Parkway. Access to these fronting lots will be provided off of either a local street or woonerf. All streets will be paved to provide long-term dust control. Dust created during construction will be controlled in accordance with the Montana Public Works Standard Specifications. Surface drainage is shown on the preliminary grading and drainage plan. Surface runoff will be treated by on-site detention/retention facilities. Erosion control plans will be prepared with the construction documents. All erosion control plans will be in accordance with state and local regulations. A permit for Storm Water Discharges Associated with Construction Activity will be required by MDEQ for all phases of the project. Construction sediment will be controlled in accordance with requirements of the permit. The applicant will pay for construction of all streets and woonerfs within the subdivision. All maintenance for public streets will be by the City of Bozeman. Maintenance in paved woonerfs will be the responsibility of the homeowner’s association for items such as snow removal, cleaning, and weed control. Major maintenance items such as asphalt repairs will need to be addressed by the homeowner’s association, as they are needed. Snow removal storage areas for the woonerf area of the subdivision are shown on Figure 4. A comparison between a woonerf section and a standard local street section is provided to illustrate the similarities in both sections. See Figure 5 [and four (4) color graphics immediately following 1234 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Figure 5]. This comparison illustrates that the woonerf has essentially the same width as a local street section. Vehicle turning movements are illustrated on Figure FIRE 1. The figures illustrate that a fire truck can negotiate the woonerf geometry as well as the proposed traffic circle. The Traffic Impact Study for the subdivision addresses traffic generation is also located in this section following the exhibits above. Offsite Roadways Modifications to Durston Road has been completed as part of Phases 1 and 2 of the development. 1235 ROADWAY SECTIONSROAD NAMESECTION TYPEFIGURELOCAL STREETSLOCAL2RESIDENTIAL POCKETNEIGHBORHOODSWOONERF3PEDESTRIANSIDEWALK-PEDESTRIANTRAIL-2880 Technology Blvd WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702ROAD SECTION INDEXTHE LAKES AT VALLEY WESTSHEET NUMBERPROJECT NUMBERDRAWING NUMBERN:\5352\008\ACAD\EXHIBITS\ROAD SECTION OVERVIEW-PH-4.DWG PLOTTED BY:COOPER KRAUSE ON Mar/20/2017©COPYRIGHT MORRISON-MAIERLE, INC.,2017APPR. BY:DATE:DATE:BY:DRAWN BY:DSGN. BY:Q.C. REVIEW5352.008XFIG.1BOZEMANMONTANACPKCPKJRN03/2017QCBYQCDATEengineers surveyors planners scientistsMorrisonMaierle030306015HORIZ. SCALEIN FEETWESTGATE AVENUEEXISTING PHASE 3FUTURE PHASE 5PROPOSED PHASE 4HERSTAL WAYOSTEND LANE1236 60.00'R.O.W.CENTER OF R.O.W.13.50'ASPHALTW/PARKING13.50'ASPHALTW/PARKING8.50'BLVD*8.50'BLVD*2.00'C&G5.00'SDWK*2.00'C&G5.00'SDWK*11.00'ASPHALT& CURB11.00'ASPHALT& CURB13.00'BLVD5.00'SDWK5.00'GRASS13.00'BLVDAT TYPICAL CURB BULB LOCATIONSLOCAL STREET SECTION3%3%7.00'PARKINGLANE8.00'DRIVELANE8.00'DRIVELANE7.00'PARKINGLANE2%2%2%2%0.50'CURB0.50'CURB* ALL SIDEWALK ALONG PARKS IS TO BE 6' WIDE, REDUCING THE BLVD TO 7.5' WIDE.2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\007\ACAD\EXHIBITS\ROAD SECTIONS\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:COOPER KRAUSE ON Jul/07/2016ˆCOPYRIGHT MORRISON-MAIERLE, INC., 2016APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. engineers surveyors planners scientists5352.007XFIG.2BOZEMANMONTANAKDJKDJJRN06/2016TYPICAL ROADWAY SECTIONSLOCAL STREET SECTIONTHE LAKES AT VALLEY WEST1237 32.00'R.O.W.CENTER OF ROAD17.00'ASPHALT2.00'WOONERF SECTION1.00'1.00'2%5.00'CONCRETEBORDER6.00'PARKING/ PLANTER BOXESCONCRETEBORDER/ PARKING2%2%2%2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\007\ACAD\EXHIBITS\ROAD SECTIONS\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:COOPER KRAUSE ON Jun/24/2016ˆCOPYRIGHT MORRISON-MAIERLE, INC., 2016APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. engineers surveyors planners scientists5352.007XFIG.3BOZEMANMONTANAKDJKDJJRN06/2016TYPICAL ROADWAY SECTIONSWOONERF SECTIONTHE LAKES AT VALLEY WEST1238 10FTSNOW STORAGEEASEMENT IF NECESSARY32FTR.O.W.22FTDRIVING SURFACEWITH PEDESTRIAN PRECEDENCE6FTPARKING/PLANTER BOXES2FTCONCRETEBORDER/ PARKINGFIGURE NUMBER©PROJECT NO.DRAWN BY:DSGN. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC.,2017N:\5352\008\ACAD\Exhibits\Snow Removal- Phase.dwg Plotted by cooper krause on Mar/22/2017engineers surveyors planners scientistsMorrisonMaierle2880 Technology Blvd WestBozeman, MT 59718Phone: 406.587.0721Fax: 406.922.67025352.008FIG. 4THE LAKES AT VALLEY WEST: PHASE 4BOZEMANMONTANASNOW REMOVAL: PHASE 4CPKCPKJRN03/2017LEGEND:PROPOSED SNOW REMOVAL STORAGE AREAFOR SINGLE AND MULTI-EVENT STORMSNOTE: BOULEVARDS WILL BE UTILIZED FOR SNOW STORAGEAREAS ON LOCAL, COLLECTOR AND ARTERIAL STREETS.10' PUBLIC UTILITY AND STREETMAINTENANCE/ SNOW REMOVAL EASEMENTMULTI-EVENT STORAGEEND AREA = 46FT²SINGLE-EVENT STORAGEEND AREA = 18FT²HERSTAL WAYOSTEND LANE1239 60.00'R.O.W.32.00'R.O.W.22.00'DRIVING SURFACEWITH PEDESTRIAN PRECEDENCE6.00'PARKING/ PLANTER BOXES16.00'DRIVING SURFACEFord7.00'PARKING7.00'PARKING2.00'CONCRETE BORDER/ PARKINGROAD SECTION COMPARISONTHE LAKES AT VALLEY WESTFIGURE NUMBERˆPROJECT NO.DRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC., 20162880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\007\ACAD\Exhibits\Road Sections\Woonerf vs Local.dwg Plotted by cooper krause on Jun/24/2016engineers surveyors planners scientists5352.007FIG. 5BOZEMANMONTANACPKKDJJRN06/20161240 1241 1242 FIGURE NUMBER ˆ PROJECT NO.DRAWN BY: DSGN. BY: APPR. BY: DATE: COPYRIGHT MORRISON-MAIERLE, INC., 2017 N:\5352\008\ACAD\Exhibits\Fire Truck Turning Movements-Ph-4.dwg Plotted by cooper krause on Mar/20/2017 engineers surveyors planners scientists 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 5352.008 FIRE 1 THE LAKES AT VALLEY WEST: PHASE 4 BOZEMAN MONTANA FIRE TRUCK TURNING RADII EXHIBIT CPK CPK JRN 03/2017WESTGATE AVENUEHERSTAL WAYOSTEND LANE 1243 The Lakes at Valley West Subdivision – Phases 4 Preliminary Plat Application Traffic Impact Study A traffic impact study was prepared for The Lakes at Valley West Subdivision with the Phases 1 and 2 preliminary plat application. The study covered the entire “Lakes” Planned Unit Development, which encompasses approximately 65 acres as well nearby intersections as determined by the City of Bozeman Engineering Department. The study is included in this section. It is our opinion that the study and its recommendations are still valid and that the improvements completed in concert with the City for Phases 1 and 2 allow for the development to proceed with Phase 4 with no further off-site improvements. 1244 THE LAKES AT VALLEY WEST TRAFFIC IMPACT ANALYSIS SUBMITTED TO: CITY OF BOZEMAN JANUARY 2015 PREPARED BY: Bill White, Senior Transportation Planner 2880 Technology Blvd W PO Box 1113 Bozeman, MT 59771 406.587.0721 MMI PROJECT #: 5352.003 1245 1246 January 2015 Page i The Lakes at Valley West Traffic Impact Study TABLE OF CONTENTS 1 Introduction ................................................................................................................................ 1  1.1 Project Description .......................................................................................................... 1  1.2 Analysis Scope and Methodology ................................................................................. 4  2 Existing Conditions ................................................................................................................... 7  2.1 Roadway Network ........................................................................................................... 7  2.2 Traffic Counts ................................................................................................................... 8  2.3 Traffic Operations .......................................................................................................... 11  2.4 Collision Histories .......................................................................................................... 11  3 Year 2024 Growth Rate Forecasts ...................................................................................... 13 3.1 Roadway Network ......................................................................................................... 13 3.2 Traffic Forecasts ............................................................................................................ 13  3.3 Traffic Operations .......................................................................................................... 22  4 Year 2024 Pipeline Project Forecasts ........................................................................................ 23  4.1 Roadway Network ......................................................................................................... 23  4.2 Traffic Forecasts ............................................................................................................ 23  4.3 Traffic Operations .......................................................................................................... 31  5 Improvements and Project Mitigation .................................................................................. 33 5.1 Cottonwood Drive/Durston Road Intersection .......................................................... 33  5.2 Durston Road Three Lane ............................................................................................ 33  5.3 Developer Proposal ....................................................................................................... 35  6 Summary and Conclusions ................................................................................................... 37  6.1 Traffic Forecasts and Capacity .................................................................................... 37  6.2 Improvement Recommendations and Mitigation ...................................................... 37 6.3 Summary ......................................................................................................................... 38  1247 January 2015 Page ii The Lakes at Valley West Traffic Impact Study TABLES AND FIGURES TABLES Table 1. Intersection Level of Service Criteria ......................................................................... 5 Table 2. Existing Intersection Geometrics and Traffic Controls ............................................... 8 Table 3 Existing LOS and Delay - AM and PM Peak Hours ................................................. 11 Table 4. Project Trip Generation Projections ......................................................................... 16 Table 5. Trip Distribution and Assignment Summaries .......................................................... 17 Table 6. Year 2024 LOS Summaries (Growth Rate) - AM and PM Peak Hours .................... 22 Table 7. Project Trip Generation Projections (Re-Summarized) ............................................ 24 Table 8. Total Entering Volume Comparisons ....................................................................... 31 Table 9. Year 2024 LOS Summaries (Pipeline) - AM and PM Peak Hours ........................... 31 FIGURES Figure 1. Site Location .................................................................................................................. 2 Figure 2. Site Plan ........................................................................................................................ 3 Figure 3. Existing Traffic Volumes – AM Peak Hour ..................................................................... 9 Figure 4. Existing Traffic Volumes – PM Peak Hour ................................................................... 10 Figure 5. Future Without Project Traffic Volumes (Growth Rate) - AM Peak Hour ..................... 14 Figure 6. Future Without Project Traffic Volumes (Growth Rate) - PM Peak Hour ..................... 15 Figure 7. Project Trip Assignments – AM Peak Hour ................................................................ 18 Figure 8. Project Trip Assignments – PM Peak Hour ................................................................ 19 Figure 9. Future With Project Traffic Volumes (Growth Rate) - AM Peak Hour .......................... 20 Figure 10. Future With Project Traffic Volumes (Growth Rate) - PM Peak Hour ........................ 21 Figure 11. Pipeline Project Trip Assignments – AM Peak Hour .................................................. 25 Figure 12. Pipeline Project Trip Assignments – PM Peak Hour .................................................. 26 Figure 13. Future Without Project Traffic Volumes (Pipeline Trips) - AM Peak Hour ................. 27 Figure 14. Future Without Project Traffic Volumes (Pipeline Trips) - PM Peak Hour ................. 28 Figure 15. Future With Project Traffic Volumes (Pipeline Trips) - AM Peak Hour ...................... 29 Figure 16. Future With Project Traffic Volumes (Pipeline Trips) - PM Peak Hour ...................... 30 Figure 17. Proposed Durston Road Cross Section ..................................................................... 35 Technical Appendix A: Glossary of Terms Technical Appendix B: Summary Traffic Counts Technical Appendix C: LOS Summary Worksheets Technical Appendix D: Pipeline Project Trip Assignments 1248 January 2015 Page 1 The Lakes at Valley West Traffic Impact Study 1 INTRODUCTION This report summarizes the Traffic Impact Study (TIS) performed for the Lakes at Valley West residential development proposed in Bozeman, Montana. The analysis identifies the transportation impacts of the proposed development on nearby City arterials and roadways; recommending improvements to address forecasted traffic growth and identifying project mitigations/participation towards these improvements. The scope and work program for this study was developed in coordination with engineering staff from the City of Bozeman, and was performed in accordance with the traffic impact study guidelines outlined in Article 41 – Submittal Materials and Requirements of Chapter 38 City of Bozeman Unified Development Code. The TIS was performed to support development and building permitting processes of the City. 1.1 PROJECT DESCRIPTION Valley West is a suburban community in northwest Bozeman generally bounded by Durston Road (north), Babcock Street (south), Ferguson Avenue (east), and the approximate Westgate Avenue alignment (west). The Lakes at Valley West is the proposed western piece of this community; occupying 65 acres with the potential for up to 300 single and multifamily homes to be developed within the timeframe of the next 5 to 10 years. The project is currently anticipated to include the development of 120 single family homes and 180 townhomes. Principal access to The Lakes at Valley West is proposed through new roadways extending into the site from Durston Avenue, proposed as Westgate Avenue, Laurel Parkway, and Westmorland Drive. All three connections are proposed as stop-controlled intersections, with stop signs located on northbound approaches to Durston Avenue. These are the more immediate project accesses developed in the next 10 years, with all being reviewed by this TIS. Secondary site access would eventually be provided through Westgate Avenue (local), Laurel Parkway (collector), and an additional unnamed local street connector, to the south boundary. Similarly, provision for connectivity to the adjacent westerly subdivision will also be provided via Westmorland Drive. The timing for the development of adjacent properties is unknown, though they are not likely to be developed for several years. As such, these secondary accesses were not reviewed by this study to assure a conservative analysis of the project impacts upon Durston Road. When these are developed, some congestion relief can be anticipated for site access and along Durston Road. The project is estimated to be developed in phases with approximately 30 homes constructed and occupied every two years. The project is located within an R-1 zone of Bozeman, is located within the Valley West Planned Unit Development, and has full completion and occupancy anticipated by year 2024. Figure 1 provides a vicinity map locating the project site. Figure 2 provides a site plan. 1249 1250 1251 1252 1253 1254 January 2015 Page 4 The Lakes at Valley West Traffic Impact Study 1.2 ANALYSIS SCOPE AND METHODOLOGY The purpose of this TIS is to review the traffic and transportation impacts of the Lakes at Valley West development on arterials and recommend improvements and strategies, as needed, to mitigate these impacts in order to assure adequate transportation capacity. This section describes the primary scope and methods used to evaluate traffic conditions and determine potential improvements for the project study area. 1.2.1 Project Scope The scope for this study was established in coordination with City of Bozeman Engineering officials, and as per City Code. Per direction, this study quantifies traffic operations and capacity based on a review of intersection level-of-service (LOS). A TIS evaluates roadway capacity primarily through an examination of intersection operations/LOS as congestion and increased vehicle delays are experienced more rapidly at intersections versus road segments (between intersections). This is because the number and frequency of conflicts (i.e. turning vehicles and stopping or slowing movements) are higher and more complex at intersections versus roadway segments, and also because there are intentional stopped-delays that occur at intersections while travel is normally free-flowing between intersections on roadway segments. Per direction with staff, this study addresses LOS for the existing intersections of Westgate Avenue/Durston Road, Laurel Parkway/Durston Road, Cottonwood Road/Durston Road, and Cottonwood Road/W. Babcock Street and the future intersection of Westmorland Drive/Durston Road. The analysis was performed for the AM and PM peak/commute hours of the typical weekday, which are the highest hours of capacity demand within this region of Bozeman. As discussed later Section 2.2), typical count timeframes were extended to capture school activities; finding the traditional peak hours of the work commute experienced volumes that surpassed that of the peak generator hours of local schools. The project would be complete and occupied within 10 years. As such, a year 2024 analysis horizon (10 years from when traffic counts were collected) was reviewed for this study. Two forecast methodologies were used in this study to address a potential range of future traffic conditions within the City. These methodologies are summarized as follows: 1. Growth Rates. Traditionally TIS studies within Bozeman have been developed with background (non-project related) traffic growth forecasted with an annual growth rate applied to counts. Project trip assignments are then combined with baseline forecasts to generate future with project forecasts for the horizon/analysis year(s). Section 3 highlights traffic forecasts and operations/LOS results based on this traditional approach. 2. Pipeline Projects. Traffic forecasts developed using growth rates alone can sometimes miss the specific travel demands of new developments within a TIS study area. As such, it has become more common practice to build the assignments of these background developments, known as pipeline projects, into traffic forecasts. A more moderate baseline growth rate is applied to counts to reflect regional growth, and then project trip assignments are combined to generate future with project forecasts for the horizon year(s). Section 4 highlights traffic forecasts developed based upon pipeline project forecasting methodologies. As discussed later in this report, the different forecasting methodologies result in similar total entering volume (TEV) forecasts overall. The first method results in higher through forecasts 1255 January 2015 Page 5 The Lakes at Valley West Traffic Impact Study whereas the second method results in higher turning forecasts, resulting in conclusions and recommendations that are well vetted from varying forecasts perspectives. 1.2.2 Methodology - Intersection Operations Intersection capacity was evaluated using the level-of-service (LOS) methodologies of the Highway Capacity Manual (Transportation Research Board, 2010). The Highway Capacity Manual (HCM) is a nationally recognized and locally accepted method of measuring traffic flow and congestion for intersections. Criteria range from LOS A, indicating free-flow conditions with minimal vehicle delays, to LOS F, indicating congestion with significant vehicle delays (and operational failures). LOS for a signalized intersection is defined in terms of the average control delay experienced by all vehicles at the intersection, as measured over a specific time period, such as a peak hour. LOS for a one- or two-way stop controlled intersection or driveway is the function of average control delays experienced by vehicles in a particular approach or approach movement over a timeframe, such as a peak hour. Typically, the stopped approach or movement experiencing the worst LOS is reported. Finally, LOS at an all-way stop-controlled intersection is defined by the average control delays experienced by all vehicles at the intersection, as with signals, but the LOS thresholds are associated with delays for unsignalized versus signalized intersections. Table 1 outlines the LOS criteria for signalized and unsignalized intersections from the Highway Capacity Manual. As shown, LOS thresholds, as a function of delay, vary between signalized and unsignalized intersections. This is because driver tolerances for delay have been documented to be much higher at signalized versus unsignalized intersections. Table 1. Intersection Level of Service Criteria Level of Service Signalized: Control Delay (sec/veh) Unsignalized: Control Delay (sec/veh) A 10 10 B >10 – 20 10 - 15 C >20 – 35 15 - 25 D >35 – 55 25 - 35 E >55 – 80 35 - 50 F > 80 50 Source: Highway Capacity Manual (TRB, 2010) LOS was determined for this study using Synchro Version 8.0, (Trafficware, 2013). This software tool can apply the analysis methodologies of HCM 2010 and is a standard industry software application. LOS D is the typical threshold for signalized intersections. LOS E is allowed at unsignalized driveways and intersections (including all-way stops). 1.2.3 Methodology – Collision Histories Collision histories were reviewed for existing study intersections to determine whether safety issues occur as a result of operational or design issues, such as signal phase issues, sight 1256 January 2015 Page 6 The Lakes at Valley West Traffic Impact Study distance limitations, channelization alignment issues, etc. A location where numerous incidents are identified could indicate that a High Accident Location (HAL) may exist and would therefore require further safety analysis and ultimately improvement. An intersection may have a high number of accidents, but this is not as statistically relevant if the intersection also experiences high traffic volumes. Thus, an Intersection Collision Rate (ICR) quantifies severity based on the number of average accidents per year compared with average daily traffic (ADT), per the following equation: Intersection Collision Rate (ICR) = Average Accidents per Year * 1,000,000 (Collisions per million entering vehicles) 365 * Total Entering Intersection ADT The criteria for the evaluation of rates can vary between jurisdictions, but a typical guideline is that a corridor or intersection would require further evaluation/analysis if accident rates exceed 1.0 collisions per million entering vehicles. Typically, an HAL is not noted when rates are below this general guideline; or at the least it denotes where further review should be performed. 1257 1258 January 2015 Page 7 The Lakes at Valley West Traffic Impact Study 2 EXISTING CONDITIONS This section describes existing traffic conditions within the project study area. Described are study roadways, current traffic volumes, existing operations and capacity conditions within the study area, and collision history analyses. 