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HomeMy WebLinkAbout08-28-17 City Commission Packet Materials - A5. Links Condominiums Appeal1 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Brian Krueger, Development Review Manager Martin Matsen, Director of Community Development SUBJECT: Appeal of the Administrative Project Decision 17365 for the Links Condominiums Application 16374 MEETING DATE: August 28, 2017 AGENDA ITEM TYPE: Action CITY COMMISSION DECISION: The City Commission’s decision is to uphold, amend, or overturn the administrative project decision for Site Plan Application 16374. The decision may be overturned or amended upon the finding that such final administrative decision was erroneous. Executive Summary: This appeal application concerns the administrative project decision to approve for site plan application 16374, an application for residential development at 2411 Birdie Drive. The appellant is Bridger Center, LLC, Thomas W. Murphy, managing member. The appellant materials base the appeal on a single category. The appellant argues that the City should have required a street to be extended through the Links project to provide secondary access to the appellant owned property. Table of Contents: Executive Summary: ..................................................................................................................................... 1 Table of Contents: ......................................................................................................................................... 1 BACKGROUND: ......................................................................................................................................... 2 Site Plan Application: ................................................................................................................................... 2 Staff evaluation and Director’s approval of the site plan application: .......................................................... 2 Appeal of the Administrative Decision: ........................................................................................................ 2 Appeal Public Notice .................................................................................................................................... 3 Appeal Public Comment ................................................................................................................. 3 241 2 Evaluation of the Appeal: ............................................................................................................................. 3 Appeal from an Aggrieved Person: ............................................................................................................... 3 Basis of the Appeal: ...................................................................................................................................... 3 BACKGROUND: Site Plan Application: Property owner and applicant Golf Course partners, Inc., and representative Morrison-Maierle, Inc. submitted an application for a site plan on August 31, 2016. The application proposed the construction of 4 duplexes and 2 triplexes (14 dwelling units) in a previously approved site plan for 18 dwelling units in 2007 (Z07158). Staff evaluation and Director’s approval of the site plan application: Staff reviewed the site plan and developed the findings presented in the staff report for the application. The staff recommendation did not include a requirement to extend streets to the Bridger Center, LLC adjacent undeveloped property because: 1. The Links Condominiums development site is located on a public street, Birdie Drive, with two points of access. 2. The lot on which the Links Condominiums are proposed to be developed is a legal lot and has adequate and code compliant frontage on Birdie Drive, a public street. 3. The Links condominium units are accessed via a drive aisle with a public access easement. 4. The drive aisle and public access easement are existing. 5. There are no streets within the Links Condominiums development. 6. Each Links Condominiums unit has direct access to the drive aisle from the unit. 7. Condominium units, unlike townhouses, are not located on a separate lot for each unit, but are configured with multiple units on one lot with common elements, including the drive access aisle. 8. A street is defined in Section 38.42.2960 BMC as “A right-of-way, dedicated or otherwise legally established, for public use by motorized and nonmotorized vehicles and pedestrians, usually affording the principal means of access to abutting property.” 9. The only street related to the Links site plan application is Birdie Drive, an existing public street, which provides the means of access to the Links development site. 10. The site plan did not require additional streets to provide access to the Links Condominiums property and no streets were proposed on the Links Condominiums site. 11. Street access to the Bridger Center, LLC adjacent undeveloped property would not reasonably pass through the development. The Director of Community Development concurred with the staff report and recommendation. Approval of the site plan application was issued on July 5, 2017 and the applicant was notified of the decision. Appeal of the Administrative Decision: On July 18, 2017 an appeal of the Directors decision was received by the City Clerk. The appeal was made per Sec. 38.35.030 BMC, “Administrative project decision appeals.” The Department of Community Development received the appeal on July 19, 2017. Staff reviewed the appeal application and found on July 20, 2017 that the appeal application met submittal requirements and provided the necessary evidence required for processing. The appellant was notified on July 21, 2017 that the appeal was complete and that a hearing before the City Commission on August 28, 2017 was scheduled. 242 3 Appeal Public Notice Notice of the appeal hearing was completed in conformance with Article 38.40 BMC, “Noticing.” Notice was posted on site, mailed to property owners within 200 feet, and published in the newspaper two times. Appeal Public Comment No items of public comment were received by the Department of Community Development at the time of this staff report. Any public comment received by the Department will be forwarded to the City Clerk’s office for Commission consideration. Evaluation of the Appeal: Per Sec. 38.35.030.A.1 BMC, “Administrative Project Decision Appeals,” “An aggrieved person may appeal the final decision of the administrative review authority in the manner provided in this section. Any appeal of a final administrative decision to approve, approve with conditions or deny an application shall be an appeal on the basis of the information available to the administrative review authority including this chapter [38, BMC], all submitted application materials, review and recommendations by administrative staff or advisory bodies, public comment and such other materials as were available. Denial of requests for waiver or alteration of applicable regulations is