2.1 ROADWAY NETWORK As indicated, the study focuses on traffic operations for the existing intersections of Westgate Avenue/Durston Road, Laurel Parkway/Durston Road, Cottonwood Road/Durston Road, and Cottonwood Road/W. Babcock Street. Three of these roadways are City arterials/collectors, with a description of these roadways provided is as follows:  Cottonwood Road. This principal arterial has a two lane cross section north of and four separated lanes south of W. Babcock Street. Curb and gutter are located along the majority of both sides of the roadway between W. Babcock Street and Durston Road. There is little sidewalk along the east side of the roadway with approximately 1,500 feet along the west side between W. Babcock Street and Durston Road. The posted speed limit is 40 mph north of W. Babcock Street. The arterial supports 5,600 average daily traffic (ADT) south and 550 ADT north of Durston Road (count source: Traditions Subdivisions Phases 2 & 3 Residential Development TIS, Abelin Traffic Service 2014).  Durston Road. This is a two lane minor arterial within the study area (west of Cottonwood Road). Curb, gutter, and a bike lane have been constructed as development frontage improvements along the majority of the north side of this arterial (within the study area). However, only a one-foot paved shoulder is located along undeveloped section of the south side. Separated sidewalk has been constructed as frontage improvements for approximately 1,250 feet along the north side of the roadway, between Cottonwood Road and approximately Rosa Way, and for 1,150 feet along the north side, between Laurel Parkway and Westgate Avenue. There is no sidewalk along the south side. The speed limit is 35 mph and the roadway supports 8,600 ADT within the study area (count source: Traditions Subdivisions Phases 2 & 3 Residential Development TIS, Abelin Traffic Service 2014).  W. Babcock Street. This collector arterial has a two lane cross section with curb, gutter, and bike lanes from Cottonwood Road extending to a terminus approximately 1,500 feet to the west. There are no sidewalks along the roadway. The posted speed limit is 30 mph and the roadway supports 800 ADT within the study area (count source: Norton East Range Phase III Residential Development TIS, Abelin Traffic Service 2014).  Westgate Avenue and Laurel Parkway. These local streets specifically serve developments, although Laurel Parkway is being developed to the cross section of a collector arterial, The importance of this roadway will increase in the future. Both roadways were developed with curb, gutter, and separated sidewalk section, along developed property fronts. The speed limit is posted 25 mph for both roadways. There is an ADT count of 2,800 on Laurel Parkway and no available count for Westgate Avenue (count source: Boulder Creek/Westbrook TIS, Abelin Traffic Service 2014). A summary of existing intersection turn lane locations and traffic control conditions (signal, one-way, two way, or all way stops) is provided on Table 2. Shown are different traffic movements at intersections and the whether a turn lane is provided. If no specific lane is shown, then turns 1259 January 2015 Page 8 The Lakes at Valley West Traffic Impact Study are performed from an adjacent, shared through-lane. Also indicated are traffic control conditions for the intersection. Controls and lanes are denoted with an “X”. Table 2. Existing Intersection Geometrics and Traffic Controls Intersection Traffic Control Intersection Geometrics Traffic Signal One-Way Stop Two-Way Stop All-Way Stop NB Left Turn Lane NB Right Turn Lane SB Left Turn Lane SB Right Turn Lane WB Left Turn Lane WB Right Turn Lane EB Left Turn Lane EB Right Turn Lane Cottonwood Rd/Durston Rd - - X - - - - - - - - - Westgate Ave/Durston Rd - - X - - - - - - - - - Laurel Parkway/Durston Rd - - X - - - X - - - - - Cottonwood Rd/W. Babcock St - - X - X X X - X - X - 2.2 TRAFFIC COUNTS Intersection turn movement counts were collected specifically for this study on Thursday December 4, 2014 for the intersections of Laurel Parkway/Durston Road, Cottonwood Road/Durston Road, and Cottonwood Road/W. Babcock Street. There are only 25 homes accessing Westgate Avenue and, as such, through volumes were extrapolated from Laurel Parkway/Durston Road intersection and turning movements were estimated using trip generation information summarized by the Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition, 2012) for residential housing for the Westgate Avenue/Durston Road intersection. This is an acceptable practice on low-volume roadways. Turing movement traffic counts were performed in the morning between 7:00 and 9:00 AM and in the afternoon/evening between 3:00 PM to 6:00 PM in order to identify the AM and PM peak hours of commute/work traffic activity for each intersection. The resulting AM peak hour was noted to occur at the majority of intersections between 7:30 to 8:30 AM, with a 7:45 to 8:45 AM peak hour noted for Cottonwood Road/W. Babcock Street. The PM peak hour was noted between 4:45 to 5:45 PM at the majority of intersections, with a 4:30 to 5:30 PM peak hour noted for Laurel Parkway/Durston Road. Meadowlark Elementary is located in the study area north of Durston Road 650 feet east of Cottonwood Road. Primary school hours are from 8:30 AM to 3:30 PM; having peak generator hours (highest hours of school traffic) occurring between 7:45 to 8:45 AM and 3:00 to 4:00 PM. Counts were performed while school was in session. The AM peak hour of the work commute traffic and AM peak generator of the school overlapped within the study area; and therefore analyses stated later in this report address this occurrence. However, the PM peak hour of commute activity was nearly 20 percent higher in volume following the PM peak generator hour of school activities for study intersections. As such, this TIS correctly addresses the PM peak hour of commute activity as volume demands are higher versus the afternoon hours of school. Figure 3 and Figure 4 provide a summary of existing traffic volumes for study intersections during the AM and PM peak hour. Count worksheets are provided in Technical Appendix B. 1260 1261 1262 January 2015 Page 11 The Lakes at Valley West Traffic Impact Study 2.3 TRAFFIC OPERATIONS The LOS and capacity analyses were performed based on a review of the traffic volumes summarized in Section 2.2 and the geometric conditions described in Section 2.1. Table 3 provides a summary of LOS for the AM and PM peak hours. Also shown are average control vehicle delays for each intersection. Note again, LOS and control delays for stop controlled intersections are the function of the worse approach or movement. Table 3. Existing LOS and Delay - AM and PM Peak Hours Signalized Intersections AM Peak Hour PM Peak Hour LOS1 Delay LOS1 Delay Cottonwood Rd/Durston Rd D 30.5 sec D 25.0 sec Westgate Ave/Durston Rd B 10.6 sec B 10.8 sec Laurel Parkway/Durston Rd C 17.3 sec B 13.9 sec Cottonwood Rd/W. Babcock St B 14.1 sec B 12.7 sec LOS = Levels-of-Service Again, LOS E is the standard industry threshold for the operation of stop-controlled/unsignalized intersections. Therefore, all study intersections currently function within acceptable LOS ranges. This indicates that no capacity improvements would be warranted on the basis of existing traffic operations, as there is sufficient roadway capacity. LOS summary worksheets are provided in Section C of the Technical Appendix. 2.4 COLLISION HISTORIES Collision histories were reviewed to determine whether any unusual safety issues were noted at study intersections. Per typical industry approach, collision data was collected from the City of Bozeman for the most current three-year period available, which extends from January 1, 2011 to December 31, 2013. Collision histories were available for the Cottonwood Road/Durston Road, Laurel Parkway/Durston Road, and Cottonwood Road/W. Babcock Street intersections. A summary of the collision history review and analyses is as follows:  Cottonwood Road/Durston Road. Two collisions were noted for the three-year study period, which represents an average 0.67 collisions per year. From counts, we can estimate a TEV of 11,675 ADT, which calculates to a collision rate of 0.16 collisions per million entering vehicles. There was one head-on collision and one collision between eastbound and westbound left-turning vehicles. Collisions involved property damage only with no injuries.  Laurel Parkway/Durston Road. A single collision was noted during the three-year study period, which represents an average of 0.34 collisions per year. From counts, we can estimate a TEV of 10,000 ADT, which calculates to a collision rate of 0.09 collisions per million entering vehicles. This vehicle was driven into the ditch at night, with no collision with another vehicle. The accident involved property damage only with no injuries. 1263 January 2015 Page 12 The Lakes at Valley West Traffic Impact Study  Cottonwood Road/W. Babcock Street. A single collision was noted during the three-year study period, which represents an average of 0.34 collisions per year. From counts, we can estimate a TEV of 6,400 ADT, which calculates to a collision rate of 0.15 collisions per million entering vehicles. This collision involved a westbound left-turning vehicle colliding with a southbound through movement. The accident involved property damage only with no injuries. The review of collision histories suggests there are no HAL at study intersections as the ICR’s are minimal with no injuries noted at any study intersection. 1264 January 2015 Page 13 The Lakes at Valley West Traffic Impact Study 3 YEAR 2024 GROWTH RATE FORECASTS This section summarizes year 2024 traffic forecasts, as developed using the baseline growth rate. Also described are planned future roadway improvements and forecast traffic operations and capacity conditions based on these forecasts. 3.1 ROADWAY NETWORK There are three improvement projects poised for development within the study area. All projects are currently unfunded and, as such, were not reflected in analyses for Section 3 (Year 2024 Growth Rate Forecasts) or Section 4 (Year 2024 Pipeline Forecasts) as they provide capacity that cannot be counted upon (within any predicted timeframe). However, some discussion as to the benefit of these improvements is provided in Section 5 (Improvements and Project Mitigation). It is anticipated these improvements would be developed through a combination of frontage improvements and financial support via traffic impact fees, the City of Bozeman street budget, and grants. A summary of planned improvement projects is as follows:  Durston Road. This includes the widening of Durston Road from a two-lane to a three- lane section west of Cottonwood Road to Westgate Avenue and adding a center turn lane with bike lane along the southern edge of the arterial.  Cottonwood Road/Durston Road. A traffic signal or roundabout is ultimately planned at the Cottonwood Road/Durston Road intersection. With the signal, turn lanes could be developed to better accommodate turn movements.  Cottonwood Road. A separated, four-lane section would be developed north from W. Babcock Street to Durston Road, adding two through lanes with bike lanes. 3.2 TRAFFIC FORECASTS Baseline traffic forecasts were developed for this Section using a 3% annual growth rate provided by City of Bozeman Engineers. This growth rate was applied to year 2014 traffic volumes to generate year 2024 future without project traffic volumes for the AM and PM peak hours. A summary of baseline growth, year 2024 future without-project traffic forecasts is shown on Figure 5 for the AM peak hour and Figure 6 for the PM peak hour. 1265 1266 1267 January 2015 Page 16 The Lakes at Valley West Traffic Impact Study 3.2.1 Trip Generation Trip generation was predicted using the methods outlined in the Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition, 2012). The Trip Generation Manual is a nationally recognized and locally accepted method for forecasting trip generation for a range of commercial, retail, and residential land uses. The forecasting methods were developed based on the survey of other existing land use developments located throughout the United States. Trip generation was determined using ITE Code 210 for single family homes and ITE Code 230 for Townhomes. The ITE describes these land uses as follows:  ITE Code 210 Single-Family Detached Housing - “includes all single-family detached homes on individual lots.”  ITE Code 230 Residential Condominium/Townhouse - “ownership units that have at least one other owned unit within the same building structure.” Trip generation was determined based on equations that estimate trips according to the number of dwelling units. Equations were used for this study for the following reasons: more than ten surveys/studies were used to develop ITE equations for these land uses; a resulting data regression analysis results in a fit in excess of 0.80 for both uses; and more conservative (higher) trip generation totals are provided. The Trip Generation Manual indicates equations should be met over rates when these criteria are met. Trips were for the weekday and AM and PM peak hours of the weekday, assuming the development and occupancy of 120 single family homes and 180 townhomes. A summary of resulting trip generation is provided on Table 4. Table 4. Project Trip Generation Projections Land Use (Units) Weekday AM Peak Hour PM Peak Hour In Out Total In Out Total Single Family Homes (120 units) 1,240 23 71 94 78 46 124 Townhomes (180 units) 1,070 14 69 83 65 32 97 Trip Totals 2,310 37 140 177 143 78 221 Source: Derived from equations provided in Trip Generation Manual (ITE, 2012) As shown, 2,310 trips would be generated during the typical weekday, with 177 trips generated during the AM peak hour and 221 trips generated during the PM peak hour. Peak hourly trips would comprise 17.2 percent of total daily trips. 3.2.2 Trip Distribution The distribution of trips was estimated to establish traffic forecasts for future LOS analyses. An imaginary cordon or screen line was assumed around the project vicinity encompassing the principal approach routes of Durston Road, Cottonwood Road, and W. Babcock Street. Individual average daily traffic (ADT) counts were compared with total ADT volumes on this cordon line (a total of 18,000 ADT was noted) to gain a sense of distribution patterns. Trip 1268 January 2015 Page 17 The Lakes at Valley West Traffic Impact Study distributions were proportioned to these primary approach routes in order to determine project trip assignments. A summary of this comparison is as follows:  Durston Road East. There is an ADT count of 8,600 ADT on Durston Road east of Cottonwood Road. This results in a distribution of approximately 50 percent when compared with total ADT along the cordon line.  Cottonwood Road South. There is an ADT count of 5,600 ADT on Cottonwood Road south of W. Babcock Street. This results in an approximate 30 percent distribution when compared with total ADT along the cordon line.  Durston Road West. Peak hourly to ADT ratios were developed for Durston Road East, and then used to estimate an ADT count of 3,000 ADT west of Westgate Avenue. This results in an approximate 15 percent distribution when compared with total ADT along the cordon line.  W. Babcock Street East. An approximate 800 ADT was noted for W. Babcock Street, with this road providing a viable albeit less direct route into Bozeman. A comparison results in an approximate 5 percent distribution when compared with total ADT along the cordon line. The remaining study road segments did not provide a typical approach to/from the study area and were therefore neglected in the distribution and assignment of trips. Project trips were then assigned to the study area based upon these distribution patterns. A summary of trip assignments is provided on Table 5 for the weekday, AM peak hour, and PM peak hour. Table 5. Trip Distribution and Assignment Summaries Location Distribution (Rounded) Assignments Daily Assignments AM Peak Assignments PM Peak Durston Rd W/of Westgate Ave 15.0% 345 27 33 Durston Rd E/of Cottonwood Drive 50.0% 1,155 88 111 Cottonwood Rd S/of W. Babcock St 30.0% 695 53 66 W. Babcock St E/of Cottonwood Rd 5.0% 115 9 11 Total Trip Assignments 100% 2,310 177 221 1. Distributions to/from west split between Elton Road, Upriver Drive, and Wellesley Avenue. Figure 7 provides a summary of intersection trip assignments for the AM peak hour and Figure 8 for the PM peak hour. Future without project traffic volumes and project trip assignments were combined to generate the future year 2024 traffic forecasts shown on Figure 9 and Figure 10 for the AM and PM peak hours. Again these forecasts were developed with the application of annual growth rates. 1269 1270 1271 1272 1273 January 2015 Page 22 The Lakes at Valley West Traffic Impact Study 3.3 TRAFFIC OPERATIONS The LOS and capacity analyses were performed based on a review of the traffic forecasts summarized in Section 3.2. As indicated, this analysis was performed based on current geometric conditions. Table 6 provides a summary of future without and with project LOS and control delays for the AM and PM peak hours. Table 6. Year 2024 LOS Summaries (Growth Rate) - AM and PM Peak Hours Future Without Project Future With-Project Signalized Intersections AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour LOS1 Delay LOS1 Delay LOS1 Delay LOS1 Delay Cottonwood Rd/Durston Rd F 102.8 F 177.2 F 207.8 F >250.0 Westgate Ave/Durston Rd B 11.6 B 12.0 C 15.9 C 15.4 Laurel Parkway/Durston Rd D 30.4 C 19.3 F 164.1 F 61.4 Cottonwood Rd/W. Babcock St C 18.2 C 15.5 C 20.2 C 17.5 Westmorland Dr/Durston Rd -- -- -- -- C 15.3 C 16.9 LOS = Levels-of-Service As shown, the Cottonwood Road/Durston Road intersection is projected to function at LOS F by year 2024 during the AM and PM peak hours, as reviewed based on forecasts developed with growth rates. Similarly, the Laurel Parkway/Durston Road intersection is projected to operate at LOS F with the introduction of the fourth intersection approach during both peak hours. Note this LOS result is the function of delay experienced within the southbound approach, specifically the left-turn movement, at the intersection. All other intersections are projected to function with acceptable LOS during the AM and PM peak hours. 1274 January 2015 Page 23 The Lakes at Valley West Traffic Impact Study 4 YEAR 2024 PIPELINE PROJECT FORECASTS This section summarizes year 2024 traffic forecasts, as developed using pipeline project trip assignments. Reiterated are future roadway network changes and provided are forecast traffic operations and capacity conditions based on these forecasts. 4.1 ROADWAY NETWORK As indicated, the three-lane Durston Road project; the Cottonwood Road/Durston Road signal or roundabout project; and the Cottonwood Road four lane extension are improvements planned within the study area. However, as all projects are currently unfunded, they are not addressed with the analyses in this Section. Some discussion as to the benefit of these improvements is provided in Section 5 (Improvements and Project Mitigation). 4.2 TRAFFIC FORECASTS Future without project traffic forecasts were developed for this Section using a 1 percent annual growth rate combined with pipeline project trip assignments. The 1 percent growth rate addresses baseline traffic growth, meaning traffic growth not associated with specific developments within the study area. Pipeline projects again refer to vested land use projects that have been approved by local agencies, but are in the process of being developed. As such, the trips generated by these projects are not yet recorded in counts and need to be addressed in forecasts as they have rights to future capacity. A summary of pipeline projects are as follows:  Boulder Creek/Westbrook. This project includes the development of 233 single family residential units located north of Durston Road, ¼ mile west of Cottonwood Road. The traffic impact study for this development (Abelin Traffic Services, November 2013) indicates the project would generate 2,230 weekday trips with 175 trips generated during the AM peak hour and 235 trips during the PM peak hour. Of these trips, approximately 33 percent are expected off Cottonwood Road to/from the north of Durston Road, 11 percent off Cottonwood Road to/from the south of Babcock Street, 3 percent off Durston Road to/from the west of Westgate Avenue, 31 percent off Durston Road to/from the east of Cottonwood Drive, 11 percent off Laurel Parkway to/from the north of Durston Road, and 11 percent off W. Babcock Street to/from the east of Cottonwood Road.  Norton East Ranch Phase III. This project includes the development of 106 single family residential units located west of Laurel Parkway between Babcock Street and Fallon Street. The traffic impact study for this development (Abelin Traffic Services, June 2014) indicates the project would generate 1,014 weekday trips with 80 trips generated during the AM peak hour and 107 trips during the PM peak hour. Of these trips, approximately 4 percent are expected off Cottonwood Road to/from the north of Durston Road, 50 percent off Cottonwood Road to/from the south of Babcock Street, 10 percent off Durston Road to/from the west of Westgate Avenue, 24 percent off Durston Road to/from the east of Cottonwood Drive, and 13 percent off W. Babcock Street to/from the east of Cottonwood Road.  Traditions Subdivision Phases 2 & 3. This project includes the development of 98 single family residential units located north of Annie Street and west of Cottonwood 1275 January 2015 Page 24 The Lakes at Valley West Traffic Impact Study Road. The traffic impact study for this development (Abelin Traffic Services, September 2014) indicates the project would generate 938 weekday trips with 74 trips generated during the AM peak hour and 99 trips during the PM peak hour. Of these trips, approximately 47 percent are expected off Cottonwood Road to/from the north of Durston Road, 2 percent off Cottonwood Road to/from the south of Babcock Street, 1 percent off Durston Road to/from the west of Westgate Avenue, 26 percent off Durston Road to/from the east of Cottonwood Drive, 2 percent off Laurel Parkway to/from the north of Durston Road, and 12 percent off W. Babcock Street to/from the east of Cottonwood Road. Attached Figure 11 and Figure 12 provide a summary of pipeline project trip assignments for the AM and PM peak hours at study intersections. Pipeline trips were combined with baseline forecasts to develop the future without project traffic volumes, as shown on Figure 13 and Figure 14 for the peak hours. Specific pipeline project trip assignments are provided in Section D of the Technical Appendices. 4.2.1 Trip Generation & Distribution Again, trip generation was based on the methods of the (ITE) Trip Generation Manual (9th Edition, 2012). Trip generation was determined for 120 for single family homes 180 townhomes. Total project trip generation is again summarized on Table 7. Table 7. Project Trip Generation Projections (Re-summarized) Land Use (Units) Weekday AM Peak Hour PM Peak Hour In Out Total In Out Total Trip Totals 2,310 37 140 177 143 78 221 Source: Derived from equations provided in Trip Generation Manual (ITE, 2012) As indicated, the distribution of these project trips was based on a review of study area ADT trips. A summary of these distributions are again as follows:  Durston Road East. 50 percent to/from the east of Cottonwood Road.  Cottonwood Road South. 30 percent to/from the south of W. Babcock Street.  Durston Road West. 15 percent to/from the west of Westgate Avenue.  W. Babcock Street East. 5 percent to/from the east of Cottonwood Road. Project trip assignments are again summarized on figure 7 and figure 8 for the AM and PM peak hours of the typical weekday. 4.2.2 Forecasts and Volume Comparisons Trip assignments were combined with the future without project forecasts, as developed with pipeline project trips, to generate future with project traffic forecasts. A summary of the resulting future year 2024 future with project traffic forecasts shown on Figure 15 and Figure 16 for the AM and PM peak hours. 1276 1277 1278 1279 1280 1281 1282 January 2015 Page 31 The Lakes at Valley West Traffic Impact Study A comparison of traffic forecasts was performed between the two forecast methodologies summarized in Section 3 (Year 2024 Growth Rate Forecasts) or Section 4 (Year 2024 Pipeline Forecasts). Table 8 provides a summary of total entering volume forecasts, represented as percent annual growth rates calculated between existing and future Year 2024 volumes for existing study intersections. Table 8. Total Entering Volume Annual Growth Comparisons Signalized Intersections Growth Rates Pipeline Trips AM Peak PM Peak AM Peak PM Peak Cottonwood Rd/Durston Rd 4.2% 4.4% 4.6% 5.3% Westgate Ave/Durston Rd 4.6% 4.9% 3.2% 3.7% Laurel Parkway/Durston Rd 4.2% 5.1% 3.7% 4.1% Cottonwood Rd/W. Babcock St 3.8% 4.1% 3.7% 4.8% Weighted Average Annual Growth Rates 4.3% 4.7% 4.0% 4.8% As shown, average annual growth rates are similar between the forecast methodologies for study intersections. Thus, although there is some difference between through and turning movement forecasts, they result in similar growth projections. 4.3 TRAFFIC OPERATIONS The LOS and capacity analyses were performed based on a review of the traffic forecasts summarized in Section 4.2. Again, this analysis was performed based on the current geometric conditions as planned improvements are currently unfunded. Table 9 provides a summary of future without project LOS and control delays for the AM and PM peak hour, as based on pipeline project traffic forecasts. Table 9. Year 2024 Traffic Forecasts (Pipeline) - AM and PM Peak Hours Future Without Project Future With-Project Signalized Intersections AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour LOS1 Delay LOS1 Delay LOS1 Delay LOS1 Delay Cottonwood Rd/Durston Rd F >250.0 F >250.0 F >250.0 F >250.0 Westgate Ave/Durston Rd B 11.7 B 11.4 C 14.5 B 14.4 Laurel Parkway/Durston Rd C 23.8 C 16.6 F 75.6 E 40.5 Cottonwood Rd/W. Babcock St C 19.6 C 18.1 C 21.8 C 20.8 Westmorland Dr/Durston Rd -- -- -- -- B 14.9 C 15.2 LOS = Levels-of-Service As before, the Cottonwood Road/Durston Road intersection is projected to function at LOS F by year 2024 during the AM and PM peak hours, as reviewed based on forecasts developed with 1283 January 2015 Page 32 The Lakes at Valley West Traffic Impact Study pipeline project assignments. As before, the Laurel Parkway/Durston Road intersection is projected to operate at LOS F with the introduction of the fourth intersection approach, except only during the AM peak hour. Again this LOS result is the function of delay experienced within the southbound approach, specifically the left-turn movement, at the intersection. All other intersections are projected to function with acceptable LOS during the AM and PM peak hours. Note the results of the LOS analysis yield similar operations/capacity results, despite the difference in forecasting methodologies. 1284 January 2015 Page 33 The Lakes at Valley West Traffic Impact Study 5 IMPROVEMENTS AND PROJECT MITIGATION Operational deficiencies (LOS exceptions) were noted for the Cottonwood Road/Durston Road and Laurel Parkway/Durston Road intersections. This section reviews and validates two improvements planned for the study area. 5.1 COTTONWOOD DRIVE/DURSTON ROAD INTERSECTION As indicated, a LOS deficiency has been noted for the Cottonwood Drive/Durston Road intersection. Traffic forecasts were reviewed incrementally between year 2014 and year 2024 during the more critical of the peak hour conditions/scenarios reviewed for this intersection, which was the AM peak hour of the pipeline forecast scenario. Thus, to accomplish the incremental analysis for this intersection:  60 units of The Lakes of Valley West development was reviewed incrementally (every two years) to an intermediate horizon year  The 1 percent annual growth rate compounded annually to this horizon year (every two years)  Plus, a 20 percent increment assignment of pipeline project trips to this incremental horizon year (every two years) Based on this incremental analysis, it was determined the intersection would function at LOS F by year 2016, indicating the need for some improvement within a two year timeframe. The installation of an all-way stop would mitigate this deficiency temporarily, delaying this deficiency approximately two years. Thus, the need for more rigorous signal or roundabout improvement would be needed by year 2018. As indicated previously, the City of Bozeman is planning to construct a traffic signal or roundabout at this intersection as funding permits in the future. Either improvement will fully address & correct LOS for this intersection; resulting in a LOS B/C operations under either forecast scenario for the AM and PM peak hours. An analysis was then performed to determine the proposed projects responsibility towards Cottonwood Drive/Durston Road intersection improvements. Per standard industry practices, a developments responsibility towards improvements is calculated on the bases of total entering volumes. Thus, the weighted average impact of project trip assignments versus forecast TEV is shown below:  (150+150+188+188) / (1,369+1,419+1,448+1,574) = 11.6% Given this calculation, the project comprises an average 11.6 percent of TEV at the intersection. As such, it is recommended the project participate in providing 32.0 percent of construction costs associated with improvement development. 5.2 DURSTON ROAD THREE LANE As indicated, the Laurel Parkway/Durston Road intersection is projected to function within the LOS F range during the peak hours according to both forecast scenarios. Although this conflict 1285 January 2015 Page 34 The Lakes at Valley West Traffic Impact Study does occur as the result of project construction, with the addition of the fourth/south leg, the LOS issue is actually due to the stopped delay associated with the southbound left-turn movement at the intersection. Between 226 and 247 southbound left-turns were noted between forecast scenarios during the AM peak hour with between 142 and 155 noted between forecasts during the PM peak hour; causing significant stopped delays. Traffic forecasts were reviewed incrementally between year 2014 and year 2024 during the more critical of the peak hour conditions/scenarios reviewed for this intersection, which was the AM peak hour of the growth rate forecast scenario. Thus, to accomplish the incremental analysis for this intersection:  60 units of The Lakes of Valley West development was reviewed incrementally (every two years) to an intermediate horizon year,  The 3 percent annual growth rate compounded annually to this horizon year (every two years), Based on this incremental analysis, it was determined the intersection would function at LOS F by year 2020, indicating the need for some improvement within a six-year timeframe. Typical improvements for LOS such as this include turning restrictions, the construction of a roundabout/signal, an alternative route, and/or the construction of a two-way left-turn lane (TWLTL) or center turn lane; of which the TWLTL and the signal/roundabout options seem the most appropriate given the situation. TWLTL. As indicated, City Engineers have planned to construct a TWLTL along Durston Road from Cottonwood to Westgate Avenue. With the appropriate channelization, this lane can offer turning capacity for intersections and driveways along the length of Durston Road, providing for the staged movements of left-turns from intersecting streets onto the arterial. The staging of left-turns promotes a concept known as two-stage gap acceptance. This improves LOS and reduces vehicle delay, as drivers deal with traffic conflicts from only one direction of travel at a time versus two. If channelized appropriately, this improvement would mitigate traffic operations back into the LOS D/E range during the year 2024 AM and PM peak hours. However, for this to serve as a TWLTL, no eastbound or westbound left-turn lanes can be striped at the intersection; rather only the TWLTL striping can be used. This is because southbound and northbound left turning vehicles would turn into a designated turn lane, which is prohibited. Even to this end, there may be a potential for traffic conflicts between especially westbound left and southbound left-turning movements. Therefore, City Engineers may not find this a desirable mitigation for LOS issues at the intersection. Per standard industry practices, a proportionate impact of roadway improvements, in this case TWLTL widening, is determined by comparing trip assignments versus forecast traffic volumes on the roadway in question. In this case, the weighted average impact of project trip assignments versus forecast assignments on Durston Road is shown below:  (140+140+175+175) / (933+834+1,006+912) = 17.1% Given this calculation, the project comprises an average 17.1 percent of total growth projected along Durston Road between Cottonwood Road and Laurel Parkway. As such, it is 1286 January 2015 Page 35 The Lakes at Valley West Traffic Impact Study recommended the project participate in providing 17.1 percent of construction costs associated with improvement development. Traffic Signal. A roundabout or traffic signal would be the more ideal mitigation for the intersection, if a TWLTL is deemed by City Engineers to be the wrong improvement. A signal or roundabout would elevate operations back into the LOS B range, which is a better result; although this project would not offer capacity benefits to other intersections or driveways along Durston Road as with the TWLTL. So there is a trade-off with this improvement. As indicated previously, a comparison of TEV trip assignments versus total forecasts is the measure for impacts for intersections with the comparison summarized as follows:  (152+152+190+190) / (973+877+1,050+961) = 17.7% Given this calculation, the project comprises an average 17.7 percent of total growth projected at the intersection. As such, it is recommended the project participate in providing 17.7 percent of construction costs associated with the development of a signal or roundabout, if required over a TWLTL. 5.3 DEVELOPER PROPOSAL The project proponent and developer for the Lakes at Valley West has offered to construct the third lane and bike lane for Durston Road extending nearly one mile between Cottonwood Road and Westgate Drive for the City of Bozeman. This would include the addition of 15 feet of pavement along the southern frontage of the current arterial with an 18-foot landscape area and 6-foot sidewalks, per the cross section shown below. Figure 17. Proposed Durston Road Cross-Section The expense with developing this paved section is much more considerable than 11.6 percent proportion of the Cottonwood Road/Durston Road intersection improvement and the 17.1 percent or 17.7 percent proportion of either Durston Road widening or Laurel Parkway/Durston Road improvements discussed above, respectively. Understanding this, City Engineers have indicated a willingness to enter into a “City of Bozeman Impact Fee Credit Agreement” with the project proponent to provide reimbursement for construction costs through traffic impact fees, the street budget, and/or through reimbursement of possible grants. 1287 January 2015 Page 36 The Lakes at Valley West Traffic Impact Study As such, the next step in the process (following the development of this TIS) is for a civil engineer to develop engineering and construction cost estimates for the improvements outlined in 5.1 and 5.2; the Cottonwood Road/Durston Road intersection and for Durston Road improvements and/or for the Laurel Parkway/Durston Road intersection. The proportionate allocations discussed in these chapters should then be compared against these costs to determine a project mitigation fee. The developer reimbursement would then be construction costs less the project mitigation fee. By way of a planning example (and by round numbers), let’s assume improvements to the Durston Road/Cottonwood Road intersection total $300,000. Let’s assume improvements to Durston Road have a construction cost of approximately $1,000,000. Thus, the proportionate mitigation fees for these projects would be ($300,000 * 11.6%) + ($1,000,000 * 17.1%) = $205,800 owed towards improvements. This would result in reimbursement of $1,000,000 - $205,800 = $794,200 back towards the developer. Again, this is an example and all construction costs should be reviewed by a civil engineer to document agreement details. 1288 January 2015 Page 37 The Lakes at Valley West Traffic Impact Study 6 SUMMARY AND CONCLUSIONS A 300-unit residential development is proposed south of Durston Road approximately ½ mile west of Cottonwood Road. Principal access to the development is proposed through Westgate Avenue, Laurel Parkway, and Westmorland Drive; all of which will extend south into The Lakes at Valley West. The development is located within an R-1 zone of Bozeman and also within the Valley West Planned Unit development. Project completion and occupancy is anticipated by year 2024. The project is anticipated to have a mix of 120 single family homes and 180 townhomes. The project is anticipated to generate 2,310 weekday trips with 177 trips generated during the AM peak hour and 221 trips generated during the PM peak hour. Approximately 50 percent of project trips are expected to/from the east of Cottonwood Road on Durston Road; 30 percent are expected on Cottonwood Road to/from the south of W. Babcock Street; 15 percent on Durston Road to/from the west of Westgate Avenue; and 5 percent on W. Babcock Street to/from the east of Cottonwood Road. 6.1 TRAFFIC FORECASTS AND CAPACITY The project is estimated to be complete and occupied within ten years, and as such, traffic forecasts were developed for year 2024 for the AM and PM peak hours of the typical weekday. Two forecast methodologies were used in this study, to address a potential range of future traffic conditions within the City. These methodologies are summarized as follows:  Growth Rates. Project trip assignments were developed with baseline forecasts, with baseline forecasts developed using a 3 percent growth rate.  Pipeline Projects. Project trip assignments were developed with baseline forecasts developed using a 1 percent growth rate plus the trip assignments generated by approved, but yet to be developed, “pipeline” development projects. Four existing and one new intersection was reviewed with this study; including the intersections of Westgate Avenue/Durston Road, Laurel Parkway/Durston Road, Cottonwood Road/Durston Road, and Cottonwood Road/W. Babcock Street and the future intersection of Westmorland Drive/Durston Road. Of these intersections, operational deficiencies (LOS exceptions) were noted for the Cottonwood Road/Durston Road and Laurel Parkway/Durston Road intersections. 6.2 IMPROVEMENT RECOMMENDATIONS AND MITIGATION A number of improvements are planned by City of Bozeman Engineers. These improvements were vetted by this study, and confirmed for both study intersections. The following measures were proposed to address capacity/operational issues, with project participation to include:  A traffic signal or roundabout is confirmed and recommended for the Durston Road/Cottonwood Road intersection, which is projected to experience unacceptable LOS by year 2016. An interim, all/four way stop can be developed to promote LOS for two additional years. However, the signal improvement would ultimately be required by year 2018, and would fully address operational issues at the intersection (promoting LOS B/C traffic operations). The project would have an 11.6% growth impact and recommended proportionate responsibility towards intersection improvements. 1289 January 2015 Page 38 The Lakes at Valley West Traffic Impact Study  A two-way left-turn lane (center turn lane) is confirmed along Durston Road between Cottonwood Road and Westgate Avenue. The analysis of the Laurel Parkway/Durston Road intersection indicates this improvement would be needed by year 2020. The TWLTL would promote a LOS D/F function for this intersection, as well as improve traffic operations for other intersections and driveways along Durston Road. The project would have an 17.1% growth impact and recommended proportionate responsibility towards Durston Road widening improvements.  Alternatively, a roundabout or signal could be constructed for Laurel Parkway/Durston Road if City Engineers determine the TWLTL is not the appropriate solution for the intersection. This focused improvement would elevate operations back into the LOS B range; however, this would not offer the benefit of the TWLTL for the remainder for Durston Road. The project would have an 17.7% growth impact and recommended proportionate responsibility towards intersection improvements, if a signal were selected over the TWLTL. As indicated in Section 5.3, the developer for The Lakes at Valley West has offered to construct the three lane section for Durston Road between Cottonwood Drive and Westgate Drive for the City of Bozeman, including a 15 foot paved section, an 18 foot landscape buffer, and a 6 foot sidewalk. The City of Bozeman indicated the willingness to enter into an agreement with the developer. The expense of this improvement will be considerably more than the proportionate impact/contribution of the improvements identified above. Thus, the developer will enter into a “City of Bozeman Impact Fee Credit Agreement” with the City to be reimbursed for construction costs, less the proportionate impacts/fees determined via the responsibilities identified above. A civil engineer should be used to finalize mitigation fees for this development, via construction cost estimates compared with the proportionate impacts above. The resulting mitigation fee is then reduced from developer expenses to determine reimbursement (see rough example in Section 5.3) 6.3 SUMMARY The project will impact traffic conditions within the study area. However, the impacts of the project can be fully mitigated with the improvements and participation described within this TIS. In addition, recommended improvements should assure the safe and effective operation of study area intersections and arterials through year 2024, as confirmed via the analysis of two forecasting methodologies. No further recommendations are provided by this TIS. 1290 The Lakes at Valley West Traffic Impact Study Appendix A Glossary of Terms 1291 The Lakes at Valley West Traffic Impact Study This section of the Technical Appendix provides a glossary of terms. The Highway Capacity Manual (TRB, 2010) and the Transportation Impact Analyses for Site Development (ITE, 2005) were used to help with the development of the following definitions:  Access point – An intersection, driveway, or opening on a roadway that provides access to a land use or facility.  All-way stop-controlled – An intersection with stop signs located on all approaches.  Arterial – (General Definition) A signalized street that primarily serves through-traffic and secondarily provides access to abutting properties.  Average daily traffic (ADT) – The average 24 hour traffic volume at a given location on a roadway.  Capacity – The number of vehicles or persons that can be accommodated on a roadway, roadway section, or at an intersection over a specified period of time. Capacity is also a term used to define limits for transit, pedestrian, and bicycle facilities. Concept typically expressed as vehicles per hour, vehicles per day, or persons per hour or per day.  Collector street – (General Definition) A surface street providing land access and traffic circulation within residential, commercial, and industrial areas.  Cycle – A complete sequence of cycle indicators.  Cycle length – The total time for a signal to complete one cycle.  Delay – The additional travel time experienced by a driver, passenger, or pedestrian.  Demand – The number of users desiring service on a highway system or street over a specified time period. Concept typically expressed as vehicles per hour, vehicles per day, or persons per hour or per day.  Departing sight distance – The length of road required for a vehicle to turn from a stopped position at an intersection (or driveway) and accelerate to travel speed.  Downstream – The direction of traffic flow.  Functional class – A transportation facility defined by the traffic service it provides.  Growth factor – A percentage increase applied to current traffic demands or counts to estimate future demands/volumes.  High Accident Location (HAL) – A specific location along a roadway (such as an intersection or driveway) where calculated accident rates exceed industry thresholds, or those specified by a local or State agency.  High Accident Corridor (HAC) – A roadway or arterial section where calculated accident rates exceed industry thresholds, or those specified by a local or State agency.  Intersection Collision Rate (ICR) – Quantifies the number and/or severity of collisions at for use in statistical comparisons, as based on the number of average accidents (or severe accidents or fatalities) per year as compared with average daily traffic entering an intersection.  Level of Service – The standard used to evaluate traffic operating conditions of the transportation system. This is a qualitative assessment of the quantitative effect of factors such as speed, volume of traffic, geometric features, traffic interruptions, delays and freedom to maneuver. Operating conditions are categorized as LOS A through LOS “F”. LOS A generally represents the most favorable driving conditions and LOS F represents the least favorable conditions. 1293 The Lakes at Valley West Traffic Impact Study  Mainline – The primary through roadway as distinct from ramps, auxiliary lanes, and collector-distributor roads.  Major Street – The street not controlled by stop signs at a two-way stop-controlled intersection.  Minor arterial – (General Definition) A functional category of a street allowing trips of moderate length within a relatively small geographical area.  Operational analysis – A use of capacity analysis to determine the level of service on an existing or projected facility, with known or projected traffic, roadway, and control conditions.  Peak Generator Hour – The single hour (or hours) in a day during which trip generation for a development or land use is highest.  Peak hour – Single hour (or hours) in a day during which the maximum traffic volume occurs on a given facility (roadway, intersection, etc.). Typically the peak hour is known as the “rush” hour that occurs during the AM or PM work commutes of the typical weekday. The absolute peak hour of the day can also be referred to as the design hour.  Peak Generator Hour – The peak hourly volume generated by a particular development or land use. In the context of traffic reports, the generator hour can occur in the morning and afternoon, described as AM and PM peak generator hours, respectively.  Peak hour factor – The hourly volume during the maximum-volume hour of the day divided by the peak 15-minute flow rate within the peak hour; a measure of traffic demand fluctuation within the peak hour.  Principal Arterial - (General Definition) A major surface street with relatively long trips between major points, and with through-trips entering, leaving, and passing through the urban area.  Queue – A line of vehicles, bicycles, or persons waiting to be served by the system in which the flow rate from the front of the queue determines the average speed within the queue. Slower moving vehicles or people joining the rear of the queue are usually considered a part of the queue.  Roadside obstruction – An object or barrier along a roadside or median that affects traffic flow, whether continuous (e.g., a retaining wall) or not continuous (e.g., light supports or a bridge abutment).  Road characteristic – A geometric characteristic of a street or highway, including the type of facility, number and width of lanes, shoulder widths and lateral clearances, design speed, and horizontal and vertical alignment.  Roundabout – An unsignalized intersection with a circulatory roadway around a central island with all entering vehicles yielding to the circulating traffic.  Shoulder – A portion of the roadway contiguous with the traveled way for accommodation of stopped vehicles, emergency use, and lateral support of the subbase, base, and surface courses.  Stopping sight distance – The length of road needed for a moving vehicle to come to a complete stop prior to an obstruction sighted on the road.  Total Entering Volume (TEV) – Total traffic entering and intersection during the weekday or a specified timeframe (such as a peak hour). 1294 The Lakes at Valley West Traffic Impact Study  Traffic conditions – A characteristic of traffic flow, including distribution of vehicle types in the traffic stream, directional distribution of traffic, lane use distribution of traffic, and type of driver population on a given facility.  Travel speed – The average speed, in miles per hour, of a traffic computed as the length of roadway segment divided by the average travel time of the vehicles traversing the segment.  Travel time – The average time spent by vehicles traversing a highway segment, including control delay, in seconds per vehicle of minutes per vehicle.  