not a decision subject to appeal of an administrative decision. This section shall also apply to decisions by the administrative review authority regarding evasion of the Subdivision and Platting Act per 38.05.070 BMC.” Appeal from an Aggrieved Person: For an appeal to be made the appellant, per Section 38.35.030.A.1 BMC, must show that they are an aggrieved person. An aggrieved person is defined in Sec. 38.42.080 BMC as: “A person, as defined in this article, who has a specific, personal and legal interest in the final decision of an agency, board or commission, as distinguished from a general interest such as is the concern of all members of the community, and which interest would be specifically and personally prejudiced by the decision or benefited by its reversal.” As indicated in the appeal application, the appellant is Bridger Center, LLC, Thomas W. Murphy, managing member, which owns the property due west and adjacent to the Links Condominium project site and thus has a personal and legal interest in the final decision of the Director of Community Development. Basis of the Appeal: The appeal application alleges that the staff review and director decision were erroneous as the applicant alleges that the City did not require a street to be extended through the Links property to the adjacent property to the west owned by the appellant, Bridger Center, LLC, per Section 38.24.010.A.1 BMC. Section 38.24.010.A.1 BMC outlines the requirements for extension of streets to undeveloped areas. “Relation to undeveloped areas. When a proposed development adjoins undeveloped land, and access to the undeveloped land would reasonably pass through the new development, streets within the proposed development shall be arranged to allow the suitable development of the adjoining undeveloped land. Streets within the proposed development shall be constructed to the boundary lines of the tract to be developed, unless prevented by topography or other physical conditions. If the development being reviewed is a subdivision, a request for an alteration of this standard shall be processed as a subdivision variance. If the development being reviewed is not a 243 4 subdivision a request for an alteration of this standard shall be reviewed against the criteria of 38.35.070.B but shall not otherwise alter the review authority who would otherwise decide upon the application.” The appeal presents the following findings to justify that the original action was incorrect and that the site plan application should not be approved without a street extension to the adjacent property: 1. The Bridger Center, LLC property to the west of the Links site has one access. 2. One access on the Bridger Center, LLC property is not enough to annex the property and develop pursuant to the Growth Policy. 3. Access to the Bridger Center, LLC property would reasonably pass through the Links Development. 4. Sections 1, 2 and 4 of the Bozeman Growth Policy reference the desire to have street connectivity. 5. Providing access to the Bridger Center, LLC property is the only way to allow suitable development of the adjoining land. 6. The Bridger Center, LLC property needs a second access in order to annex into the City and develop in a manner consistent with the City’s Growth Policy. UNRESOLVED ISSUES: The appeal asserts that the Director acted incorrectly in reviewing and approving the site plan application. The unresolved issue is whether the Director correctly applied the applicable standards. ALTERNATIVES: The City Commission has the following alternative actions available: 1. Uphold the approval of site plan application 16374 as established by the Director’s July 5, 2017 decision; 2. Amend the approval after making findings as to which of the criteria are met or not met, modify conditions of approval or code provisions, and approve site plan application 16374 or 3. Overturn the approval. Find that the Director’s original action was incorrect in some element, make alternative findings, and deny site plan 16374. FISCAL EFFECTS: No budgeted expenditures will be affected by this application. Report compiled on: August 9, 2017 Attachments: Appeal application and justification Staff report for application 16374 including public comment Site Plan application 16374 and decision by Director 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 261 262 263 264 265 267 268 269 270 271 272 273 274 275 276 278 279 280 282 284 286 288 289 290 291 292 293 294 SP1 Site Plan Checklist SP1 Page 1 of 5 Revision Date 1-05-16 Required Forms: A1, SP, N1, DEM (if demolition) Recommended Forms: Required Forms: SITE PLAN CHECKLIST DESIGN REVIEW BOARD THRESHOLDS Must be A plus one or more of B-F in order to require Board review. Yes No A. Project location is within an Overlay District? B. 20 or more dwelling units in a multiple household structure or structures? C. 30,000 or more square feet of office space, retail commercial space, service commercial space or industrial space? D. 20,000 or more square feet of exterior storage of materials or goods? E. Parking for more than 90 vehicles? F. Large scale retail per Section 38.22.180 BMC? GENERAL INFORMATION 1. Name of project/development. 2. Name and mailing address of developer and owner. 3. Name and mailing address of engineer, architect, landscape architect, planner, etc. 4. Location of project/development by street address/legal description. 5. Location/vicinity map, including area within one-half mile of the site. 6. A construction route map showing how materials and heavy equipment will travel to and from the site. SITE PLAN GENERAL 7. Boundary line of property with dimensions. 8. Date of plan preparation and changes. 9. North point indicator. 10. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. 11. Parcel size(s) in gross acres and square feet. 12. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use. 13. Location, percentage of parcel(s) and total site, and square footage of the following: a. Existing and proposed buildings and structures. b. Driveway circulation and parking areas. c. Landscaped areas. d. Private open space, provide boundary/ies and dimensions (if residential requirement). e. City Parks. f. Other public lands (school sites, public access greenway corridors, trail corridors). 14. Total number, type and density per type of dwelling units, and total new and gross residential density and density per residential parcel. 295 Site Plan Checklist SP1 Page 2 of 5 Revision Date 1-05-16 Required Forms: A1, SP, N1, DEM (if demolition) Recommended Forms: Required Forms: SITE PLAN DETAILS The location, identification and dimensions of the following existing and proposed data, onsite and to a distance of 100 feet (200 feet for PUD’s) outside the site boundary, exclusive of public rights -of-way unless otherwise stated. 15. Topographic contours at a minimum interval of 2 feet, or as determined by the Director. 16. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, within or near the development. 17. Existing zoning within 200 feet of the site. 18. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances shall be 200 feet. 19. On site streets and rights of way. 20. Ingress and egress points. 21. Traffic flow on site. 22. Traffic flow off site. 23. All parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking, compact spaces, ADA accessible spaces and motorcycle parking, on -street parking, number of employee and non-employee parking spaces, existing and proposed, and total square footage of each. 24. Utilities and utility rights of way and easements, including: a. Electric. b. Natural gas. c. Telephone, cable and similar utilities. d. Water. e. Sewer (sanitary, treated effluent and storm). 25. Surface water, including: a. Ponds, streams and irrigation ditches (include classifications be based upon a determination of the Gallatin Conservation District; note classification of each feature on plans). b Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District, Army Corps of Engineers, or Wetland Delineation Report; note classification of each feature on plans). c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis. d. A floodplain analysis report in compliance with Article. 26. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as required by the Engineering Department, or in compliance with B.M.C. Section 14 storm drainage ordinance and best management pr actices manual adopted by the City. 27. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the storm drainage system for the property shall be designated: a. The name of the drainageway (where appropriate). b. The downstream conditions (developed available drainageways, etc.). c. Any downstream restrictions. 28. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features. 29. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of 296 Site Plan Checklist SP1 Page 3 of 5 Revision Date 1-05-16 Required Forms: A1, SP, N1, DEM (if demolition) Recommended Forms: Required Forms: conflict. 30. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including construction details and the applicant’s certification of ADA compliance. 31. Fences and walls, including typical details. 32. Permanent and construction period exterior refuse collection areas, including typical details. 33. Curb, asphalt section and drive approach construction details. 34. Location and extent of snow storage areas. 35. Location and extent of street vision triangles. 36. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than 2.5 inches, by species. 37. Historic, cultural and archeological resources, describe and map any designated historic structures or districts, and archeological or cultural sites. 38. Major public facilities, including schools, parks, trails, etc. PARKLAND AND AFFORDABLE HOUSING 39. If residential, provide the required parkland for the development, including calculations per Chapter 38, Article 27 BMC (Park and Recreation Requirements). Source and amount of parkland credit to be used if previously provided. If parkland is proposed a park plan shall be submitted consistent with Section 38.41.060.A.16 BMC. 40. Describe how the site plan will satisfy any requirements of Section 17.02, BMC (Affordable Housing) which have either been established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to Title 17, Chapter 2, BMC compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable. LIGHTING DETAILS 41. Lighting plan and electrical site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. 42. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric information to the property boundaries and rights of way. For fueling canopies a second photometric plan is required to specifically analyze the light output underneath the drip line of the fuel canopy. 43. Cut sheets for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric lighting plan. BUILDING DESIGN AND SIGNAGE 44. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches. Show open stairways and other projections from exterior building wall. Building elevations shall include proposed exterior building materials, windows and doors including a color and material palette for all proposed features keyed to the building elevations. 45. Provide elevations and details of all ground mounted and rooftop mechanical screening. 46. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions and square footage of each. Note – The review of signs in conjunction with this application is only review for sign area compliance with Chapter 38, Article 28 BMC (Signs). A sign permit must be obtained from the Building Division prior to erection of any and all signs, addition design guidelines apply for signs within zoning Overlay Districts. 297 Site Plan Checklist SP1 Page 4 of 5 Revision Date 1-05-16 Required Forms: A1, SP, N1, DEM (if demolition) Recommended Forms: Required Forms: LANDSCAPE PLAN A separate landscape plan shall be submitted as part of the site plan application unless the required landscape information can be included in a clear and uncluttered manner on a site plan with a scale where one inch equals 20 feet. 47. Project name, street address, and lot and block description. 48. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the property owner and the person preparing the plan. Plan preparer shall be a state registered landscape architect; an individual with a degree in landscape design and two years of professional design experience in the state; or an individual with a degree in a related field (horticulture, botany, plant science, etc.) and at least five years of professional landscape design experience, of which two years have been in the state. 49. Location of existing boundary lines and dimensions of the lot. 50. Existing and proposed grade that complies with maximum allowable slope and grade. 51. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location of any 100-year floodplain; the approximate location of significant drainage features; and the location and size of existing and proposed streets and alleys, utility easements, utility lines, driveways and sidewalks on the lot and/or adjacent to the lot. 52. Location of all pavement, curbs, sidewalks and gutters. 53. Show location of existing and/or proposed drainage facilities which are to be used for drainage control including proposed landscaping and seeding as required by Section 38.23.080.H BMC 54. Location and extent of snow storage areas. 55. Location and extent of street vision triangles. 56. Complete landscape legend providing a description of plant materials shown on the plan, including typical symbols, names (common and botanical name), locations, quantities, container or caliper sizes at installation, heights, spread and spacing and identification of drought tolerant and/or native and adapted species. The location and type of all existing trees on the lot over 6 inches in caliper must be specifically indicated. 57. Size of planting at the time of installation and at maturity. 58. Complete illustration of landscaping and screening to be provided in or near off-street parking and loading areas, including information as to the amount (in square feet) of landscape area to be provided internal to parking areas and the number and location of required off -street parking and loading spaces. 