Trip Distribution and Assignment – The predicted travel patterns of vehicle trips as they approach and depart a land use. Distribution refers to the travel pattern, usually defined in percentages or fractions, and assignment refers to vehicle trip ends.  Traffic forecast – The predicted traffic volume of the analysis horizon year or time period. Most typically predicted for the weekday, AM peak hour, PM peak hour, or AM or PM peak generator hours of the typical weekday.  Traffic impact analysis – A traffic impact analysis (TIA) is an engineering and planning study that forecasts the potential traffic and transportation impacts of a proposed development on an area, neighborhood, or community. Reports can also be referred to as a traffic impact study (TIS).  Trip generation – The number of vehicle trips generated by a development or land use. Most typically predicted for the weekday, AM peak hour, PM peak hour, or AM or PM peak generator hours of the typical weekday.  Two-way left-turn lane – A lane in the median area that extends continuously along a street or highway and is marked to provide a deceleration and storage area, out of the through-traffic stream, for vehicles traveling in either direction to use in marking left turns at intersections and driveways.  Two-way stop-controlled – The type of traffic control at an intersection where drivers on the minor street or driver turning left from the major street wait for a gap in the major- street traffic to complete a maneuver. Typically the minor approaches are stop- controlled.  Unsignalized intersection – An intersection not controlled by traffic signals.  Upstream – The direction from which traffic is flowing.  Volume – The number of persons or vehicles passing a point on a lane, roadway, or other traffic-way during some time interval, often one hour, expressed in vehicles, bicycles, or persons per hour.  Volume-to-capacity ratio – The ratio of flow rate to capacity for a transportation facility.  Walkway – A facility provided for pedestrian movement and segregated from vehicle traffic by a curb, or provide for on a separate right-of-way. 1295 The Lakes at Valley West Traffic Impact Study Appendix B Summary Traffic Counts 1297 Page 1/1 Intersection: Location: Date Count Performed: Count Time Period: Seasonal Adjustment Factor: Street/Approach Total Peak Hour %% Buses % Heavy Road Movement 7:00 7:15 7:30 7:45 8:00 8:15 8:30 8:45 Total %%Volume PHF Trucks & RV's Vehicles L 0 8 5 6 3 3 4 1 30 47.62%2.02%17 0.71 0.00%0.00%0.00% T 3 5 5 3 2 1 1 4 24 38.10%1.62%11 0.55 0.00%0.00%0.00% R 3 0 2 0 1 0 2 0 8 12.70%0.54%3 0.38 0.00%0.00%0.00% Bike/Ped 0 0 0 0 1 0 0 0 1 1.59%0.07%1 0.25 L 2 6 5 16 6 3 11 9 58 21.64%3.91%30 0.47 0.00%3.45%3.45% T 1 1 0 1 2 1 1 4 11 4.10%0.74%4 0.50 9.09%0.00%9.09% R 13 10 20 31 49 33 24 18 198 73.88%13.35%133 0.68 1.52%1.52%3.03% Bike/Ped 0 0 0 0 0 0 0 1 1 0.37%0.07%0 0.00 L 13 23 13 50 44 35 20 15 213 43.12%14.36%142 0.71 0.94%0.47%1.41% T 26 26 39 42 33 42 32 31 271 54.86%18.27%156 0.93 2.21%1.48%3.69% R 0 0 1 1 2 2 2 2 10 2.02%0.67%6 0.75 0.00%0.00%0.00% Bike/Ped 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 L 1 1 0 0 0 1 0 0 3 0.46%0.20%1 0.25 0.00%0.00%0.00% T 23 52 68 77 57 57 35 32 401 60.94%27.04%259 0.84 1.00%1.50%2.49% R 17 29 43 41 38 23 33 29 253 38.45%17.06%145 0.84 1.98%0.40%2.37% Bike/Ped 0 0 0 0 0 0 0 1 1 0.15%0.07%0 0.00 102 161 201 268 238 201 165 147 1483 100.00%908 0.85 1.42%1.15%2.56% 732 868 908 872 751 Intersection Turning Movement Count Summary Hourly VolumeDurston RoadFrom the EastDurston RoadFrom the WestStart Time Cottonwood RoadFrom the NorthCottonwood RoadFrom the SouthIntersection Totals Weekday, AM Peak Period 1.00 Cottonwood Road & Durston Road Bozeman, Gallatin County, Montana Thursday, December 4, 2014 N:\5352\003\Traffic Data\Traffic Count Data\Cottonwood-Road_Durston-Road_AM_2014-12-04.xlsx Printed On: 12/5/20141299 Page 1/1 Intersection: Location: Date Count Performed: Count Time Period: Seasonal Adjustment Factor: Street/Approach Total Peak Hour %% Buses % Heavy Road Movement 3:00 3:15 3:30 3:45 4:00 4:15 4:30 4:45 5:00 5:15 5:30 5:45 Total %%Volume PHF Trucks & RV's Vehicles L 1 3 3 1 2 1 1 3 3 2 3 2 25 48.08%1.02%11 0.92 0.00%0.00%0.00% T 1 2 2 2 3 2 2 2 2 1 1 0 20 38.46%0.81%6 0.75 0.00%0.00%0.00% R 0 0 1 0 0 2 2 1 0 0 0 0 6 11.54%0.24%1 0.25 0.00%0.00%0.00% Bike/Ped 0 1 0 0 0 0 0 0 0 0 0 0 1 1.92%0.04%0 0.00 L 5 11 23 12 17 31 11 19 15 25 11 23 203 32.95%8.25%70 0.70 1.48%0.49%1.97% T 2 2 0 1 6 4 3 3 6 1 4 6 38 6.17%1.54%14 0.58 0.00%0.00%0.00% R 29 31 43 19 26 28 32 22 42 37 41 25 375 60.88%15.24%142 0.85 0.80%1.60%2.40% Bike/Ped 0 0 0 0 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 L 37 28 49 28 33 15 24 22 35 27 22 27 347 30.71%14.10%106 0.76 0.58%0.58%1.15% T 43 49 58 53 60 62 49 64 82 72 77 67 736 65.13%29.91%295 0.90 0.68%0.68%1.36% R 1 1 4 3 2 1 3 3 4 7 7 4 40 3.54%1.63%21 0.75 0.00%0.00%0.00% Bike/Ped 0 0 6 0 1 0 0 0 0 0 0 0 7 0.62%0.28%0 0.00 L 0 0 0 0 0 0 1 0 1 0 1 0 3 0.45%0.12%2 0.50 0.00%0.00%0.00% T 39 45 28 28 30 33 40 45 58 50 42 32 470 70.89%19.10%195 0.84 0.43%0.64%1.06% R 12 18 20 14 17 9 11 20 21 15 19 13 189 28.51%7.68%75 0.89 1.06%0.53%1.59% Bike/Ped 0 0 1 0 0 0 0 0 0 0 0 0 1 0.15%0.04%0 0.00 170 191 238 161 197 188 179 204 269 237 228 199 2461 100.00%938 0.87 0.69%0.73%1.42% 760 787 784 725 768 840 889 938 933 Intersection Turning Movement Count Summary Hourly VolumeDurston RoadFrom the EastDurston RoadFrom the WestStart Time Cottonwood RoadFrom the NorthCottonwood RoadFrom the SouthIntersection Totals Weekday, PM Peak Period 1.00 Cottonwood Road & Durston Road Bozeman, Gallatin County, Montana Thursday, December 4, 2014 N:\5352\003\Traffic Data\Traffic Count Data\Cottonwood-Road_Durston-Road_PM_2014-12-04.xlsx Printed On: 12/5/20141300 Page 1/1 Intersection: Location: Date Count Performed: Count Time Period: Seasonal Adjustment Factor: Street/Approach Total Peak Hour %% Buses % Heavy Road Movement 7:00 7:15 7:30 7:45 8:00 8:15 8:30 8:45 Total %%Volume PHF Trucks & RV's Vehicles L 1 1 4 3 5 4 8 3 29 5.88%3.05%20 0.63 3.45%0.00%3.45% T 27 35 67 70 60 59 67 43 428 86.82%45.01%256 0.91 0.00%0.23%0.23% R 3 3 2 7 10 5 2 3 35 7.10%3.68%24 0.60 5.71%2.86%8.57% Bike/Ped 0 1 0 0 0 0 0 0 1 0.20%0.11%0 0.00 L 0 0 0 1 1 0 1 4 7 2.36%0.74%3 0.75 0.00%14.29%14.29% T 9 16 19 51 54 48 29 28 254 85.52%26.71%182 0.84 0.79%1.57%2.36% R 2 4 6 4 2 7 3 4 32 10.77%3.36%16 0.57 3.13%0.00%3.13% U-Turn 1 0 1 0 1 0 1 0 4 1.35%0.42%2 0.50 0.00%0.00%0.00% Bike/Ped 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 L 6 6 10 14 14 10 8 9 77 71.30%8.10%46 0.82 0.00%0.00%0.00% T 3 0 2 2 2 4 1 0 14 12.96%1.47%9 0.56 7.14%0.00%7.14% R 3 1 2 3 4 3 0 1 17 15.74%1.79%10 0.63 0.00%0.00%0.00% Bike/Ped 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 L 2 3 6 7 3 5 2 4 32 60.38%3.36%17 0.61 3.13%3.13%6.25% T 1 0 4 1 4 3 2 0 15 28.30%1.58%10 0.63 6.67%0.00%6.67% R 0 0 2 0 1 0 2 1 6 11.32%0.63%3 0.38 16.67%0.00%16.67% Bike/Ped 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 58 70 125 163 161 148 126 100 951 100.00%598 0.92 1.05%0.84%1.89% 416 519 597 598 535 Intersection Turning Movement Count Summary Hourly VolumeW Babcock StFrom the EastW Babcock StFrom the WestStart Time Cottonwood RoadFrom the NorthCottonwood RoadFrom the SouthIntersection Totals Weekday, AM Peak Period 1.00 Cottonwood Road & West Babcock Street Bozeman, Gallatin County, Montana Thursday, December 4, 2014 N:\5352\003\Traffic Data\Traffic Count Data\Cottonwood-Road_West-Babcock-Street_AM_2014-12-04.xlsx Printed On: 12/8/20141301 Page 1/1Intersection:Location:Date Count Performed:Count Time Period:Seasonal Adjustment Factor:Street/Approach Total Peak Hour % % Buses % HeavyRoad Movement 3:00 3:15 3:30 3:45 4:00 4:15 4:30 4:45 5:00 5:15 5:30 5:45 Total % %Volume PHF Trucks & RV'sVehiclesL 224532033102 275.03% 1.84% 7 0.58 0.00% 0.00% 0.00%T 38 40 57 56 40 44 30 34 36 40 33 21 469 87.34% 31.90% 143 0.89 0.43% 0.00% 0.43%R 122843334461 417.64% 2.79% 17 0.71 4.88% 4.88% 9.76%Bike/Ped000000000000 00.00% 0.00% 0 0.00L 031000120010 81.11% 0.54% 3 0.38 0.00% 0.00% 0.00%T 39 49 49 35 44 48 57 45 57 63 51 52 589 81.69% 40.07% 216 0.86 0.17% 1.36% 1.53%R 121177991191410131012216.92% 8.30% 46 0.82 0.00% 0.00% 0.00%U-Turn100001000000 20.28% 0.14% 0 0.00 0.00% 0.00% 0.00%Bike/Ped000000000000 00.00% 0.00% 0 0.00L 5552576871236 7154.20% 4.83% 30 0.63 0.00% 0.00% 0.00%T 101101120210 107.63% 0.68% 5 0.63 0.00% 10.00% 10.00%R 247258125445 4937.40% 3.33% 15 0.75 0.00% 0.00% 0.00%Bike/Ped000000000001 10.76% 0.07% 0 0.00L 443224237583 4758.02% 3.20% 23 0.72 0.00% 0.00% 0.00%T 011501214222 2125.93% 1.43% 9 0.56 0.00% 0.00% 0.00%R 040021102210 1316.05% 0.88% 5 0.63 0.00% 0.00% 0.00%Bike/Ped000000000000 00.00% 0.00% 0 0.00105 125 137 123 114 129 115 112 139 145 123 103 1470 100.00% 519 0.89 0.34% 0.75% 1.09%490 499 503 481 470 495 511 519 510Intersection Turning Movement Count SummaryHourly VolumeW Babcock StFrom the EastW Babcock StFrom the WestStart TimeCottonwood RoadFrom the NorthCottonwood RoadFrom the SouthIntersection TotalsWeekday, PM Peak Period1.00Cottonwood Road & West Babcock StreetBozeman, Gallatin County, MontanaThursday, December 4, 2014C:\Users\bwhite\Documents\MMI Projects\5352003 - TheLakesatValleyWest\Counts\Copy of Cottonwood-Road_West-Babcock-Street_PM_2014-12-04.xlsxPrinted On: 1/28/20151302 Page 1/1 Intersection: Location: Date Count Performed: Count Time Period: Seasonal Adjustment Factor: Street/Approach Total Peak Hour %% Buses % Heavy Road Movement 7:00 7:15 7:30 7:45 8:00 8:15 8:30 8:45 Total %%Volume PHF Trucks & RV's Vehicles L 18 35 54 59 43 28 41 26 304 91.57%29.75%184 0.78 1.32%1.97%3.29% T 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% R 3 4 4 3 7 1 4 2 28 8.43%2.74%15 0.54 3.57%0.00%3.57% Bike/Ped 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 L 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% T 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% R 0 0 0 0 2 0 0 0 2 100.00%0.20%2 0.25 100.00%0.00%100.00% Bike/Ped 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 L 0 0 0 0 0 0 0 2 2 0.59%0.20%0 0.00 100.00%0.00%100.00% T 29 27 34 47 34 32 41 18 262 77.29%25.64%147 0.78 4.58%1.15%5.73% R 5 4 6 11 12 11 10 15 74 21.83%7.24%40 0.83 2.70%5.41%8.11% Bike/Ped 0 0 0 0 0 0 0 1 1 0.29%0.10%0 0.00 L 2 0 1 2 3 0 2 1 11 3.15%1.08%6 0.50 9.09%0.00%9.09% T 18 35 45 72 56 46 30 34 336 96.28%32.88%219 0.76 2.38%0.30%2.68% R 2 0 0 0 0 0 0 0 2 0.57%0.20%0 0.00 100.00%0.00%100.00% Bike/Ped 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 77 105 144 194 157 118 128 99 1022 100.00%613 0.79 3.33%1.37%4.70% 520 600 613 597 502 Intersection Turning Movement Count Summary Hourly VolumeDurston RoadFrom the EastDurston RoadFrom the WestStart Time Laurel ParkwayFrom the NorthLaurel Parkway(Future)From the SouthIntersection Totals Weekday, AM Peak Period 1.00 Durston Road & Laurel Parkway Bozeman, Gallatin County, Montana Thursday, December 4, 2014 N:\5352\003\Traffic Data\Traffic Count Data\Durston-Road_Laurel-Parkway_AM_2014-12-04.xlsx Printed On: 12/4/20141303 Page 1/1 Intersection: Location: Date Count Performed: Count Time Period: Seasonal Adjustment Factor: Street/Approach Total Peak Hour %% Buses % Heavy Road Movement 3:00 3:15 3:30 3:45 4:00 4:15 4:30 4:45 5:00 5:15 5:30 5:45 Total %%Volume PHF Trucks & RV's Vehicles L 15 22 14 17 21 24 11 21 29 27 38 25 264 90.72%16.38%115 0.76 0.00%1.14%1.14% T 0 0 0 0 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% R 3 1 0 1 4 1 5 1 4 2 1 2 25 8.59%1.55%8 0.50 8.00%0.00%8.00% Bike/Ped 0 0 2 0 0 0 0 0 0 0 0 0 2 0.69%0.12%0 0.00 L 0 0 0 0 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% T 0 0 0 0 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% R 0 0 0 0 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% Bike/Ped 0 0 0 0 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 L 0 0 0 0 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% T 43 33 44 42 49 59 34 48 50 50 43 37 532 60.45%33.00%191 0.96 2.07%0.56%2.63% R 19 22 23 21 24 40 24 25 29 48 37 35 347 39.43%21.53%139 0.72 0.86%1.15%2.02% Bike/Ped 0 0 0 0 0 1 0 0 0 0 0 0 1 0.11%0.06%0 0.00 L 2 2 1 2 5 3 2 0 5 5 3 6 36 8.16%2.23%13 0.65 5.56%0.00%5.56% T 42 37 33 23 24 26 23 52 49 40 33 21 403 91.38%25.00%174 0.84 1.24%0.25%1.49% R 0 0 0 0 0 0 0 0 0 0 0 0 0 0.00%0.00%0 0.00 0.00%0.00%0.00% Bike/Ped 0 0 1 0 1 0 0 0 0 0 0 0 2 0.45%0.12%0 0.00 124 117 118 106 128 154 99 147 166 172 155 126 1612 100.00%640 0.93 1.43%0.68%2.11% 465 469 506 487 528 566 584 640 619 Intersection Turning Movement Count Summary Hourly VolumeDurston RoadFrom the EastDurston RoadFrom the WestStart Time Cottonwood RoadFrom the NorthCottonwood RoadFrom the SouthIntersection Totals Weekday, PM Peak Period 1.00 Durston Road & Laurel Parkway Bozeman, Gallatin County, Montana Thursday, December 4, 2014 N:\5352\003\Traffic Data\Traffic Count Data\Durston-Road_Laurel-Parkway_PM_2014-12-04.xlsx Printed On: 12/5/20141304 The Lakes at Valley West Traffic Impact Study Appendix C LOS Summary Worksheets 1305 1: Cottonwood Road & Durston Road Existing - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 5.9 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 1 259 145 142 156 6 30 4 133 17 11 3 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 1 305 171 167 184 7 35 5 156 20 13 4 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 191 0 0 475 0 0 921 917 390 994 999 187 Stage 1 - - - - - - 392 392 - 521 521 - Stage 2 - - -- - - 529 525 - 473 478 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1383 - - 1087 - - 251 272 658 224 243 855 Stage 1 - - -- - - 633 606 - 539 532 - Stage 2 - - -- - - 533 529 - 572 556 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1383 - - 1087 - - 206 225 658 146 201 855 Mov Cap-2 Maneuver - - -- - - 206 225 - 146 201 - Stage 1 - - -- - - 632 605 - 538 440 - Stage 2 - - -- - - 427 438 - 432 555 - Approach EB WB NB SB HCM Control Delay, s 0 4.2 18.7 30.5 HCM LOS C D Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)457 1383 - - 1087 - - 177 HCM Lane V/C Ratio 0.43 0.001 - - 0.154 - - 0.206 HCM Control Delay (s) 18.7 7.6 0 - 8.9 0 - 30.5 HCM Lane LOS C A A - A A - D HCM 95th %tile Q(veh) 2.1 0 - - 0.5 - - 0.7 1307 2: Durston Road & Westgate Avenue Existing - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.4 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 1 213 3 159 12 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 80 80 80 80 80 80 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 1 266 4 199 15 2 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 203 0 - 0 372 103 Stage 1 - -- - 103 - Stage 2 - -- - 269 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1369 -- - 629 952 Stage 1 - -- - 921 - Stage 2 - -- - 776 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1369 - - - 628 952 Mov Cap-2 Maneuver - -- - 628 - Stage 1 - -- - 921 - Stage 2 - -- - 775 - Approach EB WB SB HCM Control Delay, s 0 0 10.6 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1369 - - - 660 HCM Lane V/C Ratio 0.001 - - - 0.027 HCM Control Delay (s) 7.6 0 - - 10.6 HCM Lane LOS A A - - B HCM 95th %tile Q(veh) 0 - - - 0.1 1308 3: Durston Road & Laurel Parrkway Existing - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 5.5 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 6 219 147 40 184 15 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 50 0 Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 79 79 79 79 79 79 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 8 277 186 51 233 19 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 237 0 - 0 503 211 Stage 1 - -- - 211 - Stage 2 - -- - 292 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1330 -- - 528 829 Stage 1 - -- - 824 - Stage 2 - -- - 758 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1330 - - - 524 829 Mov Cap-2 Maneuver - -- - 524 - Stage 1 - -- - 824 - Stage 2 - -- - 753 - Approach EB WB SB HCM Control Delay, s 0.2 0 16.7 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1330 - - - 524 829 HCM Lane V/C Ratio 0.006 - - - 0.444 0.023 HCM Control Delay (s) 7.7 0 - - 17.3 9.4 HCM Lane LOS A A - - C A HCM 95th %tile Q(veh) 0 - - - 2.3 0.1 1309 4: Cottonwood Road & West Babcock Street Existing - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 2.3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 17 10 3 46 9 10 3 182 16 20 256 24 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 18 11 3 50 10 11 3 198 17 22 278 26 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 550 539 152 392 552 198 304 0 0 198 0 0 Stage 1 335 335 - 204 204 - - - - - - - Stage 2 215 204 - 188 348 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 432 448 868 554 441 842 1254 - - 1375 - - Stage 1 653 642 - 797 732 -- - -- - - Stage 2 787 732 - 796 633 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 413 440 868 534 433 842 1254 - - 1375 - - Mov Cap-2 Maneuver 413 440 - 534 433 -- - -- - - Stage 1 651 632 - 795 730 -- - -- - - Stage 2 765 730 - 767 623 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 13.4 12.1 0.1 0.5 HCM LOS B B Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1254 - - 413 496 534 582 1375 - - HCM Lane V/C Ratio 0.003 - - 0.045 0.028 0.094 0.035 0.016 - - HCM Control Delay (s) 7.9 - - 14.1 12.5 12.4 11.4 7.7 - - HCM Lane LOS A - -BBBBA - - HCM 95th %tile Q(veh) 0 - - 0.1 0.1 0.3 0.1 0 - - 1310 1: Cottonwood Road & Durston Road Existing - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 7.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 2 195 75 106 265 21 70 14 142 11 6 1 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 87 87 87 87 87 87 87 87 87 87 87 87 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 2 224 86 122 305 24 80 16 163 13 7 1 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 329 0 0 310 0 0 836 844 267 921 875 317 Stage 1 - - - - - - 272 272 - 560 560 - Stage 2 - - -- - - 564 572 - 361 315 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1231 - - 1250 - - 287 300 772 251 288 724 Stage 1 - - -- - - 734 685 - 513 511 - Stage 2 - - -- - - 510 504 - 657 656 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1231 - - 1250 - - 255 263 772 171 253 724 Mov Cap-2 Maneuver - - -- - - 255 263 - 171 253 - Stage 1 - - -- - - 733 684 - 512 450 - Stage 2 - - -- - - 441 444 - 505 655 - Approach EB WB NB SB HCM Control Delay, s 0.1 2.2 24.1 25 HCM LOS C D Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)442 1231 - - 1250 - - 201 HCM Lane V/C Ratio 0.588 0.002 - - 0.097 - - 0.103 HCM Control Delay (s) 24.1 7.9 0 - 8.2 0 - 25 HCM Lane LOS C A A - A A - D HCM 95th %tile Q(veh) 3.7 0 - - 0.3 - - 0.3 1311 2: Durston Road & Westgate Avenue Existing - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.3 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 3 179 187 12 8 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 3 195 203 13 9 2 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 216 0 - 0 411 210 Stage 1 - -- - 210 - Stage 2 - -- - 201 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1354 -- - 597 830 Stage 1 - -- - 825 - Stage 2 - -- - 833 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1354 - - - 596 830 Mov Cap-2 Maneuver - -- - 596 - Stage 1 - -- - 825 - Stage 2 - -- - 831 - Approach EB WB SB HCM Control Delay, s 0.1 0 10.8 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1354 - - - 632 HCM Lane V/C Ratio 0.002 - - - 0.017 HCM Control Delay (s) 7.7 0 - - 10.8 HCM Lane LOS A A - - B HCM 95th %tile Q(veh) 0 - - - 0.1 1312 3: Durston Road Existing - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 2.8 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 13 174 191 139 115 8 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 50 0 Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 14 187 205 149 124 9 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 355 0 - 0 495 280 Stage 1 - -- - 280 - Stage 2 - -- - 215 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1204 -- - 534 759 Stage 1 - -- - 767 - Stage 2 - -- - 821 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1204 - - - 527 759 Mov Cap-2 Maneuver - -- - 527 - Stage 1 - -- - 767 - Stage 2 - -- - 810 - Approach EB WB SB HCM Control Delay, s 0.6 0 13.6 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1204 - - - 527 759 HCM Lane V/C Ratio 0.012 - - - 0.235 0.011 HCM Control Delay (s) 8 0 - - 13.9 9.8 HCM Lane LOS A A - - B A HCM 95th %tile Q(veh) 0 - - - 0.9 0 1313 4: Cottonwood Road & West Babcock Street Existing - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 2.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 23 9 5 30 5 15 2 216 46 7 143 17 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 89 89 89 89 89 89 89 89 89 89 89 89 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 26 10 6 34 6 17 2 243 52 8 161 19 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 444 433 90 348 443 243 180 0 0 243 0 0 Stage 1 186 186 - 247 247 - - - - - - - Stage 2 258 247 - 101 196 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 511 515 950 594 508 795 1393 - - 1323 - - Stage 1 798 745 - 756 701 -- - -- - - Stage 2 746 701 - 895 738 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 493 511 950 578 504 795 1393 - - 1323 - - Mov Cap-2 Maneuver 493 511 - 578 504 -- - -- - - Stage 1 797 740 - 755 700 -- - -- - - Stage 2 723 700 - 872 734 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 12.1 11.1 0.1 0.3 HCM LOS B B Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1393 - - 493 612 578 695 1323 - - HCM Lane V/C Ratio 0.002 - - 0.052 0.026 0.058 0.032 0.006 - - HCM Control Delay (s) 7.6 - - 12.7 11 11.6 10.4 7.7 - - HCM Lane LOS A - -BBBBA - - HCM 95th %tile Q(veh) 0 - - 0.2 0.1 0.2 0.1 0 - - 1314 1: Cottonwood Road & Durston Road Future Without Project (Growth Rate) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 16.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 1 348 195 191 210 8 40 5 179 23 15 4 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 1 409 229 225 247 9 47 6 211 27 18 5 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 256 0 0 639 0 0 1238 1232 524 1336 1342 252 Stage 1 - - - - - - 526 526 - 701 701 - Stage 2 - - -- - - 712 706 - 635 641 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1309 - - 945 - - 152 177 553 130 152 787 Stage 1 - - -- - - 535 529 - 429 441 - Stage 2 - - -- - - 423 439 - 467 469 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1309 - - 945 - - 105 128 553 61 110 787 Mov Cap-2 Maneuver - - -- - - 105 128 - 61 110 - Stage 1 - - -- - - 534 528 - 429 318 - Stage 2 - - -- - - 287 317 - 286 469 - Approach EB WB NB SB HCM Control Delay, s 0 4.7 63.1 102.8 HCM LOS F F Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)301 1309 - - 945 - - 81 HCM Lane V/C Ratio 0.876 0.001 - - 0.238 - - 0.61 HCM Control Delay (s) 63.1 7.8 0 - 10 0 - 102.8 HCM Lane LOS F A A - A A - F HCM 95th %tile Q(veh) 7.9 0 - - 0.9 - - 2.8 1315 2: Durston Road & Westgate Avenue Future Without Project (Growth Rate) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.4 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 1 286 4 214 16 3 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 80 80 80 80 80 80 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 1 358 5 268 20 4 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 273 0 - 0 499 139 Stage 1 - -- - 139 - Stage 2 - -- - 360 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1290 -- - 531 909 Stage 1 - -- - 888 - Stage 2 - -- - 706 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1290 - - - 530 909 Mov Cap-2 Maneuver - -- - 530 - Stage 1 - -- - 888 - Stage 2 - -- - 705 - Approach EB WB SB HCM Control Delay, s 0 0 11.6 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1290 - - - 567 HCM Lane V/C Ratio 0.001 - - - 0.042 HCM Control Delay (s) 7.8 0 - - 11.6 HCM Lane LOS A A - - B HCM 95th %tile Q(veh) 0 - - - 0.1 1316 3: Durston Road & Laurel Parkway Future Without Project (Growth Rate) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 9.9 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 8 254 198 54 247 20 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 50 0 Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 79 79 79 79 79 79 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 10 322 251 68 313 25 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 319 0 - 0 627 285 Stage 1 - -- - 285 - Stage 2 - -- - 342 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1241 -- - 447 754 Stage 1 - -- - 763 - Stage 2 - -- - 719 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1241 - - - 443 754 Mov Cap-2 Maneuver - -- - 443 - Stage 1 - -- - 763 - Stage 2 - -- - 712 - Approach EB WB SB HCM Control Delay, s 0.2 0 28.9 HCM LOS D Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1241 - - - 443 754 HCM Lane V/C Ratio 0.008 - - - 0.706 0.034 HCM Control Delay (s) 7.9 0 - - 30.4 9.9 HCM Lane LOS A A - - D A HCM 95th %tile Q(veh) 0 - - - 5.4 0.1 1317 4: Cottonwood Road & West Babcock Street Future Without Project (Growth Rate) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 2.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 23 13 4 62 12 13 4 245 22 27 344 32 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 25 14 4 67 13 14 4 266 24 29 374 35 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 739 725 204 528 742 266 409 0 0 266 0 0 Stage 1 450 450 - 275 275 - - - - - - - Stage 2 289 275 - 253 467 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 319 351 803 447 343 772 1146 - - 1298 - - Stage 1 559 571 - 730 682 -- - -- - - Stage 2 718 682 - 730 561 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 298 342 803 422 334 772 1146 - - 1298 - - Mov Cap-2 Maneuver 298 342 - 422 334 -- - -- - - Stage 1 557 558 - 727 680 -- - -- - - Stage 2 689 680 - 692 548 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 16.7 14.5 0.1 0.5 HCM LOS C B Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1146 - - 298 395 422 474 1298 - - HCM Lane V/C Ratio 0.004 - - 0.084 0.047 0.16 0.057 0.023 - - HCM Control Delay (s) 8.2 - - 18.2 14.6 15.1 13.1 7.8 - - HCM Lane LOS A - - C B C B A - - HCM 95th %tile Q(veh) 0 - - 0.3 0.1 0.6 0.2 0.1 - - 1318 1: Cottonwood Road & Durston Road Future Without Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 44.9 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 3 262 101 142 396 28 94 19 191 15 8 1 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 87 87 87 87 87 87 87 87 87 87 87 87 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 3 301 116 163 455 32 108 22 220 17 9 1 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 487 0 0 417 0 0 1169 1180 359 1285 1222 471 Stage 1 - - - - - - 366 366 - 798 798 - Stage 2 - - -- - - 803 814 - 487 424 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1076 - - 1142 - - 170 190 685 142 180 593 Stage 1 - - -- - - 653 623 - 380 398 - Stage 2 - - -- - - 377 391 - 562 587 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1076 - - 1142 - - 137 152 685 73 144 593 Mov Cap-2 Maneuver - - -- - - 137 152 - 73 144 - Stage 1 - - -- - - 650 621 - 378 320 - Stage 2 - - -- - - 293 314 - 367 585 - Approach EB WB NB SB HCM Control Delay, s 0.1 2.2 177.2 60.9 HCM LOS F F Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)279 1076 - - 1142 - - 91 HCM Lane V/C Ratio 1.252 0.003 - - 0.143 - - 0.303 HCM Control Delay (s) 177.2 8.4 0 - 8.7 0 - 60.9 HCM Lane LOS F A A - A A - F HCM 95th %tile Q(veh) 16.7 0 - - 0.5 - - 1.1 1319 2: Durston Road & Westgate Avenue Future Without Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.4 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 4 241 251 16 11 3 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 4 262 273 17 12 3 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 290 0 - 0 553 282 Stage 1 - -- - 282 - Stage 2 - -- - 271 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1272 -- - 494 757 Stage 1 - -- - 766 - Stage 2 - -- - 775 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1272 - - - 492 757 Mov Cap-2 Maneuver - -- - 492 - Stage 1 - -- - 766 - Stage 2 - -- - 772 - Approach EB WB SB HCM Control Delay, s 0.1 0 12 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1272 - - - 532 HCM Lane V/C Ratio 0.003 - - - 0.029 HCM Control Delay (s) 7.8 0 - - 12 HCM Lane LOS A A - - B HCM 95th %tile Q(veh) 0 - - - 0.1 1320 3: Durston Road Future Without Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 3.8 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 17 234 257 187 155 11 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 50 0 Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 18 252 276 201 167 12 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 477 0 - 0 665 377 Stage 1 - -- - 377 - Stage 2 - -- - 288 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1085 -- - 425 670 Stage 1 - -- - 694 - Stage 2 - -- - 761 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1085 - - - 417 670 Mov Cap-2 Maneuver - -- - 417 - Stage 1 - -- - 694 - Stage 2 - -- - 747 - Approach EB WB SB HCM Control Delay, s 0.6 0 18.7 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1085 - - - 417 670 HCM Lane V/C Ratio 0.017 - - - 0.4 0.018 HCM Control Delay (s) 8.4 0 - - 19.3 10.5 HCM Lane LOS A A - - C B HCM 95th %tile Q(veh) 0.1 - - - 1.9 0.1 1321 4: Cottonwood Road & West Babcock Street Future Without Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 2.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 31 12 7 40 7 20 4 290 62 9 192 23 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 89 89 89 89 89 89 89 89 89 89 89 89 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 35 13 8 45 8 22 4 326 70 10 216 26 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 599 584 121 470 597 326 242 0 0 326 0 0 Stage 1 249 249 - 335 335 - - - - - - - Stage 2 350 335 - 135 262 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 399 423 908 490 416 714 1322 - - 1234 - - Stage 1 734 700 - 678 642 -- - -- - - Stage 2 666 642 - 855 691 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 378 418 908 470 411 714 1322 - - 1234 - - Mov Cap-2 Maneuver 378 418 - 470 411 -- - -- - - Stage 1 732 694 - 676 640 -- - -- - - Stage 2 635 640 - 824 685 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 14.2 12.6 0.1 0.3 HCM LOS B B Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1322 - - 378 522 470 599 1234 - - HCM Lane V/C Ratio 0.003 - - 0.092 0.041 0.096 0.051 0.008 - - HCM Control Delay (s) 7.7 - - 15.5 12.2 13.5 11.3 7.9 - - HCM Lane LOS A - - C BBBA - - HCM 95th %tile Q(veh) 0 - - 0.3 0.1 0.3 0.2 0 - - 1322 1: Cottonwood Road & Durston Road Future With Project (Growth) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 43.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 1 418 244 191 228 8 53 5 179 23 15 4 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 1 492 287 225 268 9 62 6 211 27 18 5 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 278 0 0 779 0 0 1372 1365 635 1468 1503 273 Stage 1 - - - - - - 638 638 - 722 722 - Stage 2 - - -- - - 734 727 - 746 781 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1285 - - 838 - - 123 147 478 106 122 766 Stage 1 - - -- - - 465 471 - 418 431 - Stage 2 - - -- - - 412 429 - 405 405 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1285 - - 838 - - 78 100 478 43 83 766 Mov Cap-2 Maneuver - - -- - - 78 100 - 43 83 - Stage 1 - - -- - - 465 471 - 418 294 - Stage 2 - - -- - - 262 293 - 224 405 - Approach EB WB NB SB HCM Control Delay, s 0 4.9 207.8 191.6 HCM LOS F F Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)215 1285 - - 838 - - 58 HCM Lane V/C Ratio 1.297 0.001 - - 0.268 - - 0.852 HCM Control Delay (s) 207.8 7.8 0 - 10.9 0 - 191.6 HCM Lane LOS F A A - B A - F HCM 95th %tile Q(veh) 15 0 - - 1.1 - - 3.8 1323 2: Westgate Avenue & Durston Road Future With Project (Growth) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 1.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 1 290 2 13 226 4 8 0 48 16 0 3 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 82 82 82 82 82 82 82 82 82 82 82 82 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 1 354 2 16 276 5 10 0 59 20 0 4 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 280 0 0 356 0 0 669 669 355 697 669 278 Stage 1 - - - - - - 357 357 - 310 310 - Stage 2 - - -- - - 312 312 - 387 359 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1283 - - 1203 - - 371 379 689 356 379 761 Stage 1 - - -- - - 661 628 - 700 659 - Stage 2 - - -- - - 699 658 - 637 627 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1283 - - 1203 - - 364 373 689 322 373 761 Mov Cap-2 Maneuver - - -- - - 364 373 - 322 373 - Stage 1 - - -- - - 660 627 - 699 648 - Stage 2 - - -- - - 685 647 - 582 626 - Approach EB WB NB SB HCM Control Delay, s 0 0.4 11.6 15.9 HCM LOS B C Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)611 1283 - - 1203 - - 354 HCM Lane V/C Ratio 0.112 0.001 - - 0.013 - - 0.065 HCM Control Delay (s) 11.6 7.8 0 - 8 0 - 15.9 HCM Lane LOS B A A - A A - C HCM 95th %tile Q(veh) 0.4 0 - - 0 - - 0.2 1324 3: Laurel Parkway & Durston Road Future With Project (Growth) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 43 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 8 343 3 16 213 54 10 0 60 247 0 20 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - 50 50 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 79 79 79 79 79 79 79 79 79 79 79 79 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 10 434 4 20 270 68 13 0 76 313 0 25 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 338 0 0 438 0 0 813 834 436 800 802 304 Stage 1 - - - - - - 456 456 - 344 344 - Stage 2 - - -- - - 357 378 - 456 458 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1221 - - 1122 - - 297 304 620 ~ 303 317 736 Stage 1 - - -- - - 584 568 - 671 637 - Stage 2 - - -- - - 661 615 - 584 567 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1221 - - 1122 - - 280 294 620 ~ 259 307 736 Mov Cap-2 Maneuver - - -- - - 280 294 - ~ 259 307 - Stage 1 - - -- - - 578 562 - 664 623 - Stage 2 - - -- - - 624 601 - 507 561 - Approach EB WB NB SB HCM Control Delay, s 0.2 0.5 12.6 152.6 HCM LOS B F Minor Lane/Major Mvmt NBLn1NBLn2 EBL EBT EBR WBL WBT WBRSBLn1SBLn2 Capacity (veh/h)280 620 1221 - - 1122 - - 259 736 HCM Lane V/C Ratio 0.045 0.122 0.008 - - 0.018 - - 1.207 0.034 HCM Control Delay (s) 18.5 11.6 8 0 - 8.3 0 - 164.1 10.1 HCM Lane LOS C B A A - A A - F B HCM 95th %tile Q(veh) 0.1 0.4 0 - - 0.1 - - 14.7 0.1 Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 1325 4: Cottonwood Road & West Babcock Street Future With Project (Growth) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 2.8 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 23 13 4 62 12 15 4 256 22 34 386 32 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 25 14 4 67 13 16 4 278 24 37 420 35 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 813 798 227 578 815 278 454 0 0 278 0 0 Stage 1 511 511 - 287 287 - - - - - - - Stage 2 302 287 - 291 528 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 283 318 777 413 311 760 1103 - - 1285 - - Stage 1 514 536 - 720 674 -- - -- - - Stage 2 706 674 - 693 527 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 261 308 777 387 301 760 1103 - - 1285 - - Mov Cap-2 Maneuver 261 308 - 387 301 -- - -- - - Stage 1 512 521 - 717 672 -- - -- - - Stage 2 675 672 - 651 512 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 18.2 15.5 0.1 0.6 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1103 - - 261 359 387 453 1285 - - HCM Lane V/C Ratio 0.004 - - 0.096 0.051 0.174 0.065 0.029 - - HCM Control Delay (s) 8.3 - - 20.2 15.6 16.3 13.5 7.9 - - HCM Lane LOS A - - C C C B A - - HCM 95th %tile Q(veh) 0 - - 0.3 0.2 0.6 0.2 0.1 - - 1326 5: Durston Road Future With Project (Growth) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.3 Movement EBT EBR WBL WBT NBL NBR Vol, veh/h 652 1 3 282 3 11 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- -0 - Veh in Median Storage, #0 -- 0 0 - Grade, %0 -- 0 0 - Peak Hour Factor 90 82 82 82 82 82 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 724 1 4 344 4 13 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 726 0 1076 725 Stage 1 - -- -725 - Stage 2 - -- -351 - Critical Hdwy - - 4.12 -6.42 6.22 Critical Hdwy Stg 1 - -- -5.42 - Critical Hdwy Stg 2 - -- -5.42 - Follow-up Hdwy - - 2.218 -3.518 3.318 Pot Cap-1 Maneuver - - 877 -243 425 Stage 1 - -- -479 - Stage 2 - -- -713 - Platoon blocked, %- -- Mov Cap-1 Maneuver - - 877 -242 425 Mov Cap-2 Maneuver - -- -242 - Stage 1 - -- -479 - Stage 2 - -- -709 - Approach EB WB NB HCM Control Delay, s 0 0.1 15.3 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)366 - - 877 - HCM Lane V/C Ratio 0.047 - - 0.004 - HCM Control Delay (s) 15.3 - - 9.1 0 HCM Lane LOS C - - A A HCM 95th %tile Q(veh) 0.1 - - 0 - 1327 1: Cottonwood Road & Durston Road Future With Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 138.3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 3 301 128 142 468 28 144 19 191 15 8 1 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 87 87 87 87 87 87 87 87 87 87 87 87 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 3 346 147 163 538 32 166 22 220 17 9 1 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 570 0 0 493 0 0 1312 1323 420 1427 1380 554 Stage 1 - - - - - - 426 426 - 880 880 - Stage 2 - - -- - - 886 897 - 547 500 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1002 - - 1071 - - ~ 136 156 633 113 144 532 Stage 1 - - -- - - 606 586 - 342 365 - Stage 2 - - -- - - 339 358 - 521 543 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1002 - - 1071 - - ~ 105 121 633 53 111 532 Mov Cap-2 Maneuver - - -- - - ~ 105 121 - 53 111 - Stage 1 - - -- - - 604 584 - 341 283 - Stage 2 - - -- - - 254 278 - 326 541 - Approach EB WB NB SB HCM Control Delay, s 0.1 2 $ 555.6 92.1 HCM LOS F F Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)193 1002 - - 1071 - - 67 HCM Lane V/C Ratio 2.108 0.003 - - 0.152 - - 0.412 HCM Control Delay (s) $ 555.6 8.6 0 - 9 0 - 92.1 HCM Lane LOS F A A - A A - F HCM 95th %tile Q(veh) 31.6 0 - - 0.5 - - 1.6 Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 1328 2: Westgate Avenue & Durston Road Future With Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 1.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 4 253 9 49 258 16 5 0 27 11 0 3 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 4 281 10 54 287 18 6 0 30 12 0 3 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 304 0 0 291 0 0 701 708 286 714 704 296 Stage 1 - - - - - - 295 295 - 404 404 - Stage 2 - - -- - - 406 413 - 310 300 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1257 - - 1271 - - 353 360 753 346 361 743 Stage 1 - - -- - - 713 669 - 623 599 - Stage 2 - - -- - - 622 594 - 700 666 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1257 - - 1271 - - 337 340 753 318 341 743 Mov Cap-2 Maneuver - - -- - - 337 340 - 318 341 - Stage 1 - - -- - - 710 666 - 621 568 - Stage 2 - - -- - - 588 564 - 669 663 - Approach EB WB NB SB HCM Control Delay, s 0.1 1.2 11 15.4 HCM LOS B C Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)631 1257 - - 1271 - - 362 HCM Lane V/C Ratio 0.056 0.004 - - 0.043 - - 0.043 HCM Control Delay (s) 11 7.9 0 - 8 0 - 15.4 HCM Lane LOS B A A - A A - C HCM 95th %tile Q(veh) 0.2 0 - - 0.1 - - 0.1 1329 3: Laurel Parkway & Durston Road Future With Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 10.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 17 263 10 61 307 187 5 0 34 155 0 11 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - 50 50 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 19 292 11 68 341 208 6 0 38 172 0 12 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 549 0 0 303 0 0 923 1020 298 917 922 445 Stage 1 - - - - - - 336 336 - 581 581 - Stage 2 - - -- - - 587 684 - 336 341 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1021 - - 1258 - - 250 237 741 253 270 613 Stage 1 - - -- - - 678 642 - 499 500 - Stage 2 - - -- - - 496 449 - 678 639 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1021 - - 1258 - - 226 213 741 222 243 613 Mov Cap-2 Maneuver - - -- - - 226 213 - 222 243 - Stage 1 - - -- - - 663 628 - 488 460 - Stage 2 - - -- - - 447 413 - 629 625 - Approach EB WB NB SB HCM Control Delay, s 0.5 0.9 11.5 58.1 HCM LOS B F Minor Lane/Major Mvmt NBLn1NBLn2 EBL EBT EBR WBL WBT WBRSBLn1SBLn2 Capacity (veh/h)226 741 1021 - - 1258 - - 222 613 HCM Lane V/C Ratio 0.025 0.051 0.019 - - 0.054 - - 0.776 0.02 HCM Control Delay (s) 21.3 10.1 8.6 0 - 8 0 - 61.4 11 HCM Lane LOS C B A A - A A - F B HCM 95th %tile Q(veh) 0.1 0.2 0.1 - - 0.2 - - 5.5 0.1 1330 4: Cottonwood Road & West Babcock Street Future With Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 2.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 31 12 7 40 7 27 4 333 62 13 216 23 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 89 89 89 89 89 89 89 89 89 89 89 89 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 35 13 8 45 8 30 4 374 70 15 243 26 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 687 668 134 540 681 374 269 0 0 374 0 0 Stage 1 285 285 - 383 383 - - - - - - - Stage 2 402 383 - 157 298 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 347 378 891 438 372 671 1292 - - 1184 - - Stage 1 699 675 - 639 611 -- - -- - - Stage 2 624 611 - 830 666 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 322 372 891 417 366 671 1292 - - 1184 - - Mov Cap-2 Maneuver 322 372 - 417 366 -- - -- - - Stage 1 697 666 - 637 609 -- - -- - - Stage 2 586 609 - 796 658 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 15.8 13.3 0.1 0.4 HCM LOS C B Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1292 - - 322 474 417 573 1184 - - HCM Lane V/C Ratio 0.003 - - 0.108 0.045 0.108 0.067 0.012 - - HCM Control Delay (s) 7.8 - - 17.5 13 14.7 11.7 8.1 - - HCM Lane LOS A - - C BBBA - - HCM 95th %tile Q(veh) 0 - - 0.4 0.1 0.4 0.2 0 - - 1331 5: Durston Road Future With Project (Growth) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.2 Movement EBT EBR WBL WBT NBL NBR Vol, veh/h 627 3 11 554 2 6 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- -0 - Veh in Median Storage, #0 -- 0 0 - Grade, %0 -- 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 697 3 12 616 2 7 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 700 0 1338 698 Stage 1 - -- -698 - Stage 2 - -- -640 - Critical Hdwy - - 4.12 -6.42 6.22 Critical Hdwy Stg 1 - -- -5.42 - Critical Hdwy Stg 2 - -- -5.42 - Follow-up Hdwy - - 2.218 -3.518 3.318 Pot Cap-1 Maneuver - - 897 -169 440 Stage 1 - -- -494 - Stage 2 - -- -525 - Platoon blocked, %- -- Mov Cap-1 Maneuver - - 897 -166 440 Mov Cap-2 Maneuver - -- -166 - Stage 1 - -- -494 - Stage 2 - -- -515 - Approach EB WB NB HCM Control Delay, s 0 0.2 16.9 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)311 - - 897 - HCM Lane V/C Ratio 0.029 - - 0.014 - HCM Control Delay (s) 16.9 - - 9.1 0 HCM Lane LOS C - - A A HCM 95th %tile Q(veh) 0.1 - - 0 - 1332 1: Cottonwood Road & Durston Road FWO (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 103.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 1 322 175 161 184 29 43 28 158 85 79 3 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 1 379 206 189 216 34 51 33 186 100 93 4 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 251 0 0 585 0 0 1145 1113 482 1206 1199 234 Stage 1 - - - - - - 484 484 - 612 612 - Stage 2 - - -- - - 661 629 - 594 587 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1314 - - 990 - - 177 208 584 160 185 805 Stage 1 - - -- - - 564 552 - 480 484 - Stage 2 - - -- - - 452 475 - 491 497 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1314 - - 990 - - 72 161 584 ~ 77 144 805 Mov Cap-2 Maneuver - - -- - - 72 161 - ~ 77 144 - Stage 1 - - -- - - 563 551 - 480 376 - Stage 2 - - -- - - 263 369 - 314 497 - Approach EB WB NB SB HCM Control Delay, s 0 4.1 179.5 $ 529.8 HCM LOS F F Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)220 1314 - - 990 - - 101 HCM Lane V/C Ratio 1.225 0.001 - - 0.191 - - 1.945 HCM Control Delay (s) 179.5 7.7 0 - 9.5 0 -$ 529.8 HCM Lane LOS F A A - A A - F HCM 95th %tile Q(veh) 13.6 0 - - 0.7 - - 16.4 Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 1333 2: Durston Road & Westgate Avenue FWO (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.4 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 1 226 169 3 13 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 80 80 80 80 80 80 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 1 282 211 4 16 2 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 215 0 - 0 498 213 Stage 1 - -- - 213 - Stage 2 - -- - 285 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1355 -- - 532 827 Stage 1 - -- - 823 - Stage 2 - -- - 763 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1355 - - - 531 827 Mov Cap-2 Maneuver - -- - 531 - Stage 1 - -- - 823 - Stage 2 - -- - 762 - Approach EB WB SB HCM Control Delay, s 0 0 11.7 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1355 - - - 558 HCM Lane V/C Ratio 0.001 - - - 0.034 HCM Control Delay (s) 7.7 0 - - 11.7 HCM Lane LOS A A - - B HCM 95th %tile Q(veh) 0 - - - 0.1 1334 3: Durston Road FWO (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 7.8 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 9 245 170 52 226 23 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 50 0 Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 79 79 79 79 79 79 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 11 310 215 66 286 29 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 281 0 - 0 581 248 Stage 1 - -- - 248 - Stage 2 - -- - 333 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1282 -- - 476 791 Stage 1 - -- - 793 - Stage 2 - -- - 726 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1282 - - - 471 791 Mov Cap-2 Maneuver - -- - 471 - Stage 1 - -- - 793 - Stage 2 - -- - 719 - Approach EB WB SB HCM Control Delay, s 0.3 0 22.5 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1282 - - - 471 791 HCM Lane V/C Ratio 0.009 - - - 0.607 0.037 HCM Control Delay (s) 7.8 0 - - 23.8 9.7 HCM Lane LOS A A - - C A HCM 95th %tile Q(veh) 0 - - - 4 0.1 1335 4: Cottonwood Road & West Babcock Street FWO (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 3.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 19 11 3 56 10 25 3 233 20 62 329 27 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 21 12 3 61 11 27 3 253 22 67 358 29 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 786 767 193 580 782 253 387 0 0 253 0 0 Stage 1 507 507 - 260 260 - - - - - - - Stage 2 279 260 - 320 522 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 296 332 817 411 325 785 1168 - - 1312 - - Stage 1 517 538 - 744 692 -- - -- - - Stage 2 727 692 - 667 530 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 267 314 817 381 308 785 1168 - - 1312 - - Mov Cap-2 Maneuver 267 314 - 381 308 -- - -- - - Stage 1 516 511 - 742 690 -- - -- - - Stage 2 689 690 - 616 503 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 17.8 14.6 0.1 1.2 HCM LOS C B Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1168 - - 267 362 381 544 1312 - - HCM Lane V/C Ratio 0.003 - - 0.077 0.042 0.16 0.07 0.051 - - HCM Control Delay (s) 8.1 - - 19.6 15.4 16.2 12.1 7.9 - - HCM Lane LOS A - - C C C B A - - HCM 95th %tile Q(veh) 0 - - 0.2 0.1 0.6 0.2 0.2 - - 1336 1: Cottonwood Road & Durston Road Future Without Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 155 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 2 238 96 129 367 98 94 91 164 54 51 1 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 87 87 87 87 87 87 87 87 87 87 87 87 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 2 274 110 148 422 113 108 105 189 62 59 1 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 534 0 0 384 0 0 1138 1164 329 1255 1164 478 Stage 1 - - - - - - 333 333 - 775 775 - Stage 2 - - -- - - 805 831 - 480 389 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1034 - - 1174 - - 179 194 712 148 194 587 Stage 1 - - -- - - 681 644 - 391 408 - Stage 2 - - -- - - 376 384 - 567 608 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1034 - - 1174 - - 110 158 712 ~ 45 158 587 Mov Cap-2 Maneuver - - -- - - 110 158 - ~ 45 158 - Stage 1 - - -- - - 680 643 - 390 333 - Stage 2 - - -- - - 253 314 - 348 607 - Approach EB WB NB SB HCM Control Delay, s 0.1 1.8 $ 465 $ 483.9 HCM LOS F F Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)210 1034 - - 1174 - - 70 HCM Lane V/C Ratio 1.91 0.002 - - 0.126 - - 1.741 HCM Control Delay (s) $ 465 8.5 0 - 8.5 0 -$ 483.9 HCM Lane LOS F A A - A A - F HCM 95th %tile Q(veh) 29.1 0 - - 0.4 - - 10.7 Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 1337 2: Durston Road Future Without Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.3 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 3 212 216 13 9 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 3 230 235 14 10 2 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 249 0 - 0 479 242 Stage 1 - -- - 242 - Stage 2 - -- - 237 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1317 -- - 545 797 Stage 1 - -- - 798 - Stage 2 - -- - 802 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1317 - - - 543 797 Mov Cap-2 Maneuver - -- - 543 - Stage 1 - -- - 798 - Stage 2 - -- - 800 - Approach EB WB SB HCM Control Delay, s 0.1 0 11.4 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1 Capacity (veh/h)1317 - - - 576 HCM Lane V/C Ratio 0.002 - - - 0.021 HCM Control Delay (s) 7.7 0 - - 11.4 HCM Lane LOS A A - - B HCM 95th %tile Q(veh) 0 - - - 0.1 1338 3: Durston Road Future Without Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 3.4 Movement EBL EBT WBT WBR SBL SBR Vol, veh/h 20 200 216 180 142 13 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- - 50 0 Veh in Median Storage, # - 0 0 - 0 - Grade, %- 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 22 215 232 194 153 14 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 426 0 - 0 587 329 Stage 1 - -- - 329 - Stage 2 - -- - 258 - Critical Hdwy 4.12 -- - 6.42 6.22 Critical Hdwy Stg 1 - -- - 5.42 - Critical Hdwy Stg 2 - -- - 5.42 - Follow-up Hdwy 2.218 -- - 3.518 3.318 Pot Cap-1 Maneuver 1133 -- - 472 712 Stage 1 - -- - 729 - Stage 2 - -- - 785 - Platoon blocked, %-- - Mov Cap-1 Maneuver 1133 - - - 462 712 Mov Cap-2 Maneuver - -- - 462 - Stage 1 - -- - 729 - Stage 2 - -- - 768 - Approach EB WB SB HCM Control Delay, s 0.7 0 16.1 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1133 - - - 462 712 HCM Lane V/C Ratio 0.019 - - - 0.33 0.02 HCM Control Delay (s) 8.2 0 - - 16.6 10.2 HCM Lane LOS A A - - C B HCM 95th %tile Q(veh) 0.1 - - - 1.4 0.1 1339 4: Cottonwood Road & West Babcock Street Future Without Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 25 10 6 39 6 61 3 294 55 33 202 19 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 89 89 89 89 89 89 89 89 89 89 89 89 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 28 11 7 44 7 69 3 330 62 37 227 21 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 687 649 124 530 659 330 248 0 0 330 0 0 Stage 1 312 312 - 337 337 - - - - - - - Stage 2 375 337 - 193 322 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 347 388 904 446 383 711 1315 - - 1229 - - Stage 1 674 657 - 676 640 -- - -- - - Stage 2 645 640 - 791 650 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 302 375 904 422 371 711 1315 - - 1229 - - Mov Cap-2 Maneuver 302 375 - 422 371 -- - -- - - Stage 1 672 637 - 674 639 -- - -- - - Stage 2 575 639 - 748 630 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 16 12.4 0.1 1 HCM LOS C B Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1315 - - 302 480 422 657 1229 - - HCM Lane V/C Ratio 0.003 - - 0.093 0.037 0.104 0.115 0.03 - - HCM Control Delay (s) 7.7 - - 18.1 12.8 14.5 11.2 8 - - HCM Lane LOS A - - C BBBA - - HCM 95th %tile Q(veh) 0 - - 0.3 0.1 0.3 0.4 0.1 - - 1340 1: Cottonwood Road & Durston Road Future With Project (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 240.