59. Street frontage landscaping. 60. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones demonstrating compliance with watercourse setback planting plan requirements per Section 38.23.100 BMC unless previously provided during subdivision review. 61. Location, height and material of proposed landscape screening and fencing (with berms to be delineated by one foot contours). 62. An indication of how existing healthy trees (if any) are to be retained and protected from damage during construction. 63. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water features. 64. A description of proposed watering methods including any use of high efficiency irrigation technologies and best practice, source of irrigation water and estimated amount of water consumption broken down by vegetation type (e.g. turf, shrubs, trees) and total estimated water consumption. 65. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan. 298 Site Plan Checklist SP1 Page 5 of 5 Revision Date 1-05-16 Required Forms: A1, SP, N1, DEM (if demolition) Recommended Forms: Required Forms: 66. Tabulation of performance points earned by the plan per Section 38.26.060 BMC. STREETS AND TRAFFIC 67. Street, traffic, and access information required in Section 38.41.060.A.12 unless previously provided through a subdivision review process or that the requirement is waived in writing by the Engineering Department prior to application submittal. OTHER PERMITS 68. Stormwater management permit and fee to Engineering Department. DEVIATIONS If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application shall be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. 69. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, parking or other applicable standards. 70. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. 71. For deviations in the Neighborhood Conservation Overlay a deviation narrative shall be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a literal enforcement of this chapter (Chapter 38, BMC); b. How the modifications will have minimal adverse effect on abutting properties or the per mitted uses thereof; and c. How the modifications will assure the protection of the public health, safety and general welfare. d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. If more than one deviation a response to the criteria shall be provided for each deviation. 72. For deviations in the Entryway Corridor Overlay a deviation narrative shall be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards; b. How the deviation will be consistent with the intent and purpose of the article (Article 17, Chapter 38 BMC);and c. How the deviation will be consistent with the adopted design objectives (City of Bozeman Design Objectives Plan, 2005) for the particular entryway corridor If more than one deviation, a response to the criteria shall be provided for each deviation. 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 299 SP Site Plan Required Materials SP Page 1 of 1 Revision Date 1-05-16 Required Forms: A1, SP1, N1 Recommended Forms: Presentation of submitted plans and specifications SITE PLAN 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 site plan checklist form SP1. If demolition, checklist items in form DEM 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. APPLICATION FEE Base fee $2,100 If includes dwellings add: $115 per dwelling unit If includes nonresidential uses add: $542 per 1000 square feet of nonresidential gross building area up to 30,000 square feet. $255 per 1000 square feet of non residential gross building area over initial 30,000 square feet unless proposed building is four or more stories. If the proposed building is four or more stories in height, use $102 per 1000 square feet of nonresidential gross building area over initial 30,000 square feet. If deviation add: $215 per deviation Application types and fees are cumulative. 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 300 August 25, 2016 Brian Krueger, Associate Planner City of Bozeman Department of Community Development P.O. Box 1230 Bozeman, MT 59771-1230 Re: The Links Condominiums Site Plan Application MMI#: 2089.018.040.0310 Dear Brian: Attached are 2 full size (22x34) copies, one 11x17 copy and two digital copies of The Links Condos Site Plan Application. The Links is an 18 unit residential development that was originally approved November 16, 2007. The original application was #Z-07158. The water, sanitary, storm, and road improvements were completed and accepted August 8, 2008. Four units were constructed under the original site plan. We are requesting site plan approval for the entire site and the remaining 14 units. There has not been any changes to the site plan since it was originally approved. The plans and application have been modified to meet the current site plan requirements. The location, existing topography and the size of the site is adequate for the proposed buildings. The site will not have any materials adverse effect upon the abutting property. The site does not have any special requirements to protect the public health, safety and general welfare. Also included is a check for the review fee and an adjacent property owners list with addressed stamped envelopes. If you should have any questions regarding this application don’t hesitate to contact me. Sincerely, ______________________________ James A. Ullman, PE Project Engineer cc: Golf Course Partners, Inc. File N:\2089\018\DOCS\SITEPLAN\SitePlan-Application Letter.docx 301 August 25, 2016 Brian Krueger, Associate Planner City of Bozeman Department of Community Development P.O. Box 1230 Bozeman, MT 59771-1230 Re: The Links Condominiums Site Plan Application MMI#: 2089.018.040.0310 Dear Brian: This letter is to supplement the information included in the site plan application for the above stated project. The information includes a narrative to outline the items checked “No” or “N/A” on the site plan check list. SITE PLAN CHECK LIST Design Review Board (DRB) Site Plan Thresholds; A. The project is not in an Overlay District. B. The project does not contain 20 or more dwelling units. C. The project does not include any office space, retail commercial space, service commercial space or industrial space of 30,000 or more square feet. D. The project does not include 20,000 or more square feet of exterior storage. E. The project does not include parking for more than ninety (90) vehicles. F. The project is not large scale retail. Site Plan General; 13. Location, percentage of parcel and total site, and square footage of the following: e. City Parks – Cash-in-lieu of Parkland was paid with original site plan approval. See letter included in application. Site Plan Information; 8. Surface water. a. There are no ponds, streams or irrigation ditches with in the project. b. There are no watercourses, water bodies or wetlands with in the project. 302 c. The project does not lie in a 100 year flood plain. d. The project does not lie in a 100 year flood plain. 