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 1 392 224 161 203 29 56 28 158 85 79 3 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 1 461 264 189 239 34 66 33 186 100 93 4 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 273 0 0 725 0 0 1278 1247 593 1340 1362 256 Stage 1 - - - - - - 595 595 - 635 635 - Stage 2 - - -- - - 683 652 - 705 727 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1290 - - 878 - - 143 173 506 130 148 783 Stage 1 - - -- - - 491 492 - 467 472 - Stage 2 - - -- - - 439 464 - 427 429 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1290 - - 878 - - ~ 34 129 506 ~ 54 110 783 Mov Cap-2 Maneuver - - -- - - ~ 34 129 - ~ 54 110 - Stage 1 - - -- - - 491 492 - 467 352 - Stage 2 - - -- - - 240 346 - 252 429 - Approach EB WB NB SB HCM Control Delay, s 0 4.2 $ 791.3 $ 887.2 HCM LOS F F Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)111 1290 - - 878 - - 73 HCM Lane V/C Ratio 2.565 0.001 - - 0.216 - - 2.691 HCM Control Delay (s) $ 791.3 7.8 0 - 10.2 0 -$ 887.2 HCM Lane LOS F A A - B A - F HCM 95th %tile Q(veh) 25.8 0 - - 0.8 - - 19.3 Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 1341 2: Westgate Avenue & Durston Road Future With Project (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 1.8 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 1 244 2 13 202 3 8 0 48 13 0 2 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 82 82 82 82 82 82 82 82 82 82 82 82 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 1 298 2 16 246 4 10 0 59 16 0 2 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 250 0 0 300 0 0 582 583 299 610 582 248 Stage 1 - - - - - - 301 301 - 280 280 - Stage 2 - - -- - - 281 282 - 330 302 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1316 - - 1261 - - 424 424 741 407 425 791 Stage 1 - - -- - - 708 665 - 727 679 - Stage 2 - - -- - - 726 678 - 683 664 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1316 - - 1261 - - 418 417 741 370 418 791 Mov Cap-2 Maneuver - - -- - - 418 417 - 370 418 - Stage 1 - - -- - - 707 664 - 726 669 - Stage 2 - - -- - - 713 668 - 628 663 - Approach EB WB NB SB HCM Control Delay, s 0 0.5 11 14.5 HCM LOS B B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)667 1316 - - 1261 - - 398 HCM Lane V/C Ratio 0.102 0.001 - - 0.013 - - 0.046 HCM Control Delay (s) 11 7.7 0 - 7.9 0 - 14.5 HCM Lane LOS B A A - A A - B HCM 95th %tile Q(veh) 0.3 0 - - 0 - - 0.1 1342 3: Laurel Parkway & Durston Road Future With Project (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 20.9 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 9 293 3 16 186 52 10 0 60 226 0 23 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - 50 50 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 79 79 79 79 79 79 79 79 79 79 79 79 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 371 4 20 235 66 13 0 76 286 0 29 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 301 0 0 375 0 0 719 738 373 705 706 268 Stage 1 - - - - - - 396 396 - 309 309 - Stage 2 - - -- - - 323 342 - 396 397 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1260 - - 1183 - - 344 346 673 351 361 771 Stage 1 - - -- - - 629 604 - 701 660 - Stage 2 - - -- - - 689 638 - 629 603 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1260 - - 1183 - - 323 335 673 304 350 771 Mov Cap-2 Maneuver - - -- - - 323 335 - 304 350 - Stage 1 - - -- - - 622 597 - 693 647 - Stage 2 - - -- - - 650 625 - 552 596 - Approach EB WB NB SB HCM Control Delay, s 0.2 0.5 11.8 69.5 HCM LOS B F Minor Lane/Major Mvmt NBLn1NBLn2 EBL EBT EBR WBL WBT WBRSBLn1SBLn2 Capacity (veh/h)323 673 1260 - - 1183 - - 304 771 HCM Lane V/C Ratio 0.039 0.113 0.009 - - 0.017 - - 0.941 0.038 HCM Control Delay (s) 16.6 11 7.9 0 - 8.1 0 - 75.6 9.9 HCM Lane LOS C B A A - A A - F A HCM 95th %tile Q(veh) 0.1 0.4 0 - - 0.1 - - 9.3 0.1 1343 4: Cottonwood Road & West Babcock Street Future With Project (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 3.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 19 11 3 56 10 26 3 244 20 69 371 27 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 21 12 3 61 11 28 3 265 22 75 403 29 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 859 840 216 630 855 265 433 0 0 265 0 0 Stage 1 568 568 - 272 272 - - - - - - - Stage 2 291 272 - 358 583 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 263 301 789 380 295 773 1123 - - 1299 - - Stage 1 476 505 - 733 684 -- - -- - - Stage 2 716 684 - 633 498 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 235 283 789 349 277 773 1123 - - 1299 - - Mov Cap-2 Maneuver 235 283 - 349 277 -- - -- - - Stage 1 475 476 - 731 682 -- - -- - - Stage 2 677 682 - 579 469 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 19.6 15.5 0.1 1.2 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1123 - - 235 328 349 516 1299 - - HCM Lane V/C Ratio 0.003 - - 0.088 0.046 0.174 0.076 0.058 - - HCM Control Delay (s) 8.2 - - 21.8 16.5 17.5 12.5 7.9 - - HCM Lane LOS A - - C C C B A - - HCM 95th %tile Q(veh) 0 - - 0.3 0.1 0.6 0.2 0.2 - - 1344 5: Durston Road Future With Project (Pipeline) - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.3 Movement EBT EBR WBL WBT NBL NBR Vol, veh/h 581 1 3 253 3 11 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- -0 - Veh in Median Storage, #0 -- 0 0 - Grade, %0 -- 0 0 - Peak Hour Factor 82 82 82 82 82 82 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 709 1 4 309 4 13 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 710 0 1025 709 Stage 1 - -- -709 - Stage 2 - -- -316 - Critical Hdwy - - 4.12 -6.42 6.22 Critical Hdwy Stg 1 - -- -5.42 - Critical Hdwy Stg 2 - -- -5.42 - Follow-up Hdwy - - 2.218 -3.518 3.318 Pot Cap-1 Maneuver - - 889 -260 434 Stage 1 - -- -488 - Stage 2 - -- -739 - Platoon blocked, %- -- Mov Cap-1 Maneuver - - 889 -259 434 Mov Cap-2 Maneuver - -- -259 - Stage 1 - -- -488 - Stage 2 - -- -735 - Approach EB WB NB HCM Control Delay, s 0 0.1 14.9 HCM LOS B Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)379 - - 889 - HCM Lane V/C Ratio 0.045 - - 0.004 - HCM Control Delay (s) 14.9 - - 9.1 0 HCM Lane LOS B - - A A HCM 95th %tile Q(veh) 0.1 - - 0 - 1345 1: Cottonwood Road & Durston Road Future With Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 365.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 2 277 123 129 438 98 144 91 164 54 51 1 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 87 87 87 87 87 87 87 87 87 87 87 87 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 2 318 141 148 503 113 166 105 189 62 59 1 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 616 0 0 460 0 0 1280 1307 389 1396 1320 560 Stage 1 - - - - - - 394 394 - 856 856 - Stage 2 - - -- - - 886 913 - 540 464 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 964 - - 1101 - - ~ 143 160 659 119 157 528 Stage 1 - - -- - - 631 605 - 352 374 - Stage 2 - - -- - - 339 352 - 526 564 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 964 - - 1101 - - ~ 76 126 659 ~ 22 124 528 Mov Cap-2 Maneuver - - -- - - ~ 76 126 - ~ 22 124 - Stage 1 - - -- - - 629 603 - 351 296 - Stage 2 - - -- - - 215 279 - 309 562 - Approach EB WB NB SB HCM Control Delay, s 0 1.7 $ 1101.6 $ 1258.8 HCM LOS F F Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)139 964 - - 1101 - - 37 HCM Lane V/C Ratio 3.299 0.002 - - 0.135 - - 3.293 HCM Control Delay (s) $ 1101.6 8.7 0 - 8.8 0 -$ 1258.8 HCM Lane LOS F A A - A A - F HCM 95th %tile Q(veh) 43.9 0 - - 0.5 - - 13.9 Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 1346 2: Westgate Avenue & Durston Road Future With Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 1.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 3 225 9 49 223 13 5 0 27 9 0 2 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - -- - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 3 250 10 54 248 14 6 0 30 10 0 2 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 262 0 0 260 0 0 627 633 255 641 631 255 Stage 1 - - - - - - 262 262 - 364 364 - Stage 2 - - -- - - 365 371 - 277 267 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1302 - - 1304 - - 396 397 784 388 398 784 Stage 1 - - -- - - 743 691 - 655 624 - Stage 2 - - -- - - 654 620 - 729 688 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1302 - - 1304 - - 379 376 784 358 377 784 Mov Cap-2 Maneuver - - -- - - 379 376 - 358 377 - Stage 1 - - -- - - 741 689 - 653 593 - Stage 2 - - -- - - 620 590 - 699 686 - Approach EB WB NB SB HCM Control Delay, s 0.1 1.4 10.7 14.4 HCM LOS B B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)672 1302 - - 1304 - - 397 HCM Lane V/C Ratio 0.053 0.003 - - 0.042 - - 0.031 HCM Control Delay (s) 10.7 7.8 0 - 7.9 0 - 14.4 HCM Lane LOS B A A - A A - B HCM 95th %tile Q(veh) 0.2 0 - - 0.1 - - 0.1 1347 3: Laurel Parkway & Durston Road Future With Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 7.3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 20 230 10 61 266 180 5 0 34 142 0 13 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - -- - -- - 50 50 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 22 256 11 68 296 200 6 0 38 158 0 14 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 496 0 0 267 0 0 844 937 261 837 842 396 Stage 1 - - - - - - 306 306 - 531 531 - Stage 2 - - -- - - 538 631 - 306 311 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - -- - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - -- - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1068 - - 1297 - - 283 265 778 286 301 653 Stage 1 - - -- - - 704 662 - 532 526 - Stage 2 - - -- - - 527 474 - 704 658 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1068 - - 1297 - - 256 239 778 252 272 653 Mov Cap-2 Maneuver - - -- - - 256 239 - 252 272 - Stage 1 - - -- - - 687 646 - 519 487 - Stage 2 - - -- - - 477 438 - 654 642 - Approach EB WB NB SB HCM Control Delay, s 0.6 1 11.1 38 HCM LOS B E Minor Lane/Major Mvmt NBLn1NBLn2 EBL EBT EBR WBL WBT WBRSBLn1SBLn2 Capacity (veh/h)256 778 1068 - - 1297 - - 252 653 HCM Lane V/C Ratio 0.022 0.049 0.021 - - 0.052 - - 0.626 0.022 HCM Control Delay (s) 19.4 9.9 8.4 0 - 7.9 0 - 40.5 10.6 HCM Lane LOS C A A A - A A - E B HCM 95th %tile Q(veh) 0.1 0.2 0.1 - - 0.2 - - 3.8 0.1 1348 4: Cottonwood Road & West Babcock Street Future With Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 3.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Vol, veh/h 25 10 6 39 6 68 3 337 55 37 225 19 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 170 - - 70 - - 245 - 0 214 - - Veh in Median Storage, # - 0 -- 0 -- 0 -- 0 - Grade, %- 0 -- 0 -- 0 -- 0 - Peak Hour Factor 89 89 89 89 89 89 89 89 89 89 89 89 Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 28 11 7 44 7 76 3 379 62 42 253 21 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 774 732 137 600 742 379 274 0 0 379 0 0 Stage 1 347 347 - 385 385 - - - - - - - Stage 2 427 385 - 215 357 -- - -- - - Critical Hdwy 7.33 6.53 6.93 7.33 6.53 6.23 4.14 - - 4.12 - - Critical Hdwy Stg 1 6.53 5.53 - 6.13 5.53 -- - -- - - Critical Hdwy Stg 2 6.13 5.53 - 6.53 5.53 -- - -- - - Follow-up Hdwy 3.519 4.019 3.319 3.519 4.019 3.319 2.22 - - 2.218 - - Pot Cap-1 Maneuver 302 348 887 399 343 667 1286 - - 1179 - - Stage 1 643 634 - 637 610 -- - -- - - Stage 2 605 610 - 768 628 -- - -- - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 256 335 887 375 330 667 1286 - - 1179 - - Mov Cap-2 Maneuver 256 335 - 375 330 -- - -- - - Stage 1 642 611 - 636 609 -- - -- - - Stage 2 529 609 - 721 606 -- - -- - - Approach EB WB NB SB HCM Control Delay, s 18 13.2 0.1 1.1 HCM LOS C B Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1286 - - 256 437 375 616 1179 - - HCM Lane V/C Ratio 0.003 - - 0.11 0.041 0.117 0.135 0.035 - - HCM Control Delay (s) 7.8 - - 20.8 13.6 15.9 11.8 8.2 - - HCM Lane LOS A - - C B C B A - - HCM 95th %tile Q(veh) 0 - - 0.4 0.1 0.4 0.5 0.1 - - 1349 5: Durston Road Future With Project (Pipeline) - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Int Delay, s/veh 0.2 Movement EBT EBR WBL WBT NBL NBR Vol, veh/h 549 3 11 506 2 6 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - -- -0 - Veh in Median Storage, #0 -- 0 0 - Grade, %0 -- 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles, %2 2 2 2 2 2 Mvmt Flow 610 3 12 562 2 7 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 613 0 1199 612 Stage 1 - -- -612 - Stage 2 - -- -587 - Critical Hdwy - - 4.12 -6.42 6.22 Critical Hdwy Stg 1 - -- -5.42 - Critical Hdwy Stg 2 - -- -5.42 - Follow-up Hdwy - - 2.218 -3.518 3.318 Pot Cap-1 Maneuver - - 966 -205 493 Stage 1 - -- -541 - Stage 2 - -- -556 - Platoon blocked, %- -- Mov Cap-1 Maneuver - - 966 -201 493 Mov Cap-2 Maneuver - -- -201 - Stage 1 - -- -541 - Stage 2 - -- -546 - Approach EB WB NB HCM Control Delay, s 0 0.2 15.2 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h)362 - - 966 - HCM Lane V/C Ratio 0.025 - - 0.013 - HCM Control Delay (s) 15.2 - - 8.8 0 HCM Lane LOS C - - A A HCM 95th %tile Q(veh) 0.1 - - 0 - 1350 1: Cottonwood Road & Durston Road Future With Project (Growth) - Mitigated - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Intersection Delay, s/veh 22.3 Intersection LOS C Approach EB WB NB SB Entry Lanes 2211 Conflicting Circle Lanes 1111 Adj Approach Flow, veh/h 780 502 279 50 Demand Flow Rate, veh/h 796 512 284 51 Vehicles Circulating, veh/h 275 70 531 565 Vehicles Exiting, veh/h 341 745 540 16 Follow-Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0000 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 37.7 5.9 11.7 6.7 Approach LOS EABA Lane Left Right Left Right Left Left Designated Moves L TR L TR LTR LTR Assumed Moves L TR L TR LTR LTR RT Channelized Lane Util 0.001 0.999 0.449 0.551 1.000 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 5.193 5.193 Entry Flow, veh/h 1 795 230 282 284 51 Cap Entry Lane, veh/h 858 858 1054 1054 664 642 Entry HV Adj Factor 1.000 0.980 0.978 0.981 0.982 0.973 Flow Entry, veh/h 1 779 225 277 279 50 Cap Entry, veh/h 858 841 1031 1034 652 625 V/C Ratio 0.001 0.926 0.218 0.268 0.427 0.079 Control Delay, s/veh 4.2 37.7 5.6 6.1 11.7 6.7 LOS AE AA B A 95th %tile Queue, veh 0 14 1 1 2 0 1351 2: Westgate Avenue & Durston Road Future With Project (Growth) - Mitigated - AM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h)1 290 2 13 226 4 8 0 48 16 0 3 Sign Control Free Free Stop Stop Grade 0%0%0%0% Peak Hour Factor 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 Hourly flow rate (vph)1 354 2 16 276 5 10 0 59 20 0 4 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 280 356 668 670 355 724 668 278 vC1, stage 1 conf vol 357 357 310 310 vC2, stage 2 conf vol 311 312 415 359 vCu, unblocked vol 280 356 668 670 355 724 668 278 tC, single (s)4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s)6.1 5.5 6.1 5.5 tF (s)2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free %100 99 98 100 92 96 100 100 cM capacity (veh/h) 1282 1203 556 536 689 489 531 761 Direction, Lane #EB 1 EB 2 WB 1 WB 2 NB 1 SB 1 Volume Total 1 356 16 280 68 23 Volume Left 1 0 16 0 10 20 Volume Right 0205594 cSH 1282 1700 1203 1700 666 518 Volume to Capacity 0.00 0.21 0.01 0.16 0.10 0.04 Queue Length 95th (ft)001094 Control Delay (s)7.8 0.0 8.0 0.0 11.0 12.3 Lane LOS A A B B Approach Delay (s)0.0 0.4 11.0 12.3 Approach LOS B B Intersection Summary Average Delay 1.6 Intersection Capacity Utilization 26.5% ICU Level of Service A Analysis Period (min)15 1352 3: Laurel Parkway & Durston Road Future With Project (Growth) - Mitigated - AM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h)8 343 3 16 213 54 10 0 60 247 0 20 Sign Control Free Free Stop Stop Grade 0%0%0%0% Peak Hour Factor 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 Hourly flow rate (vph) 10 434 4 20 270 68 13 0 76 313 0 25 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh)2 Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 338 438 826 835 436 839 803 304 vC1, stage 1 conf vol 456 456 344 344 vC2, stage 2 conf vol 370 378 494 458 vCu, unblocked vol 338 438 826 835 436 839 803 304 tC, single (s)4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s)6.1 5.5 6.1 5.5 tF (s)2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free %99 98 97 100 88 26 100 97 cM capacity (veh/h) 1221 1122 475 472 620 420 475 736 Direction, Lane #EB 1 WB 1 NB 1 SB 1 SB 2 Volume Total 448 358 89 313 25 Volume Left 10 20 13 313 0 Volume Right 4 68 76 0 25 cSH 1221 1122 724 420 736 Volume to Capacity 0.01 0.02 0.12 0.74 0.03 Queue Length 95th (ft) 1 1 10 151 3 Control Delay (s)0.3 0.6 11.8 34.6 10.1 Lane LOS A A B D B Approach Delay (s)0.3 0.6 11.8 32.8 Approach LOS B D Intersection Summary Average Delay 10.1 Intersection Capacity Utilization 49.7% ICU Level of Service A Analysis Period (min)15 1353 5: Durston Road Future With Project (Growth) - Mitigated - AM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBT EBR WBL WBT NBL NBR Lane Configurations Volume (veh/h)652 1 3 282 3 11 Sign Control Free Free Stop Grade 0%0% 0% Peak Hour Factor 0.90 0.82 0.82 0.82 0.82 0.82 Hourly flow rate (vph) 724 1 4 344 4 13 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 726 1076 725 vC1, stage 1 conf vol 725 vC2, stage 2 conf vol 351 vCu, unblocked vol 726 1076 725 tC, single (s)4.1 6.4 6.2 tC, 2 stage (s)5.4 tF (s)2.2 3.5 3.3 p0 queue free %100 99 97 cM capacity (veh/h)877 434 425 Direction, Lane #EB 1 WB 1 WB 2 NB 1 Volume Total 726 4 344 17 Volume Left 0404 Volume Right 1 0 0 13 cSH 1700 877 1700 427 Volume to Capacity 0.43 0.00 0.20 0.04 Queue Length 95th (ft)0003 Control Delay (s)0.0 9.1 0.0 13.8 Lane LOS A B Approach Delay (s)0.0 0.1 13.8 Approach LOS B Intersection Summary Average Delay 0.2 Intersection Capacity Utilization 44.4% ICU Level of Service A Analysis Period (min)15 1354 1: Cottonwood Road & Durston Road Future With Project (Growth) - Mitigated - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Intersection Delay, s/veh 11.7 Intersection LOS B Approach EB WB NB SB Entry Lanes 2211 Conflicting Circle Lanes 1111 Adj Approach Flow, veh/h 496 733 408 27 Demand Flow Rate, veh/h 506 748 415 27 Vehicles Circulating, veh/h 192 194 373 884 Vehicles Exiting, veh/h 719 594 325 58 Follow-Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0000 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 11.1 11.7 12.6 8.5 Approach LOS BBBA Lane Left Right Left Right Left Left Designated Moves L TR L TR LTR LTR Assumed Moves L TR L TR LTR LTR RT Channelized Lane Util 0.006 0.994 0.222 0.778 1.000 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 5.193 5.193 Entry Flow, veh/h 3 503 166 582 415 27 Cap Entry Lane, veh/h 933 933 931 931 778 467 Entry HV Adj Factor 1.000 0.980 0.982 0.980 0.982 0.993 Flow Entry, veh/h 3 493 163 570 408 27 Cap Entry, veh/h 933 914 914 912 764 464 V/C Ratio 0.003 0.539 0.178 0.625 0.533 0.058 Control Delay, s/veh 3.9 11.1 5.7 13.4 12.6 8.5 LOS AB AB B A 95th %tile Queue, veh 0 3 1 5 3 0 1355 2: Westgate Avenue & Durston Road Future With Project (Growth) - Mitigated - PM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h)4 253 9 49 258 16 5 0 27 11 0 3 Sign Control Free Free Stop Stop Grade 0%0%0%0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph)4 275 10 53 280 17 5 0 29 12 0 3 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 298 285 679 693 280 709 689 289 vC1, stage 1 conf vol 289 289 396 396 vC2, stage 2 conf vol 390 404 313 293 vCu, unblocked vol 298 285 679 693 280 709 689 289 tC, single (s)4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s)6.1 5.5 6.1 5.5 tF (s)2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free %100 96 99 100 96 98 100 100 cM capacity (veh/h) 1263 1277 534 510 759 502 502 750 Direction, Lane #EB 1 EB 2 WB 1 WB 2 NB 1 SB 1 Volume Total 4 285 53 298 35 15 Volume Left 4 0 53 0 5 12 Volume Right 0 10 0 17 29 3 cSH 1263 1700 1277 1700 712 540 Volume to Capacity 0.00 0.17 0.04 0.18 0.05 0.03 Queue Length 95th (ft)003042 Control Delay (s)7.9 0.0 7.9 0.0 10.3 11.9 Lane LOS A A B B Approach Delay (s)0.1 1.2 10.3 11.9 Approach LOS B B Intersection Summary Average Delay 1.4 Intersection Capacity Utilization 31.2% ICU Level of Service A Analysis Period (min)15 1356 3: Laurel Parkway & Durston Road Future With Project (Growth) - Mitigated - PM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h)17 263 10 61 307 187 5 0 34 155 0 11 Sign Control Free Free Stop Stop Grade 0%0%0%0% Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Hourly flow rate (vph) 18 283 11 66 330 201 5 0 37 167 0 12 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh)2 Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 531 294 898 987 288 905 892 431 vC1, stage 1 conf vol 325 325 562 562 vC2, stage 2 conf vol 574 662 343 330 vCu, unblocked vol 531 294 898 987 288 905 892 431 tC, single (s)4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s)6.1 5.5 6.1 5.5 tF (s)2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free %98 95 99 100 95 60 100 98 cM capacity (veh/h) 1036 1268 412 384 751 412 422 625 Direction, Lane #EB 1 WB 1 NB 1 SB 1 SB 2 Volume Total 312 597 42 167 12 Volume Left 18 66 5 167 0 Volume Right 11 201 37 0 12 cSH 1036 1268 861 412 625 Volume to Capacity 0.02 0.05 0.05 0.40 0.02 Queue Length 95th (ft) 1 4 4 48 1 Control Delay (s)0.7 1.4 10.5 19.5 10.9 Lane LOS A A B C B Approach Delay (s)0.7 1.4 10.5 19.0 Approach LOS B C Intersection Summary Average Delay 4.3 Intersection Capacity Utilization 70.2% ICU Level of Service C Analysis Period (min)15 1357 5: Durston Road Future With Project (Growth) - Mitigated - PM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBT EBR WBL WBT NBL NBR Lane Configurations Volume (veh/h)627 3 11 554 2 6 Sign Control Free Free Stop Grade 0%0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 682 3 12 602 2 7 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 685 1309 683 vC1, stage 1 conf vol 683 vC2, stage 2 conf vol 626 vCu, unblocked vol 685 1309 683 tC, single (s)4.1 6.4 6.2 tC, 2 stage (s)5.4 tF (s)2.2 3.5 3.3 p0 queue free %99 99 99 cM capacity (veh/h)909 390 449 Direction, Lane #EB 1 WB 1 WB 2 NB 1 Volume Total 685 12 602 9 Volume Left 0 12 0 2 Volume Right 3007 cSH 1700 909 1700 433 Volume to Capacity 0.40 0.01 0.35 0.02 Queue Length 95th (ft)0102 Control Delay (s)0.0 9.0 0.0 13.5 Lane LOS A B Approach Delay (s)0.0 0.2 13.5 Approach LOS B Intersection Summary Average Delay 0.2 Intersection Capacity Utilization 43.2% ICU Level of Service A Analysis Period (min)15 1358 1: Cottonwood Road & Durston Road Future With Project (Pipeline) - Mitigated - AM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Intersection Delay, s/veh 25.8 Intersection LOS D Approach EB WB NB SB