28. The project does not have any significant rock outcroppings or slopes greater than 15%. 31. No fences or walls are included with the project. 32. No exterior refuse collections areas included with the project. 36. No unique natural features, significant wildlife areas or vegetation cover. 37. The project does not contain any designated historic, cultural or archeological resources. 38. No Major public facilities. Parkland and Affordable Housing; 39. Cash-in-lieu of Parkland was paid with original site plan approval. See letter included in application. 40. The affordable housing requirements were determined by the original site plan approval, November 16, 2007. Building Design and Signage; 45. No ground mounted or rooftop mechanical. 46. No exterior signs. Streets and Traffic; 67. Street, traffic and access information was provided under original site plan approval, November 16, 2007. Other Permits; 68. All infrastructure for this project was installed and accepted on August 8, 2008. Storm water management permits will be submitted and paid for at the time building permits are applied for. Deviations; None requested. 303 If you should have any questions regarding this site plan check list narrative for The Links Condos Site Plan Application don’t hesitate to contact me. Sincerely, ______________________________ James A. Ullman, PE Project Engineer cc: Golf Course Partners, Inc. File N:\2089\018\DOCS\SITEPLAN\SitePlan-Written Narrative Letter.docx 304 January 24, 2017 Brian Krueger, Associate Planner City of Bozeman Department of Community Development P.O. Box 1230 Bozeman, MT 59771-1230 Re: The Links Condominiums Site Plan Application - Resubmittal MMI#: 2089.018.040.0310 COB File #16374 Dear Brian: This letter is to address the DRC Memo dated October 4, 2016 stating that additional information and code corrections are required to continue the review of the previous approved site plan. The following narrative addresses the items identified by Planning and Engineering. PLANNING CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS 1. Section 38.19.100.6.a Plan Review A sidewalk for the triplex located interior to the drive access has been added to provide safe pedestrian access to Birdie Drive. 2. Section 38.23.150.7.b Lighting A new exterior lighting fixture is being proposed. One that the light will only be emitted below 90° because of the exterior cover (lens). See lighting fixture spec sheet included in application. ENGINEERING REQUIREMENTS 1. Section 38.24.060.B.4 Intersection Level of Service The applicant is willing to participate a cash-in-lieu amount of $5000 in the upgrade of the intersection of Bridger Drive and Story Mill Road. The solution for the intersection is to add left-hand turn lanes for northbound and southbound lanes on Story Mill Road. The applicant understands that this intersection upgrade is to be completed by the City. 305 2. Section 38.23.070.A.3 Infrastructure to undeveloped land The applicant has reached an agreement with the Bridger Creek Phase 1 Home Owner’s Association to provide a water main easement off of Boylan Road to Mr. Murphy’s property. See the draft easement included in the application. 3. Section 38.23.030.A Drainage facilities A more detailed maintenance plan for all elements of the storm water system is included in the application. This revised Storm water maintenance shall be incorporated in the Property Owner’s Association (POA) documents and indicate that the POA is responsible for the maintenance of the storm water system. 4. Section 38.25.020.M Snow storage The site plan has been revised to indicate adequate snow storage areas. 5. Section 38.23.070.A.1 Water and Sewer Facilities The applicant agrees that after full buildout of the project if there are any unused water services the unused water services will be abandoned at the main per the City of Bozeman Design Standards and Specifications Policy Section V.A.6.h. 6. Section 38.23.180 Water Rights The Water Rights were provided with the Bridger Creek Subdivision Phase 1. Site Specific Plan Corrections 7. Applicant shall file with the County Clerk and Recorder an executed Waiver of Right to Protest Creation of Special Improvement Districts for the following: a. Street Improvements to Story Mill Road including paving, curb/gutter, sidewalk and storm drainage. b. Intersection Improvements to Story Mill Road and Bridger Drive. 8. The POA document does clarify that the private drive around the development is to be maintained by the POA. Advisory Comments 9. The applicant understands that because of high groundwater no crawl spaces or basements may be constructed that sump pumps are required to pump water from these spaces. 306 10. The applicant understands that if any extensions of water, sewer, streets and/or storm water improvements are required they shall be prepared and signed by a professional Engineer registered in the State of Montana and submitted to the City Engineer and Montana Department of Environmental Quality for approval. If you should have any questions regarding these responses for The Links Condos Site Plan Application don’t hesitate to contact me. Sincerely, ______________________________ James A. Ullman, PE Project Engineer cc: Golf Course Partners, Inc. File N:\2089\018\DOCS\SITEPLAN\RevisedSitePlan-Code Narrative Letter.docx 307 S35 ° 57 ' 4 0 "E 5 1 .61 ' N35°57'40"W 30.86'S40°27'13"W 68.06'N40°27'13"E60.82'S 4 9 ° 3 2 ' 4 7 " E 30 . 0 0 '30'20' © PROJECT NO. FIGURE NUMBER COPYRIGHT MORRISON-MAIERLE, INC.,2017 N:\2089\018\ACAD\WL EASEMENT\2089018-WTR-LINE-EAS.dwg Plotted by cole norsworthy on Feb/1/2017 DRAWN BY: DSGN. BY: APPR. BY: DATE:engineers surveyors planners scientists MorrisonMaierle2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 2089.018 FIG. 1 EXHIBIT A WATER LINE EASEMENT BOZEMAN MONTANA CN JS JW 02/2017 0 SCALE IN: 60 30 60 FEET A WATER LINE EASEMENT, 30 FEET WIDE, OVER AND ACROSS PRIVATE PARK OF BRIDGER CREEK SUBDIVISION PHASE 1, SITUATED IN THE SE1/4 OF SECTION 31, TOWNSHIP 1 SOUTH, RANGE 6 EAST, PRINCIPAL MERIDIAN, GALLATIN COUNTY, MONTANA. EXHIBIT A I, Jon C. Wilkinson, Montana Professional Land Surveyor License No. 16411LS, hereby certify that I conducted this easement survey. Dated this___________day of_________________, 2017. ________________________________________________________ Jon C. Wilkinson, PLS, CFedS MT Reg. #16411LS Morrison-Maierle, Inc. CERTIFICATE OF SURVEYOR A Water Line Easement, 30 feet wide, over and across Private Park of Bridger Creek Subdivision Phase 1, situated in the SE1/4 of Section 31, Township 1 South, Range 6 East, Principal Meridian, Gallatin County, Montana. Being more particularly described as follows: Commencing at the Northeast corner of Certificate of Survey No. 885, thence S35°57'40”E a distance of 51.61 feet along the Northeast line of Certificate of Survey No. 885 to the Point of Beginning; thence N40°27'13"E a distance of 60.82 feet across the Private Park of Bridger Creek Subdivision Phase 1 to the Southeasterly R/W of Boylan Road; thence S49°32'47”E a distance of 30.00 feet along said R/W; thence S40°27'13"W