Entry Lanes 2211 Conflicting Circle Lanes 1111 Adj Approach Flow, veh/h 726 462 285 197 Demand Flow Rate, veh/h 740 472 291 201 Vehicles Circulating, veh/h 390 102 573 504 Vehicles Exiting, veh/h 315 762 557 70 Follow-Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0000 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 48.2 5.9 12.8 9.1 Approach LOS EABA Lane Left Right Left Right Left Left Designated Moves L TR L TR LTR LTR Assumed Moves L TR L TR LTR LTR RT Channelized Lane Util 0.001 0.999 0.409 0.591 1.000 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 5.193 5.193 Entry Flow, veh/h 1 739 193 279 291 201 Cap Entry Lane, veh/h 765 765 1020 1020 637 683 Entry HV Adj Factor 1.000 0.981 0.979 0.979 0.981 0.981 Flow Entry, veh/h 1 725 189 273 285 197 Cap Entry, veh/h 765 750 999 999 625 669 V/C Ratio 0.001 0.966 0.189 0.273 0.457 0.294 Control Delay, s/veh 4.7 48.3 5.4 6.3 12.8 9.1 LOS AE AA B A 95th %tile Queue, veh 0 15 1 1 2 1 1359 2: Westgate Avenue & Durston Road Future With Project (Pipeline) - Mitigated - AM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h)1 244 2 13 202 3 8 0 48 13 0 2 Sign Control Free Free Stop Stop Grade 0%0%0%0% Peak Hour Factor 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 Hourly flow rate (vph)1 298 2 16 246 4 10 0 59 16 0 2 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 250 300 582 583 299 638 582 248 vC1, stage 1 conf vol 301 301 280 280 vC2, stage 2 conf vol 280 282 359 302 vCu, unblocked vol 250 300 582 583 299 638 582 248 tC, single (s)4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s)6.1 5.5 6.1 5.5 tF (s)2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free %100 99 98 100 92 97 100 100 cM capacity (veh/h) 1316 1261 599 570 741 530 565 791 Direction, Lane #EB 1 EB 2 WB 1 WB 2 NB 1 SB 1 Volume Total 1 300 16 250 68 18 Volume Left 1 0 16 0 10 16 Volume Right 0204592 cSH 1316 1700 1261 1700 716 554 Volume to Capacity 0.00 0.18 0.01 0.15 0.10 0.03 Queue Length 95th (ft)001083 Control Delay (s)7.7 0.0 7.9 0.0 10.6 11.7 Lane LOS A A B B Approach Delay (s)0.0 0.5 10.6 11.7 Approach LOS B B Intersection Summary Average Delay 1.6 Intersection Capacity Utilization 23.2% ICU Level of Service A Analysis Period (min)15 1360 3: Laurel Parkway & Durston Road Future With Project (Pipeline) - Mitigated - AM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h)9 293 3 16 186 52 10 0 60 226 0 23 Sign Control Free Free Stop Stop Grade 0%0%0%0% Peak Hour Factor 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 Hourly flow rate (vph) 11 371 4 20 235 66 13 0 76 286 0 29 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh)2 Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 301 375 734 737 373 742 706 268 vC1, stage 1 conf vol 396 396 309 309 vC2, stage 2 conf vol 338 342 434 397 vCu, unblocked vol 301 375 734 737 373 742 706 268 tC, single (s)4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s)6.1 5.5 6.1 5.5 tF (s)2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free %99 98 98 100 89 38 100 96 cM capacity (veh/h) 1260 1184 511 505 673 461 509 770 Direction, Lane #EB 1 WB 1 NB 1 SB 1 SB 2 Volume Total 386 322 89 286 29 Volume Left 11 20 13 286 0 Volume Right 4 66 76 0 29 cSH 1260 1184 785 461 770 Volume to Capacity 0.01 0.02 0.11 0.62 0.04 Queue Length 95th (ft) 1 1 9 103 3 Control Delay (s)0.3 0.7 11.2 24.7 9.9 Lane LOS A A B C A Approach Delay (s)0.3 0.7 11.2 23.4 Approach LOS B C Intersection Summary Average Delay 7.8 Intersection Capacity Utilization 46.2% ICU Level of Service A Analysis Period (min)15 1361 5: Durston Road Future With Project (Pipeline) - Mitigated - AM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBT EBR WBL WBT NBL NBR Lane Configurations Volume (veh/h)581 1 3 253 3 11 Sign Control Free Free Stop Grade 0%0% 0% Peak Hour Factor 0.90 0.82 0.82 0.82 0.82 0.82 Hourly flow rate (vph) 646 1 4 309 4 13 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 647 962 646 vC1, stage 1 conf vol 646 vC2, stage 2 conf vol 316 vCu, unblocked vol 647 962 646 tC, single (s)4.1 6.4 6.2 tC, 2 stage (s)5.4 tF (s)2.2 3.5 3.3 p0 queue free %100 99 97 cM capacity (veh/h)939 473 472 Direction, Lane #EB 1 WB 1 WB 2 NB 1 Volume Total 647 4 309 17 Volume Left 0404 Volume Right 1 0 0 13 cSH 1700 939 1700 472 Volume to Capacity 0.38 0.00 0.18 0.04 Queue Length 95th (ft)0003 Control Delay (s)0.0 8.9 0.0 12.9 Lane LOS A B Approach Delay (s)0.0 0.1 12.9 Approach LOS B Intersection Summary Average Delay 0.3 Intersection Capacity Utilization 40.6% ICU Level of Service A Analysis Period (min)15 1362 1: Cottonwood Road & Durston Road Future With Project (Pipeline) - Mitigated - PM Peak Hour The Lakes at Valley West Synchro 8 Report Intersection Intersection Delay, s/veh 14.6 Intersection LOS B Approach EB WB NB SB Entry Lanes 2211 Conflicting Circle Lanes 1111 Adj Approach Flow, veh/h 461 764 460 122 Demand Flow Rate, veh/h 470 779 469 124 Vehicles Circulating, veh/h 274 278 389 833 Vehicles Exiting, veh/h 683 580 355 224 Follow-Up Headway, s 3.186 3.186 3.186 3.186 Ped Vol Crossing Leg, #/h 0000 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 12.0 16.3 15.1 11.2 Approach LOS B C C B Lane Left Right Left Right Left Left Designated Moves L TR L TR LTR LTR Assumed Moves L TR L TR LTR LTR RT Channelized Lane Util 0.004 0.996 0.194 0.806 1.000 1.000 Critical Headway, s 5.193 5.193 5.193 5.193 5.193 5.193 Entry Flow, veh/h 2 468 151 628 469 124 Cap Entry Lane, veh/h 859 859 856 856 766 491 Entry HV Adj Factor 1.000 0.980 0.980 0.981 0.981 0.982 Flow Entry, veh/h 2 459 148 616 460 122 Cap Entry, veh/h 859 842 839 839 751 483 V/C Ratio 0.002 0.545 0.176 0.734 0.612 0.252 Control Delay, s/veh 4.2 12.0 6.1 18.8 15.1 11.2 LOS A B A C C B 95th %tile Queue, veh 0 3 1 7 4 1 1363 2: Westgate Avenue & Durston Road Future With Project (Pipeline) - Mitigated - PM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h)3 225 9 49 223 13 5 0 27 9 0 2 Sign Control Free Free Stop Stop Grade 0%0%0%0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph)3 245 10 53 242 14 5 0 29 10 0 2 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 257 254 607 619 249 636 617 249 vC1, stage 1 conf vol 256 256 356 356 vC2, stage 2 conf vol 351 363 280 261 vCu, unblocked vol 257 254 607 619 249 636 617 249 tC, single (s)4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s)6.1 5.5 6.1 5.5 tF (s)2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free %100 96 99 100 96 98 100 100 cM capacity (veh/h) 1308 1311 568 538 789 534 529 789 Direction, Lane #EB 1 EB 2 WB 1 WB 2 NB 1 SB 1 Volume Total 3 254 53 257 35 12 Volume Left 3 0 53 0 5 10 Volume Right 0 10 0 14 29 2 cSH 1308 1700 1311 1700 744 568 Volume to Capacity 0.00 0.15 0.04 0.15 0.05 0.02 Queue Length 95th (ft)003042 Control Delay (s)7.8 0.0 7.9 0.0 10.1 11.5 Lane LOS A A B B Approach Delay (s)0.1 1.4 10.1 11.5 Approach LOS B B Intersection Summary Average Delay 1.5 Intersection Capacity Utilization 29.2% ICU Level of Service A Analysis Period (min)15 1364 3: Laurel Parkway & Durston Road Future With Project (Pipeline) - Mitigated - PM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h)20 230 10 61 266 180 5 0 34 142 0 13 Sign Control Free Free Stop Stop Grade 0%0%0%0% Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 Hourly flow rate (vph) 22 247 11 66 286 194 5 0 37 153 0 14 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh)2 Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 480 258 824 906 253 828 815 383 vC1, stage 1 conf vol 296 296 514 514 vC2, stage 2 conf vol 528 611 314 301 vCu, unblocked vol 480 258 824 906 253 828 815 383 tC, single (s)4.1 4.1 7.1 6.5 6.2 7.1 6.5 6.2 tC, 2 stage (s)6.1 5.5 6.1 5.5 tF (s)2.2 2.2 3.5 4.0 3.3 3.5 4.0 3.3 p0 queue free %98 95 99 100 95 65 100 98 cM capacity (veh/h) 1083 1307 437 406 786 440 446 665 Direction, Lane #EB 1 WB 1 NB 1 SB 1 SB 2 Volume Total 280 545 42 153 14 Volume Left 22 66 5 153 0 Volume Right 11 194 37 0 14 cSH 1083 1307 902 440 665 Volume to Capacity 0.02 0.05 0.05 0.35 0.02 Queue Length 95th (ft) 2 4 4 38 2 Control Delay (s)0.8 1.4 10.3 17.5 10.5 Lane LOS A A B C B Approach Delay (s)0.8 1.4 10.3 16.9 Approach LOS B C Intersection Summary Average Delay 4.1 Intersection Capacity Utilization 63.8% ICU Level of Service B Analysis Period (min)15 1365 5: Durston Road Future With Project (Pipeline) - Mitigated - PM Peak Hour The Lakes at Valley West Synchro 8 Report Movement EBT EBR WBL WBT NBL NBR Lane Configurations Volume (veh/h)549 3 11 506 2 6 Sign Control Free Free Stop Grade 0%0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 597 3 12 550 2 7 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL TWLTL Median storage veh)2 2 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 600 1172 598 vC1, stage 1 conf vol 598 vC2, stage 2 conf vol 574 vCu, unblocked vol 600 1172 598 tC, single (s)4.1 6.4 6.2 tC, 2 stage (s)5.4 tF (s)2.2 3.5 3.3 p0 queue free %99 99 99 cM capacity (veh/h)977 428 502 Direction, Lane #EB 1 WB 1 WB 2 NB 1 Volume Total 600 12 550 9 Volume Left 0 12 0 2 Volume Right 3007 cSH 1700 977 1700 481 Volume to Capacity 0.35 0.01 0.32 0.02 Queue Length 95th (ft)0101 Control Delay (s)0.0 8.7 0.0 12.6 Lane LOS A B Approach Delay (s)0.0 0.2 12.6 Approach LOS B Intersection Summary Average Delay 0.2 Intersection Capacity Utilization 39.1% ICU Level of Service A Analysis Period (min)15 1366 The Lakes at Valley West Traffic Impact Study Appendix D Individual Pipeline Projects 1367 1369 1370 1371 1372 1373 1374 1375 1376 1377 1378 1379 1381 1383 1384 1385 1386 1387 1388 1389 1391 1392 1393 1394 1395 1396 1397 1398 1399 1400 1401 1402 1403 1404 1405 1407 1408 1409 1410 1411 1412 1413 1414 1415 1417 1418 1419 1420 1421 1422 1423 1424 1425 1427 1429 1430 1431 1432 1433 1434 1435 1437 1438 1439 1440 1441 1442 1443 1444 1445 memo Page 1 TO: Bob Murray, P.E. City of Bozeman FROM: Bill White James Nickelson, P.E. DATE: May 12, 2015 JOB NO.: 5352.003 RE: The Lakes at Valley West, Supplemental TIS Analysis #2 CC: Greg Stratton Urgent For Review Please Comment Please Reply For Your Use This memorandum summarizes supplemental analyses #2 provided in support of the Lakes at Valley West Traffic Impact Study (TIS) submitted to the City of Bozeman in February 2015. This analysis was developed to review the benefit potential of a basic signal system for the Cottonwood Road/Durston Road intersection and to advance discussion and support for an intermediate or temporary four-way stop at the Laurel Parkway/Durston Road intersection. 1. BASIC SIGNAL SYSTEM The Lakes at Valley West TIS confirms the Cottonwood Road/Durston Road intersection currently functions at LOS D, identified as a preexisting deficiency below the LOS C operations/capacity thresholds identified in Sec. 38.24.060 of City of Bozeman “Unified Development Code”. Traffic operations were anticipated to degrade to LOS F by year 2024, as determined based upon two forecasting alternatives that: 1) stress a growth of through traffic on Durston Road via higher baseline growth rates versus 2) stress growth of turning movements through the inclusion/application of concurrent development growth (i.e. pipeline project development within the study area). The conclusion of the TIS was that a traffic signal or roundabout would be needed to address LOS issues at the intersection by year 2024. In support of this supposition, the TIS advanced an analysis that reviewed traffic operations at the intersection with assumption of an actuated signal system that includes eastbound and westbound left-turn lanes with designated signal luminaries, per current City of Bozeman Capital Improvement objectives. Such an improvement would result primarily in LOS A/B traffic operations with less than 11 seconds of control delay being noted through year 2024, as based on a review of both forecast methodologies. The City requested an analysis of an interim signal system at the intersection, as based on current geometries. This “basic” signal system would be constructed with vehicle detection promoted by video or pavement “pucks” with all through and turn movements performed through single lane intersection approaches (i.e. the intersection of two lane roadways with no turn lanes) and permissive, single approach luminaries. The analyses was performed based on AM and PM peak hour alternative traffic volumes highlighted in Figure 9 and 10 for the “growth” scenario and Figure 15 and 16 for the “pipeline” scenario of the TIS, with LOS and control delay results as follows. 1447 The Lakes at Valley West, Supplemental TIS Analysis #2  Page 2 As shown, the intersection would function within the LOS A/B range by year 2024 with less than 15 seconds of control delay determined between forecast scenarios. This indicates the basic signal system would promote adequate LOS, despite the difference in forecasts between the growth scenario (with higher through volumes on Durston) versus pipeline scenario (with higher turn movements to/from Cottonwood) forecast scenarios. The City requested furthermore that the analysis be extended to year 2034 to assess the longevity of the basic signal system proposal. Forecasts were developed as described by the TIS, with the exception that baseline growth rates, 3 percent annual for the “growth” scenario and “1 percent annual for the “pipeline” scenario were extended an additional 10 years. These forecasts can be obtained upon request. LOS analyses were revised through year 2034, with the results summarized as follows. As shown, the intersection would function within the LOS B range during the peak hours, as based on pipeline project scenario. However, a LOS D is projected during both peak hours, as based on the growth scenario, which is below the City LOS C standards. This means the growth in through traffic will have a substantial impact on the ability of a basic signal system to maintain adequate traffic operations between year 2024 and year 2034. The conclusion from this analysis is that a basic signal system can be developed at the intersection and should maintain LOS for a number of years, but ultimately lane improvements would be needed to maintain long range LOS. 2. FOUR WAY STOP Supplemental analysis #1 reviewed the LOS benefits of a four way stop at the Laurel Parkway/Durston Road intersection as an interim improvement until the extension of roadways such as Oak Street, Annie Street, and possibly Sherwood Way to Cottonwood Road can promoted; rerouting traffic from the intersection and therefore reducing southbound left-turns from the intersection (which is the critical movement most impacting LOS). The interim improvement would promote LOS C operations through year 2024 during the peak hours, as determined based on a review of the alternative traffic volumes highlighted in Figure 9 and 10 for the “growth” scenario and Figure 15 and 16 for the “pipeline” scenario of the TIS. City of Bozeman staff requested further information and support for a four way or all way stop at the intersection, even as an interim measure. Justification for an all way stop is provided by the Manual on Uniform Traffic Control Devices (MUTCD) by the Federal Highway Administration. The current, year 2009 version of the MUTCD indicates the following information can be used in support of an all way stop. 1448 The Lakes at Valley West, Supplemental TIS Analysis #2  Page 3 Section 2B.07 Multi-Way Stop Applications Support: 01 Multi-way stop control can be useful as a safety measure at intersections if certain traffic conditions exist. Safety concerns associated with multi-way stops include pedestrians, bicyclists, and all road users expecting other road users to stop. Multi-way stop control is used where the volume of traffic on the intersecting roads is approximately equal. 02 The restrictions on the use of STOP signs described in Section 2B.04 also apply to multi-way stop applications. Guidance: 03 The decision to install multi-way stop control should be based on an engineering study. 04 The following criteria should be considered in the engineering study for a multi-way STOP sign installation: A. Where traffic control signals are justified, the multi-way stop is an interim measure that can be installed quickly to control traffic while arrangements are being made for the installation of the traffic control signal. B. Five or more reported crashes in a 12-month period that are susceptible to correction by a multi-way stop installation. Such crashes include right-turn and left-turn collisions as well as right-angle collisions. C. Minimum volumes: 1. The vehicular volume entering the intersection from the major street approaches (total of both approaches) averages at least 300 vehicles per hour for any 8 hours of an average day; and 2. The combined vehicular, pedestrian, and bicycle volume entering the intersection from the minor street approaches (total of both approaches) averages at least 200 units per hour for the same 8 hours, with an average delay to minor-street vehicular traffic of at least 30 seconds per vehicle during the highest hour; but 3. If the 85th-percentile approach speed of the major-street traffic exceeds 40 mph, the minimum vehicular volume warrants are 70 percent of the values provided in Items 1 and 2. D. Where no single criterion is satisfied, but where Criteria B, C.1, and C.2 are all satisfied to 80 percent of the minimum values. Criterion C.3 is excluded from this condition. Option: 05 Other criteria that may be considered in an engineering study include: A. The need to control left-turn conflicts; B. The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes; C. Locations where a road user, after stopping, cannot see conflicting traffic and is not able to negotiate the intersection unless conflicting cross traffic is also required to stop; and D. An intersection of two residential neighborhood collectors (through) streets of similar design and operating characteristics where multi-way stop control would improve traffic operational characteristics of the intersection. A review of MUTCD guidelines was performed based on available traffic data for the intersection (highlighted in 0.4 and 0.5). As data was limited and/or incomplete, the review is limited based on the available data . However, as the all way stop is proposed an interim improvement, this should be sufficient in supporting a decision for the improvement. Applicable data includes discussion on traffic volumes, bicycle and pedestrian safety, left turn conflicts, and street classification considerations. A summary of discussion is as follows for applicable guidelines/data. 0.4 A. A traffic signal is not a preferred improvement at Laurel Parkway/Durston Road; thus, this guide is not directly applicable for the intersection. However, a similarity is as the all-way stop is recommended as an interim improvement until future east-west roadway connections can be promoted within Bozeman; specifically the extension of roadways such as Oak Street, Annie Street, and possibly Sherwood Way to Cottonwood Road. These extensions will allow traffic to divert away from the Laurel Parkway/Durston Road intersection and travel via other routes to make turn movements to/from Durston Road via the signalized Cottonwood Road intersection in the future. This will improve LOS as traffic is reduced from the critical southbound left-turn 1449 The Lakes at Valley West, Supplemental TIS Analysis #2  Page 4 movement at the intersection. It is therefore envisioned the all-way stop could be reduced as these roadway extensions are complete. Thus, although this MUTCD guideline is not directly applicable, there are some similarities that would provide some rational or justification via engineering reasoning. 0.4 B. Collision histories provided by the City of Bozeman indicate that less than one collision per year has been noted for the Laurel Parkway/Durston Road intersection. With the introduction of the fourth/south leg and as a result of increased traffic volumes projected in the future, the potential for collisions will increase. However, this is not sufficient support to suggest this particular guideline could be used in support of the all way stop. 0.4 C. There are three sets of criteria associated with this guideline. The first indicates that major street volumes entering the intersection must be 300 vehicles per hour for 8 hours of a typical weekday to meet the guide. The second indicates minor street volumes, including the combination of vehicles, pedestrians, and bicycles, must be 200 per hour for 8 hours concurrently of the weekday to fulfill the guideline with a peak/one hour delay of 30 seconds. The final indicates 70 percent of volume these respective criteria can be used, 225 major street vehicles and a combination of 140 hourly vehicles, pedestrians, and bikes on the minor approach, can be used for streets with an 85th percentile speed of greater than 40 mph. Traffic count data was available for five hours of the weekday between 7:00 to 9:00 AM and between 3:00 to 6:00 PM. Traffic forecasts were developed hourly for major and minor street approaches based on the forecasting methodologies described within the TIS. A summary of forecasts for available hours is shown below for the year 2024 growth and pipeline scenarios. As shown, the major east-west approach street volumes well exceed 300 entering vehicles per hour with an average hourly volume of between 570 and 630 noted between the analysis conditions. Volumes range between 140 and 280 entering vehicles on the north-south minor street approaches with an average of between 200 and 215 noted hourly. These are vehicle volumes ONLY without forecasting north-south pedestrian and bike volumes. From the TIS, the average control delay for worst hour was about 170 second during the AM peak hour based on year 2024 growth rate analyses and 75 seconds based on year 2024 pipeline analyses. For all practical purposes, it is suggested that thresholds for the all-way stop are met as control delays well exceed thresholds and average vehicle volumes alone exceed criteria. Yes vehicle volumes are not specifically satisfied for the minor approaches for afternoon hours, but these forecasts do not reflect the pedestrian and bicycle volumes that are characteristic of a very active Bozeman community; especially given many of the water and walking features expected with the Lakes at Valley West development. Thus and again, this supplemental study stresses that from a practical perspective, given delays and that all volumes thresholds are likely to be met with pedestrian and bike activity, that an all way stop 1450 The Lakes at Valley West, Supplemental TIS Analysis #2  Page 5 is a reasonable and practical interim improvement to assure vehicle and pedestrian safety for the Laurel Parkway/Durston Road intersection. 0.4 D. The 80 percent criterion would not apply here again as collision histories are currently low for the intersection. 0.5. Beyond interim improvement and volume justifications, further support of a signal based on MUTCD guidelines would include:  “The need to control left turn conflicts.” As indicated, the southbound left-turn impact is the primary reason for LOS issues at the intersection.  “The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes.” Again as indicated, Bozeman is an active community and this intersection is situated within a growing residential neighborhood desiring access to the water features and trails of the Lakes of Valley West development. The nearest protected crossing would be ½ mile to the east at the Cottonwood Road/Durston Road intersection; which is a spacing sufficient enough for pedestrians to risk uncontrolled crossings as to not circumvent what would be one-mile round trip back to Laurel Parkway. Thus, this criterion can be used in justification of a controlled crossing promoted via the all-way stop.  “A intersection of two residential neighborhood collector (through) streets of similar design and operating characteristics where multi-way stop control would improve traffic operational characteristics of the intersection.” Laurel Parkway will evolve into a residential collector as the neighborhood develops. To that end, the City has been promoting the design of roundabouts at major intersections located along the roadway. Intersecting with the Durston Road arterial, a four way stop would “improve traffic operational characteristics of the intersection.” It is understood that some of the rationale in justification of the all way stop is circumstantial and less finite without current collision histories and hourly volume, pedestrian, and bike data being used for support. However, given the combination of poor traffic operations, the advent of consistently high hourly forecast traffic volumes, and given this intersection will become a focal point of pedestrian and bicycle activity, it is in the best interests of the neighborhood that this all-way stop be developed to preserve traffic operations and safety. Again, a future analysis and justification can be provided to remove the all-way stop as east-west roadway connections are promoted in the future. 3. SUMMARY Supplemental analyses #2 of the Lakes at Valley West Traffic Impact Study (TIS) confirms that a basic signal system will preserve traffic operations and safety at the Cottonwood Road/Durston Road intersection through year 2024. Turn lane and signal improvements would likely be warranted following this forecast horizon. Furthermore, this study reinforces the conclusion for the development of a four-way stop at the Laurel Parkway/Durston Road intersection in order to preserve traffic operations and pedestrian/bicycle safety as based on a review of MUTCD guidelines. It is anticipated the removal of this four way stop could occur following the construction of future east-west arterials to Cottonwood Road, as traffic volumes will likely decrease at the intersection. Thus, this should be considered a temporary or interim improvement measure for the intersection. 1451 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Utilities Northwewstern Energy will provide natural gas and electric service to the development. These facilities will be located in public utility easements along the roadways within the subdivision. New electric and natural gas lines will be placed underground. Century Link and/or Charter Communications will provide cable, telephone and fiber service to the development. These facilities will be located in public utility easements along the roadways within the subdivision. New lines will be placed underground. These utilities will be installed in common trenches with Northwestern Energy’s facilities. Attached is a utility exhibit (Exhibit A) that illustrates the existing and proposed water, sewer, storm and dry utilities present on the site and adjacent to the site. Correspondence with Northwestern Energy is included in the Agency Letters section of the application. 1452 OHP OHP 8S8S8S8S 8S 8S 8S SSSSSSSSW W W W WWWSSSSSSSSSDSDSDSDSDSDSDSDSDSDSDSDWWWWWWWWWWWWWWWWWWWWWW8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S UTILITY LAYOUTTHE LAKES AT VALLEY WEST: PHASE 4FIGURE NUMBER©PROJECT NO.DRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC.,20172880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\008\ACAD\Exhibits\Utility Layout.dwg Plotted by cooper krause on Mar/27/2017engineers surveyors planners scientistsMorrisonMaierle5352.008EX.ABOZEMANMONTANACPKJRNJRN03/2017LEGENDEXISTINGWATER LINESEWER LINE8SMAJOR CONTOURFIRE HYDRANTWATER VALVEWATER LINESEWER LINE8S8SWATER VALVESTORM DRAINSDPUBLIC UTILITY EASMENTPROPOSEDSEWER VALVEELETRICAL METERPOWER POLESEWER MANHOLETELEPHONE BOXDECIDUOUS TREEOVERHEAD POWERLIGHT FIXTURESMINOR CONTOURWESTMORLAND DRIVEWESTGATE AVENUEUNDERGROUND STORMWATER DETENTIONPOWER & COMMUNICATIONSEXISTING PHASE 3FUTURE PHASE 5BURIED GASGAS VALVEHERSTAL WAYOSTEND LANE1453 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Educational Facilities A letter from the Bozeman Public School District is included in the Agency Letters section. As of this date the proposed development will be in the Meadowlark Elementary School, Chief Joseph Middle School and Bozeman High School. Also note that there are several private schools within walking distance of the development including Heritage Christian School and Petra Academy. 1454 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Land Use The following chart summarizes proposed land uses for the entire 65 acres of The Lakes at Valley West. Acreage Percentage Open Space (Public Access Easement) 13.97 acres 21.5% Dedicated Parkland 12.76 acres 19.7% Residential Lots 23.84 acres 36.7% Streets, Alleys and Woonerfs 14.32 acres 22.1% TOTAL 64.89 acres 100% The following chart summarizes proposed lots and land uses for The Lakes at Valley West, Phase 4. Lots Acreage Percentage Open Space (Public Access Easement) 4 7.407 acres 66% Dedicated Parkland 0 0 acres 0% Residential Lots, Single Household 23 2.473 acres 22% Residential Lots, Multi Household 2 0.230 acres 2% Residential Lots, Townhome 0 0 acres 0% Streets, Alleys and Woonerfs NA 1.064 acres 10% TOTAL 25 residential lots + 4 parks/open space 11.174 acres 100% 1455 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Parks and Recreation The Lakes at Valley West continues the award-winning tradition of parks and open space present throughout the rest of Valley West Subdivision. The open space along Durston Road provides a neighborhood buffer that reinforces a tree-lined edge from an urban arterial road. This edge feeds into the entry to The Lakes funneling down Laurel Parkway, setting the stage for a green belt transportation corridor. Special attention is paid to the Parkway median regarding scale and repetition without compromising safety and efficiency. At the corner of Laurel Parkway and Westmorland Drive, a hardscape plaza with seating areas and trees will welcome visitors and neighbors alike to the special park area. The east lake is bordered by the Baxter Creek Natural Area on the east. Significant wetland mitigation activities have occurred in the natural area and along the wet perimeter of the lakes. The north-south trail corridor on the west side of Baxter Creek will facilitate connectivity to and from all directions, maximizing the potential use of the Natural Area without compromising environmental commitments. The northwest corner of the east lake will encompass active use park area. Neighborhood gatherings are accommodated through two picnic shelters and associated improvements. A large playground will accommodate a wide variety of play activities along with a swing set, a feature missing in the greater Valley West park system. A combination of flat, un-programmed open space and large berms provide for free and imaginative play. This neighborhood gathering area will be irrigated to support such active and intense uses. Accessible trails will connect he active use area to the natural, reclaimed wetland edge of the lake for fishing access. The west lake is surrounded by ample open space. Irrigated un-programmed open space takes advantage of flat topography on the north edge of the lake. This area creates a buffer between private properties and the natural wetland fringe of the lake. This line is marked with the accessible trail that separates irrigated from natural grasses. By limiting the irrigated area, principles of water conservation contribute to the overall sustainability of the development. The remaining lake perimeter is restored to drought-tolerant upland grasses, creating greater habitat diversity. Greater habitat diversity attracts a variety of wildlife and avian species, thus creating opportunities for nature-related recreation. Together, the parks, trails and open space amenities encompass a wide variety of recreational opportunities appealing to many different age groups. The public lands within The Lakes at Valley West appeal to many interests, and are accessible by vehicle, bicycle and pedestrian means. This 1456 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application accentuates the high quality of life attributes affiliated with the Bozeman area and the overall development consistent with the expectations found at Valley West. 1457 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Neighborhood Center Plan The Lakes at Valley West has several neighborhood center focal points at different and appropriate scales: At the smallest scale, each pocket neighborhood has a shared landscaping common green. Because the lots are smaller than typical, this open space will serve as a shared community space for gathering, relaxing and recreating. The neighborhood as a whole also includes a larger central neighborhood center in the public park southeast of the intersection of Westmorland Drive and Laurel Parkway. This area will function as a neighborhood park, with the intent as described in the Bozeman PROST plan. The focus for the improvements will be informal recreation for all age groups, with special emphasis on those citizens living in a ½ miles radius. The area will take advantage of the existing water bodies and proximity to the natural area already established to the east. The park will consist of neighborhood gathering spaces, shelters, a playground, Class IIA trails and fishing access points. Part of the area will receive full irrigation from groundwater wells, and the lands closest to the water’s edges will remain in a more native vegetative state, consistent with the requirements of the wetland mitigation requirements within the PUD. The trails will link with the existing Class IIA trails to the east, providing connectivity throughout the Valley West PUD and beyond. Please refer to the Green Plan and the more detailed open space landscaping plans included with the PUD. 1458 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application At the largest scale, the Valley West PUD has a commercial node located at the intersection of Babcock and Cottonwood Road. This node has not yet been developed but is intended to provide neighborhood commercial services to this portion of town. As the Community Plan states: “It simply requires a longer time horizon for some planning ideas, such as more center based commercial development, to be realized.” 1459 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Lighting Plan A preliminary lighting plan is included in this section showing the location and types of fixtures. The intention is to continue the lighting theme previously created with Phases 1, 2 and 3 throughout the development. 1460 1461 1462 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Affordable Housing The requirements of Affordable Housing portions of the Bozeman Municipal Code that impact this project are not currently in effect. 1463 The Lakes at Valley West Subdivision – Phase 4 Preliminary Plat Application Agency Letters and Responses This section includes letters sent to agencies and responses from those that responded. 1464 February 13, 2017 Bozeman Public Schools 404 W. Main St. Bozeman, MT 59715 Re: Preliminary Planned Unit Development & Preliminary Plat of The Lakes at Valley West Subdivision – Phase 4 MMI# 5352.008 To Whom It May Concern: We are soliciting your comments regarding impacts to the Bozeman School system for a proposed subdivision located in Bozeman south of Durston Road and west of Laurel Parkway. The Preliminary Plat for Phase 4 of this subdivision and the Planned Unit Development (PUD), are currently being prepared for submittal to the City of Bozeman. Draft copies of the Pre-application (Concept plan) Plat and PUD are enclosed for your reference. The overall “Lakes” PUD covers approximately 65 acres and calls for up to 300 residential units to be constructed. This Phase will encompass 10.97-acres and provide 24 lots and 4 open space tracts. The project is located within the city limits of Bozeman and will be served by city infrastructure/services. Access to the subdivision will be provided by the recently upgraded Durston Road. Access to the individual lots will be provided by streets paved to City of Bozeman standards. As part of the subdivision application process, we are requesting any comments you may have regarding the proposed subdivision. Should you have any comments or questions, they may be directed to the address and phone number provided above. You may also feel free to contact me directly at 406-922-6744. Thank you for your consideration. Sincerely, Morrison-Maierle, Inc. ______________________________ Heather Adams, Planner 1465 _______________________________________________________________________________________________________ March 9, 2017 Heather Adams, Planner Morrison Maierle 2880 Technology Blvd. W. PO Box 1113 Bozeman, MT 59771 Via email: hadams@m-m.net Subject: Preliminary Planned Unit Development & Preliminary Plat of The Lakes at Valley West Subdivision – Phase 4 MMI# 5352.008 Dear Ms. Adams, Referencing your letter received February 17, 2017 concerning the evaluation of the subject development. Bozeman Public Schools would expect that the 24 proposed residential lots planned for this development would generate the following students: ♦ Pre-K to 5th 6 Students ♦ 6th to 8th 3 Students ♦ 9th to 12th 4 Students As of this date, the proposed development will be in the Meadowlark Elementary School, Chief Joseph Middle School and Bozeman High School attendance areas. Population growth and demographic shifts in the future may necessitate boundary realignments to existing schools, which could modify the designated attending schools. Similarly, if a designated school attendance area’s student population exceeds the school’s capacity, attendance at an alternate school may be required. Infrastructure, such as sidewalks, should be constructed for the entire project irrespective of when actual homes are developed to provide a Safe Route to School pathway for students to safely traverse the developed and existing roadways. Our existing bus system can accommodate the estimated number of additional students. Please let us know if there are any changes to the proposed development as this could modify the above student projections. Sincerely, Todd Swinehart, PE cc: Steve Johnson, Deputy Superintendent of Operations – Bozeman Public Schools Vance Ruff, Transportation Coordinator – Bozeman Public Schools Todd Swinehart, PE Director of Facilities (406) 522-6009 todd.swinehart@bsd7.org Bozeman Public Schools 404 West Main, PO Box 520 Bozeman, MT 59771-0520 www.bsd7.org 1466 1467 1468 February 13, 2017 NorthWestern Energy P.O. Box 490 Bozeman, Montana 59715 Re: Preliminary Planned Unit Development & Preliminary Plat of The Lakes at Valley West Subdivision – Phase 4 MMI# 5352.008 To Whom It May Concern: We are soliciting your comments regarding for a proposed subdivision located in Bozeman south of Durston Road and west of Laurel Parkway. The Preliminary Plat for Phase 4 of this subdivision and the Planned Unit Development (PUD), are currently being prepared for submittal to the City of Bozeman. Draft copies of the Pre-application (Concept plan) Plat and PUD are enclosed for your reference. The overall “Lakes” PUD covers approximately 65 acres and calls for up to 300 residential units to be constructed. This Phase will encompass 10.97-acres and provide 24 lots and 4 open space tracts. The project is located within the city limits of Bozeman and will be served by city infrastructure/services. Access to the subdivision will be provided by the recently upgraded Durston Road. Access to the individual lots will be provided by streets paved to City of Bozeman standards. As part of the subdivision application process, we are requesting any comments you may have regarding the proposed subdivision. Should you have any comments or questions, they may be directed to the address and phone number provided above. You may also feel free to contact me directly at 406-922-6744. Thank you for your consideration. Sincerely, Morrison-Maierle, Inc. ______________________________ Heather Adams, Planner 1469 February 13, 2017 Julie Cunningham, Region 3 Biologist Montana Department of Fish Wildlife and Parks 1400 South 19th Avenue Bozeman, MT 59718 Re: Preliminary Planned Unit Development & Preliminary Plat of The Lakes at Valley West Subdivision – Phase 4 MMI# 5352.008 Dear Ms. Cunningham: We are soliciting your comments regarding a proposed subdivision located in the City of Bozeman, south of Durston Road and west of North Laurel Parkway. The Preliminary Plat for Phase 4 of this subdivision and the Planned Unit Development (PUD), are currently being prepared for submittal to the City of Bozeman. Draft copies of the Pre-application (concept plan) Plat and PUD Plan are enclosed for your reference. The overall “Lakes” PUD covers approximately 65 acres and calls for up to 300 residential units to be constructed. This Phase will encompass 10.97-acres and provide 24 lots and 4 open space tracts. The project will be served by city infrastructure/services. A portion of the project area has been previously disturbed as part of a gravel mining operation. All gravel mining operations have since ceased and the area has been reclaimed and formed into two small lakes and developable land. As part of the subdivision application process, we are requesting any comments you may have regarding the proposed subdivision. Should you have any comments or questions, they may be directed to the address and phone number provided above. You may also feel free to contact me directly at 406-922-6744. Thank you for your consideration. Sincerely, Morrison-Maierle, Inc. ______________________ Heather Adams, Planner 1470 February 13, 2017 Charter Communications 511 West Mendenhall Bozeman, MT 59715 Re: Preliminary Planned Unit Development & Preliminary Plat of The Lakes at Valley West Subdivision – Phase 4 MMI# 5352.008 To Whom It May Concern: We are soliciting your comments regarding for a proposed subdivision located in Bozeman south of Durston Road and west of Laurel Parkway. The Preliminary Plat for Phase 4 of this subdivision and the Planned Unit Development (PUD), are currently being prepared for submittal to the City of Bozeman. Draft copies of the Pre-application (Concept plan) Plat and PUD are enclosed for your reference. The overall “Lakes” PUD covers approximately 65 acres and calls for up to 300 residential units to be constructed. This Phase will encompass 10.97-acres and provide 24 lots and 4 open space tracts. The project is located within the city limits of Bozeman and will be served by city infrastructure/services. Access to the subdivision will be provided by the recently upgraded Durston Road. Access to the individual lots will be provided by streets paved to City of Bozeman standards. As part of the subdivision application process, we are requesting any comments you may have regarding the proposed subdivision. Should you have any comments or questions, they may be directed to the address and phone number provided above. You may also feel free to contact me directly at 406-922-6744. Thank you for your consideration. Sincerely, Morrison-Maierle, Inc. ______________________________ Heather Adams, Planner 1471 February 13, 2017 CenturyLink 2707 W. Main Street Bozeman, MT 59718 Re: Preliminary Planned Unit Development & Preliminary Plat of The Lakes at Valley West Subdivision – Phase 4 MMI# 5352.008 To Whom It May Concern: We are soliciting your comments regarding for a proposed subdivision located in Bozeman south of Durston Road and west of Laurel Parkway. The Preliminary Plat for Phase 4 of this subdivision and the Planned Unit Development (PUD), are currently being prepared for submittal to the City of Bozeman. Draft copies of the Pre-application (Concept plan) Plat and PUD are enclosed for your reference. The overall “Lakes” PUD covers approximately 65 acres and calls for up to 300 residential units to be constructed. This Phase will encompass 10.97-acres and provide 24 lots and 4 open space tracts. The project is located within the city limits of Bozeman and will be served by city infrastructure/services. Access to the subdivision will be provided by the recently upgraded Durston Road. Access to the individual lots will be provided by streets paved to City of Bozeman standards. As part of the subdivision application process, we are requesting any comments you may have regarding the proposed subdivision. Should you have any comments or questions, they may be directed to the address and phone number provided above. You may also feel free to contact me directly at 406-922-6744. Thank you for your consideration. Sincerely, Morrison-Maierle, Inc. ______________________________ Heather Adams, Planner 1472 February 13, 2017 Heather Dvorak-Lain United States Postal Service 5711 Baxter Lane Bozeman, Montana 59718 Re: Preliminary Planned Unit Development & Preliminary Plat of The Lakes at Valley West Subdivision – Phase 4 MMI# 5352.008 To Whom It May Concern: We are soliciting your comments regarding for a proposed subdivision located in Bozeman south of Durston Road and west of Laurel Parkway. The Preliminary Plat for Phase 4 of this subdivision and the Planned Unit Development (PUD), are currently being prepared for submittal to the City of Bozeman. Draft copies of the Pre-application (Concept plan) Plat and PUD are enclosed for your reference. The overall “Lakes” PUD covers approximately 65 acres and calls for up to 300 residential units to be constructed. This Phase will encompass 10.97-acres and provide 24 lots and 4 open space tracts. The project is located within the city limits of Bozeman and will be served by city infrastructure/services. Access to the subdivision will be provided by the recently upgraded Durston Road. Access to the individual lots will be provided by streets paved to City of Bozeman standards. As part of the subdivision application process, we are requesting any comments you may have regarding the proposed subdivision. Should you have any comments or questions, they may be directed to the address and phone number provided above. You may also feel free to contact me directly at 406-922-6744. Thank you for your consideration. Sincerely, Morrison-Maierle, Inc. ______________________________ Heather Adams, Planner 1473 1474 Lakes at Valley West Phase 4 Major Subdivision 1 | Page RESOLUTION #17149 RESOLUTION OF THE CITY OF BOZEMAN PLANNING BOARD REGARDING A MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION TO SUBDIVIDE 65 ACRES INTO TWENTY-FIVE (25) RESIDENTIAL SINGLE HOUSEHOLD LOTS AND OPEN SPACE TRACTS ON PROPERTY ADDRESSED AT 5600 DURSTON ROAD, DESCRIBED AS REMAINDER OF LOT R2A OF PHASE 3 OF THE LAKES AT VALLEY WEST SUBDIVISION, LOCATED IN THE NW ¼ OF SECTION 9 TOWNSHIP 2S, RANGE 5E PMM, GALLATIN COUNTY, MONTANA. WHEREAS, the City of Bozeman has adopted a growth policy pursuant to Section 76-1- 601, M.C.A.; and WHEREAS, the City of Bozeman Planning Board has been created by Resolution of the Bozeman City Commission as provided for in Title 76-1-101, M.C.A.; and WHEREAS, the property owner The Lakes at Valley West, Bozeman, Two, LLC, 2880 Technology Blvd., Bozeman MT 59718, represented by Morrison Maierle, Inc. PO box 1113, Bozeman, MT 59771 have submitted an application to subdivide 21.059 acres into 25 single household residential lots, open space lots, one lot for further development and with the remaining area as street right of ways, located south of Durston Road. The property is addressed at 5600 Durston Road, described as Lot R2A of Phase 3 of the Lakes at Valley West Subdivision, located in the NW ¼ of Section 9 Township 2S, Range 5E PMM, Gallatin County, Montana.; and WHEREAS, the proposed Major Subdivision Preliminary Plat Application has been properly submitted, reviewed, and advertised in accordance with the procedures of Articles 38.03 and 38.40 of the Bozeman Unified Development Code; and WHEREAS, the City of Bozeman Planning Board held a public hearing on Tuesday, June 6, 2017 to review the application and any public testimony on the request for said Major Subdivision Preliminary Plat Application; and WHEREAS, no written comment was submitted or testimony was received from the public; and WHEREAS, members of the City of Bozeman Planning Board discussed the proposed preliminary plat application in regards to the character of the area and the intent of the subdivision and zoning district; and WHEREAS, a member of the City of Bozeman Planning Board moved and seconded to approve the Lakes at Valley West Subdivision Phase 4; and WHEREAS, the City of Bozeman Planning Board reviewed the application against the requirements of the Montana Subdivision and Platting Act and found that, as amended and with conditions, the Major Subdivision Preliminary Plat Application would comply with those requirements; and 1475 Lakes at Valley West Phase 4 Major Subdivision 2 | Page NOW, THEREFORE, BE IT FURTHER RESOLVED, that the City of Bozeman Planning Board, having heard and considered public comment, adopted the findings presented in the staff report for 17149 and voted to recommend approval of the preliminary plat application, with the conditions and code corrections as outlined in the staff report, 7-0: DATED THIS DAY OF , 2017 Resolution #17149 _____________________________ ____________________________ Paul Neubauer, President Chris Saunders, AICP City of Bozeman Planning Board Department of Community Development 1476