a distance of 68.06 feet across the Private Park of Bridger Creek Subdivision Phase 1 to the Northeast line of Certificate of Survey No. 885; thence N 35°57'40”W a distance of 30.86 feet along the Northeast line of Certificate of Survey No. 885 to the Point of Beginning. The area described contains 1,933 square feet more or less. LEGAL DESCRIPTION POINT OF BEGINNING B O Y L A N R O A D PRIVATE PARK C.O.S. 885 DRAFT 308 1 WATER LINE EASEMENT Bridger Creek Subdivision HOA , as GRANTOR, in consideration of $ 1.00 and for other and valuable considerations, receipt of which is acknowledged, grants, subject to the restrictions stated herein, to Bridger Center, LLC with address of 1450 Cherry Drive, Bozeman, Montana 59715, GRANTEE, its successors and assigns, a water line easement for the use by the Tract being approximately 12 acres depicted and described on Certificate of Survey 885, in Section 31, Township 1 South, Range 6 East, Gallatin County Montana, (benefitted property) in, through, and across a parcel of land situated in Gallatin County, Montana, to be located on the following described real property commonly known as _Park within Bridger Creek Subdivision Phase 1 in the specific locations depicted on the attached exhibits. The easement is more particularly described on the attached Exhibit A which by this reference is made a part hereof. The restrictions on this easement that is shall provide water line service to no more than eleven (11) single family residential units and shall not become valid and effective until such time as the benefited property has received final site plan approval from the City of Bozeman. Grantor grants, during the initial period of construction only, to Grantee the right to utilize fifty (50) feet, an additional 10 feet on each side of the permanent easement described above, for purposes of constructing the water pipeline. Immediately following the initial construction referred to herein, Grantee shall, at Grantee’s sole cost and expense, cause to be removed from the above-described property, all debris, surplus material, and construction equipment and leave such property in a neat and presentable fashion and shall restore the disturbed area to its original condition, as determined by the sole and absolute judgment of the Grantor. Grantee shall implement a weed management plan and re-seed all distributed areas. Grantee shall be responsible for obtaining all permits and licenses necessary for the construction of the pipeline. The right, privilege, and easement granted by this paragraph for temporary construction use of the portion of the property within the thirty foot easement and as may lie outside the boundaries of the above stated permanent easement shall cease and terminate immediately following the completion of construction and the performance by Grantee of the conditions of covenants set out in this paragraph. Grantor shall not take any action or allow the construction of any improvement that would inhibit the use of the water pipeline from the stated purpose of this easement. Neither party may modify the size, scope or location of the easement without the prior written consent of both parties. 309 2 If Grantee disturbs the surface (including, but not limited to paving) of the real property underlying the easement during the maintenance or repair of the pipeline, Grantee, at Grantee’s sole cost and expense, shall restore the disturbed area to its original condition, as determined by the sole and absolute judgment of the Grantor. Grantee shall be responsible for obtaining all permits and licenses necessary for the maintenance and repair of the pipeline. Grantee shall defend, indemnify and hold harmless Grantor from and against all liabilities, demands, claims, losses, damages, causes of action or judgments, and all reasonable expenses incurred in investigating or resisting the same, whether foreseeable or unforeseeable, attorney’s fees, costs, and expenses arising from or related to the construction, operation, maintenance and repair of the pipeline and Grantee’s use of the easement. In the event it is necessary for either of the parties hereto to take any action, judicial or otherwise, to enforce the terms of this Easement, it is agreed that the easement shall be governed by, construed, and enforced in accordance with the laws of the State of Montana; is binding and inures to the benefit of the respective successors in interest and assigns; and the prevailing party shall be entitled to recover their reasonable attorney’s fees and costs from the non-prevailing party. The GRANTOR states that it possesses the real property described above and that it has a lawful right to grant an easement thereon. The GRANTOR further agrees that the GRANTEE may peaceably hold and enjoy the rights and privileges herein granted without any interruption by the GRANTOR. The terms, covenants, and provisions of this easement shall extend to and be binding upon the heirs, executors, administrators, personal representatives, successors, and assigns of the parties hereto. DATED this day of ___________, 2017. GRANTOR By: Grantor STATE OF MONTANA ) :ss. County of Gallatin ) On this day of ___________ 2017, before me, the undersigned, a Notary Public for the State of Montana, personally appeared , the _________ of -_________________________ known to me to be the person whose name is subscribed to the within instrument, and acknowledged to me that he/she did execute the same on behalf of the limited liability company/corporation. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal the day and year first above written. (SEAL) Notary Public for the State of ___________ (Printed Name) 310 N1 Noticing Materials Page 1 of 1 Revision Date 1-05-16 Required Forms: N1 Recommended Forms: Required Forms: NOTICING MATERIALS Notice is required for certain projects in order for citizens to participate in decision making which affects their interests and provides opportunity to receive information pertinent to an application that would not otherwise be available to the decision maker. SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site, attached to this checklist. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS Completed and signed property adjoiners certificate form N1. Legible list of full names and addresses of all property owners within 200 feet of the project site and not physically contiguous (touching a boundary) to the subdivision, attached to this checklist. Clearly label list ADJOINER NOT CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the adjoining property owners. Legible list of full names and addresses of all property owners physically contiguous (touching a boundary) including recorded purchasers under contract for deed to be sent certified mail attached to this checklist. Clearly label list CONTIGUOUS. Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed. Two sets additional mailing labels with the names and addresses of the physically contiguous property owners including recorded purchasers under contract for deed attached. NOTICE Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in the Gallatin County Courthouse 311 West Main Street Bozeman, Montana. CERTIFICATION I, _____________________________________________, hereby certify that, to the best of my knowledge, the attached name and address list of all adjoining property owners (including all condominium owners, within 200 feet of the property located at ________________________________________________________, is a true and accurate list from the last declared Gallatin County tax records. I further understand that an inaccurate list may delay review of the project. _______________________________________ Signature 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 311 Proposal Links Condos Site Plan Adjacent Property Owners within 200 Feet of Site Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from County Tax Records 1 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-6, Acres 0.18 Village Greens Townhouses Int in Open Space Plat J-259 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-7, Acres 0.18, Village Greens Townhouses Int in Open Space Plat J-259 Cory M. Robinson Kendra Rae Robinson PO Box 11204 Bozeman, MT 59719-1204 2 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-8A, Acres 0.167, Village Greens Townhouses Plus Int in Open Space Plat J-259-A Thomas J. Scanlin 1050 Boylan Rd., Apt 8 Bozeman, MT 59715-1511 3 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-9A, Acres 0.09, Village Greens Townhouses Plus Int in Open Space Plate J-259-A David L. Hunter Susan L. Hunter 1050 Boylan Rd., Apt 9 Bozeman, MT 59715-1511 4 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-10A, Acres 0.16, Village Greens Townhouses Plus Int in Open Space Plat J-259-A Shirley A. Hinz 1050 Boylan Rd., Apt 10 Bozeman, MT 59715-1511 5 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-11, Acres 0.18, Village Greens Townhouses Plus Int in Open Space Plat J-259 Alice L. Miller 1050 Boylan Rd., Apt 11 Bozeman, MT 59715-1511 6 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-12A, Acres 0.668, Village Greens Townhouses Plus Int in Open Space Plat-259-B Christopher B. Gray Stephanie B. Gray 1050 Boylan Rd., Apt 12 Bozeman, MT 59715-1511 7 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-13A, Acres 0.137, Village Greens Townhouses Plus Int in Open Space Plat J-259B Margaret M. Biggerstaff PO Box 160217 Big Sky, MT 59716-0217 312 8 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-14, Acres 0.18, Village Greens Townhouses Plus Int in Open Space Plat J-259 William H. Haff Shaunna L. Kersten 821 Martinez Spring Rd. Bozeman, MT 59718-7349 9 Bridger Creek Sub, S31, T01 S, R06 E, Lot 62-15, Acres 0.18, Village Greens Townhouses Plus Int in Open Space Plat J-259 Daniel R. Semsch Judith E. Semsch 1050 Boylan Rd., Apt 15 Bozeman, MT 59715-1511 10 Bridger Creek Sub, S31, T01 S, R06 E, Lot 61, Acres 0.31, Plat J-200 Plus Interest in Common Open Space Kevin C. Harvey Dina E. Brown 1145 Pinnacle Star St. Bozeman, MT 59715-9397 11 Bridger Creek Sub, S31, T01 S, R06 E, Lot 60, Acres 0.31, Plat J-200 Plus Interest in Common Open Space Daniel L. Webster 1056 Boylan Rd. Bozeman, MT 59715-1503 12 Bridger Creek Sub. S31, T01 S, R06 E, Lot 59, Acres 0.31, Plat J-200 Plus Interest in Common Open Space George F. McDowell Kathleen A. McDowell 1058 Boylan Rd. Bozeman, MT 59715-1503 13 Bridger Creek Sub.,S31, T01 S, R06 E, Lot 55, Acres 0.32, Plat J-200 Plus Interest in Common Open Space Daniel H. McQueary Joyce L. McQueary 1062 Boylan Rd. Bozeman, MT 59715-1503 14 Bridger Creek Sub, S31, T01 S, R06 E, Lot 54, Acres 0.33, Plat J-200 Plus Interest in Common Open Space Lindy J. Halverson Terry K. Halverson 1064 Boylan Rd. Bozeman, MT 59715-1503 15 Bridger Creek Sub, S31, T01 S, R06 E, Lot 56, Acres 3.343, Plat J-200 Plus Interest in Common Open Space Golf Course Partners, Inc. PO Box 3229 Bozeman, MT 59772-3229 16 Minor Sub 202, S31, T01 S, R06 E, Lot 2-3, Acres 1.173 SEOB, LLC 851 Bridger Dr., Suite 2 Bozeman, MT 59715-1806 17 Minor Sub 202, S31, T01 S, R06 E, Lot 1 & 4, Acres 0.72 Farquharson, Inc. PO Box 4205 Bozeman, MT 59772-4205 18 S31, T01 S, R06 E, C.O.S. 1623, Tract E-1 S2S4 1.9198 Ac D & F Industries, Inc. 4610 Alexander St. Bozeman, MT 59718-1953 19 S31, T01 S, R06 E, Acres 3.14, Tract 28 SW4SE4 Jack R. Ziegler 703 Bridger Dr. Bozeman, MT 59715-2207 20 Bridger Center Sub, S31, T01 S, R06 E, Block 1, Lot 5, Acres 0.448, Plat H-37-F Generation Frye, LLC 122 N. Chouteau Ave. Bozeman, MT 59718-6212 313 21 S31, T01 S, R06 E, C.O.S. 885, Tract NW4SE4 12 Ac Bridger Center, LLC 1450 Cherry Dr. Bozeman, MT 59715-5925 N:\2089\018\DOCS\SITEPLAN\Adjacent Ownerships 8_2016\Adjoiner Property Owners.doc 314 August 25, 2016 Brian Krueger, Associate Planner City of Bozeman Department of Community Development P.O. Box 1230 Bozeman, MT 59771-1230 Re: The Links Condominiums – Cash-in-lieu of Park Land MMI#: 2089.018.040.0310 Dear Brian: In 2007 a formal request was submitted to the City for cash-in-lieu of parkland. On September 24, 2007 the City Commission approved that request. Then in June of 2008 a check in the amount of $58,806.00 was paid to the City of Bozeman for said cash-in-lieu of parkland. If you should have any questions regarding the cash-in-lieu of parkland don’t hesitate to contact me. Sincerely, ______________________________ James A. Ullman, PE Project Engineer cc: Golf Course Partners, Inc. File N:\2089\018\DOCS\SITEPLAN\Cash-in-lieu Parkland Letter.docx 315 316 317 318 319 August 25, 2016 Brian Krueger, Associate Planner City of Bozeman Department of Community Development P.O. Box 1230 Bozeman, MT 59771-1230 Re: The Links Condominiums Conceptual Review Application MMI#: 2089.018.040.0310 Dear Brian: Golf Course Partners, Inc. is asking to waive the Conceptual Review Application process for The Links Condos Site Plan. The reason they are requesting to waive this process is that the site plan was originally approved on November 16, 2007. The original application was #Z-07158. The Links is an 18 unit residential development that the water, sanitary, storm, and road improvements were completed and accepted August 8, 2008. Only four units were constructed under the original site plan. No changes have been made to the site plan since the original approval. We would like to continue to the Site Plan Review Application process in order to build the remaining 14 units. If you should have any questions regarding this request to waive the Conceptual Review process don’t hesitate to contact me. Sincerely, ______________________________ James A. Ullman, PE Project Engineer cc: Golf Course Partners, Inc. File N:\2089\018\DOCS\SITEPLAN\ConceptReviewWaiver Letter.docx 320 321 322 323 324 325 THE LINKS CONDOS Storm Drainage Maintenance Plan The maintenance of the on-site storm water collection and overflow release facilities will be integrated as part of the duties of The Links Condos Homeowner Association Representative responsible for storm drainage facilities. General duties of maintenance are to prevent sediment in the curb and gutters, clogging of the curb chase, the retention pond overflow swale and the 8-inch PVC pipe that runs under the walking trail just to the northwest of the retention pond. Other Duties shall include routine inspection to ensure that the retention pond does not have continuous standing water, any growth of weeds and any wetland plants. Mowing, removal of grass clippings, removal of trash and removal of visual sediment will help prevent the need for earth-moving equipment to maintain the designed size of the retention pond. The use of earth-moving equipment may be necessary every 10 to 20 years depending on the maintenance of the storm water facilities. It is recommended that these inspections occur every three (3) months and after major runoff events. During inspection of the storm water facilities, if the presence of petroleum products, the petroleum products shall be removed immediately and disposed of in accordance with applicable regulations. 326 327 328 329 330 331 332 333 334 335 336 337 338 339 340 EX W SS W EX W SS W LOT 57A LOT 56 LOT 57A LOT 56 LOT 56 ZONED : R - 3 ZONED: R - 1 ZONED : R - 3 ZONED : M - 1 ZONED: M - 1 UNZON E D BIRDIE DRIVELOT 57A SITEPLAN/GRADING PLAN THE LINKS CONDOMINIUMS NO SCALE VICINITY MAP LOT 57A of THE AMENDED PLAT OF LOTS 56, 57, & 58A of BRIDGER CREEK SUBDIVISION PHASE I SITUATED IN THE SE1 4 SECTION 31, T1S, R6E, P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA ZONED: R3 The Links Condominiums Site Plan - Grading Plan BIRDIE DRIVESHEET NUMBER PROJECT NUMBER DRAWING NUMBER VERIFY SCALE! THESE PRINTS MAY BE REDUCED. LINE BELOW MEASURES ONE INCH ON ORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY! DATEDESCRIPTIONNO.BY N:\2089\018\ACAD\SITEPLAN\FINAL SITEPLAN.DWG PLOTTED BY:JAMES (JIM) A. ULLMAN ON Jan/24/2017 COPYRIGHT ©MORRISON-MAIERLE, INC.,2017 REVISIONS engineers surveyors planners scientists MorrisonMaierle DRAWN BY: DSGN. BY: APPR. BY: DATE: Q.C. REVIEW DATE: BY: 2089.018 1 C-1 BOZEMAN MT JAU JAU JRS 08/2016 XXX XXX 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 PROJECT LOCATION BRIDGER DR. INTER S T A T E 9 0 MAIN ST. 2411 BIRDIE DRIVE 341 EX WEX WEX WEX WEX WEX WEX WEX WEX WEX WEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX WEX WEX WW W W W W W W W W W W W SSSSSSWWWWWWWWWSSSSSSSSSSSSSSWWSS SS SS SS SS SSSSSSSSSSSSSSSSSSSSEX WEX WEX WEX WEX WEX WEX WEX WEX WEX WEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX WEX WEX WW W W W W W W W W W W W SSSSSSWWWWWWWWWSSSSSSSSSSSSSSWWSS SS SS SS SS SSSSSSSSSSSSSSSSSSSSEX WEX WEX WEX WEX WEX WEX WEX WEX WEX WEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX WEX WEX WEX W EX W EX W EX W EX W EX W EX W EX W EX W EX SSEX SSEX WEX WEX WEX WEX WEX WEX WEX SSEX SSEX SSEX SSEX WEX WEX SS EX SS EX SS EX SSEX SSEX SSEX SSEX SSEX SSSITEPLAN/UTILITY PLAN THE LINKS CONDOMINIUMS LOT 57A of THE AMENDED PLAT OF LOTS 56, 57, & 58A of BRIDGER CREEK SUBDIVISION PHASE I SITUATED IN THE SE1 4 SECTION 31, T1S, R6E, P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA ZONED: R3 The Links Condominiums Site Plan - Utility Plan BIRDIE DRIVECURB DETAIL (NTS) DRIVEWAY SECTION DETAIL (NTS) DRIVEWAY APPROACH DETAIL (NTS) PER COB 02529-12 SHEET NUMBER PROJECT NUMBER DRAWING NUMBER VERIFY SCALE! THESE PRINTS MAY BE REDUCED. LINE BELOW MEASURES ONE INCH ON ORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY! DATEDESCRIPTIONNO.BY N:\2089\018\ACAD\SITEPLAN\FINAL SITEPLAN.DWG PLOTTED BY:JAMES (JIM) A. ULLMAN ON Jan/24/2017 COPYRIGHT ©MORRISON-MAIERLE, INC.,2017 REVISIONS engineers surveyors planners scientists MorrisonMaierle DRAWN BY: DSGN. BY: APPR. BY: DATE: Q.C. REVIEW DATE: BY: 2089.018 1 C-2 BOZEMAN MT JAU JAU JRS 01/2017 XXX XXX 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 2411 BIRDIE DRIVE 342 2880 Technology Blvd West Bozeman, MT 59718 Phone: (406) 587-0721 Fax: (406) 922-6702 REVISIONS An Employee-Owned Company Planners Scientists Surveyors EngineersMORRISONMAIERLE, INC. SHEET NUMBER PROJECT NUMBER DRAWING NUMBER VERIFY SCALE! THESE PRINTS MAY BE REDUCED. LINE BELOW MEASURES ONE INCH ON ORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY! DATEDESCRIPTIONNO.BY N:\2089\018\ACAD\EXHIBITS\CONSTRUCTION ROUTE.DWG PLOTTED BY:JAMES (JIM) A. ULLMAN ON Aug/24/2016 ©COPYRIGHT MORRISON-MAIERLE, INC.,2016 APPR. BY: DATE: DATE: BY: DRAWN BY: DSGN. BY: Q.C. REVIEW 2089.018 4 C-3 BOZEMAN MT JAU JAU JRS 08/2016 CONSTRUCTION ROUTE MAP THE LINKS CONDOMINIUMS 2411 BIRDIE DRIVE Commercial Drive Bridger Center DriveBridger Canyon Road (HWY. 86)Story Mill RoadBridie DriveTo: B o z e m a n CONSTRUCTION ROUTE PROJECT SITE COB AERIAL-2015 Boylan Road 343 LOT 57A LOT 56EX WEX WEX WEX WEX WEX WEX WEX WEX WEX WEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX SSEX WEX WEX WEX W EX W EX W EX W EX W EX W EX W EX W EX W EX SSEX SSEX WEX WEX WEX WEX WEX WEX WEX SSEX SSEX SSEX SSEX WEX WEX SS EX SS EX SS EX SSEX SSEX SSEX SSEX SSEX SSEX W SS W SITEPLAN/LANDSCAPE PLAN THE LINKS CONDOMINIUMS NO SCALE VICINITY MAP LOT 57A of THE AMENDED PLAT OF LOTS 56, 57, & 58A of BRIDGER CREEK SUBDIVISION PHASE I SITUATED IN THE SE1 4 SECTION 31, T1S, R6E, P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA ZONED: R3 The Links Condominiums Site Plan - Landscape Plan BIRDIE DRIVE2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 SHEET NUMBER PROJECT NUMBER DRAWING NUMBER VERIFY SCALE! THESE PRINTS MAY BE REDUCED. LINE BELOW MEASURES ONE INCH ON ORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY! DATEDESCRIPTIONNO.BY N:\2089\018\ACAD\SITEPLAN\LANDSCAPE-2016_WIENINGLANDSCAPES.DWG PLOTTED BY:JAMES (JIM) A. ULLMAN ON Jan/24/2017 COPYRIGHT ©MORRISON-MAIERLE, INC.,2017 REVISIONS engineers surveyors planners scientists MorrisonMaierle DRAWN BY: DSGN. BY: APPR. BY: DATE: Q.C. REVIEW DATE: BY: 2089.018 1 L-1 BOZEMAN MT JAU JAU JRS 01/2017 XXX XXX MAIN ST. 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0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 E1E1E1E1E1E1E1E1 E1 E1E1E1 E1 E1E1E1 E1 E1 E1 E1E1E1 E1 E1 E1 E1E1 E1 E1E1E1E1E1E1 E1 E1E1E1E1E1 E1E1 E1E1E1E1E1E1 E1E1 E1E1 E1 E1E1E1E1 E1 E1 E1 E1 E1E1 E1 E1 E1 E1 E1 E1 E1E1E1 BOUNDARY BOUNDARY PHOTOMETRIC PLAN THE LINKS CONDOMINIUMS SHEET NUMBER PROJECT NUMBER DRAWING NUMBER VERIFY SCALE! THESE PRINTS MAY BE REDUCED. LINE BELOW MEASURES ONE INCH ON ORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY! DATEDESCRIPTIONNO.BY N:\2089\018\DOCS\PHOTOMETRICS\LINKS PHOTOMETRIC SHEET.DWG PLOTTED BY:JAMES (JIM) A. ULLMAN ON Jan/24/2017 COPYRIGHT ©MORRISON-MAIERLE, INC.,2017 REVISIONS engineers surveyors planners scientists MorrisonMaierle DRAWN BY: DSGN. BY: APPR. BY: DATE: Q.C. REVIEW DATE: BY: 3638.009 PH-1 BOZEMAN MONTANA ARG ARG JAU 1/2017 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 PHOTOMETRIC CALCUATION NUMERIC SUMMARY LABEL CALC TYPE UNITS AVG MAX MIN AVG/MIN MAX/MIN STREET ILLUMINANCE FC 0.0 0.0 0.0 0.0 0.0 BOUNDARY ILLUMINANCE FC 0.0 0.0 0.0 0.0 0.0 ISOLINES FC 1.0 0.5 0.2 LUMINAIRE SCHEDULE SYMBOL TYPE LAMPS DESCRIPTIONS MANUFACTURER CATALOG NO. OR SERIES MOUNTING/ VOLTAGE E1 10W LED MED BASE DECORATIVE WALL LIGHT KICHLER 49059 OZ WALL/ 120 2411 BIRDIE DRIVE 345