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02-26-18 City Commission Packet Materials - A6. Hoover Way Subdivision Preliminary Plat
Page 1 of 27 17117, City Commission Staff Report for the Hoover Way Subdivision Date: Planning Board, February 6, 2018 at 7:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana City Commission, February 26, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana (continued from February 12, 2018) Project Description: A Preliminary Plat application for a proposed 2.72-acre major subdivision to create 24 residential townhouse lots, 3 open space lots and the associated right-of-way. The application includes requests for incentives and reductions allowed through the provisions of the Unified Development Code Article 43, Affordable Housing. The subdivision is associated with a Preliminary Planned Unit Development (PUD) application requesting nine relaxations. Project Location: The subject parcel is located approximately 1/4-mile northwest of the intersection of Baxter Lane and N. 27th Avenue/Thomas Drive and legally described as the East Half (E1/2) of the West Half (W1/2) of the Southeast Quarter (SE1/4) of the Southwest Quarter (SW1/4) of Section 35, Township One South (T01S), Range Five East (R05E), Less a Portion of the Baxter Square Subdivision Phase 1 and 2, P.M.M., City of Bozeman, Montana. 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 17117 and move to approval 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 17117 and move to approve the subdivision with conditions and subject to all applicable code provisions. Report Date: February 20, 2018 Staff Contact: Addi Jadin, Community Development Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) 433 17117, City Commission Staff Report for the Hoover Way Subdivision Preliminary Plat Application Page 2 of 27 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 report assumed approval of the requested relaxations. Staff has recommended approval of the PUD and associated relaxations. The subdivider is interested in working with City staff to determine whether affordable housing units provided above the required number may be “banked” for future projects. Upon initial discussion, staff considered whether this may be allowed if the PUD and preliminary plat applications were modified to expand their existing border to include adjacent subdivisions where the additional affordable housing units could be applied. However, because there is no language currently in the code authorizing banking for future development, staff has determined this is not be allowed for the Hoover Way subdivision. Project Summary The City of Bozeman Department of Community Development received a preliminary plat application on March 15, 2017, requesting a major subdivision on a 2.72-acre tract of record to create 30 lots for affordable housing development, 2 open space lots and street right-of-way. Due to unforeseen wetland requirements and wetland growth in the area of the subdivision, applicants revised the preliminary plat application and submitted it along with a Planned Unit Development (PUD) application in November 2017. See Appendix B for further details. The resulting plat now proposes 24 townhouse lots, 3 open space lots and the associated right-of-way. At its December 13, 2017 meeting, the Development Review Committee (DRC) voted unanimously to recommend approval of the application with the conditions and code provisions identified in this report. The Planning Board recommended approval with conditions and code provisions on February 6, 2018. Since that time, one condition was amended and two new conditions of approval have been added. Condition of approval #27 was added to clarify that an overhead power line easement would not be required on the final plat if the power line is removed. Condition of approval #13 which requires the documentation of compliance with parkland requirements on the final plat has been amended to allow the affordable housing incentive for parklands to be reflected in the table and a statement at the end of condition #13 was removed and added as a separate condition of approval #27 requiring a park maintenance plan (see further information provided in staff report Section 6: Primary Review Criteria 3 and Appendix B and in the Applicant Narrative item #3). This subdivision proposes 100% affordable housing meeting the requirements of the Unified Development Code, Article 43, and utilizes incentives as allowed for affordable housing. If the City Commission approves this preliminary plat, the Director of Community Development must 434 17117, City Commission Staff Report for the Hoover Way Subdivision Preliminary Plat Application Page 3 of 27 approve the accompanying affordable housing plan prior to final plat approval, as this subdivision relies upon affordable housing incentives for lot size. The recommended conditions of approval establish requirements for recording the affordable housing plan. Through the associated PUD, the applicant asserts that the overall outcome of the proposal is superior to what would be obtained from the application of the default R-3 zoning requirements due to the following elements of the PUD Plan: affordable housing beyond the minimum 10% requirement, housing designs, private lot landscaping, and elements to reduce human impacts to wetlands adjacent to and within the subdivision. The PUD requests nine relaxations from City of Bozeman standards. No action regarding the relaxations will be taken through the subdivision review; however, it should be noted that the Design Review Board reviewed the PUD application on January 24, 2018 and recommended approval to the City Commission unanimously. Parkland for the Hoover Way subdivision was provided at the filing of the final plat for Baxter Square Subdivision Phases 1 and 2. A parkland balance remains after the recording of Baxter Square Phase 3. Further background is provided in Appendix B of the staff report and in the Applicant Narrative item #3. 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. This alternative is requested if the Commission wishes to amend or add conditions of approval. 435 17117, City Commission Staff Report for the Hoover Way Subdivision Preliminary Plat Application Page 4 of 27 TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................................................................................ 2 Unresolved Issues ............................................................................................................... 2 Project Summary ................................................................................................................. 2 Alternatives ......................................................................................................................... 3 SECTION 1 - MAP SERIES .......................................................................................................... 5 SECTION 2 – REQUESTED VARIANCES, incentives and relaxations ...................................... 8 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 9 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ...................... 14 SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 16 SECTION 6 - STAFF ANALYSIS and findings .......................................................................... 17 Applicable Subdivision Review Criteria, Section 38.03.040, BMC................................. 17 Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 19 Preliminary Plat Supplements ........................................................................................... 21 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 24 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 ....................................................................................................................... 27 ATTACHMENTS ......................................................................................................................... 27 436 17117, City Commission Staff Report for the Hoover Way Subdivision Preliminary Plat Application Page 5 of 27 SECTION 1 - MAP SERIES Growth Policy Vicinity Map 437 17117, City Commission Staff Report for the Hoover Way Subdivision Preliminary Plat Application Page 6 of 27 Project Boundary and Zoning Map 438 17117, City Commission Staff Report for the Hoover Way Subdivision Preliminary Plat Application Page 7 of 27 Excerpt from Preliminary Plat 439 17117, Planning Board Staff Report – Hoover Way Subdivision Page 8 of 27 SECTION 2 – REQUESTED VARIANCES, INCENTIVES AND RELAXATIONS There are no variances requested with this subdivision application. The applicants initially submitted a Variance for the wetland buffer but it was withdrawn with the submittal of the PUD. Likewise, a Variance submitted for intersection Level of Service requirements has been withdrawn and a code correction in Section 4 of the staff report requires issuance of a waiver prior to final plat application. The subdivider requests affordable housing incentives in accordance with Article 43, Affordable Housing. These incentives include impact fee subsidy, reduction in parkland, reduced minimum lot sizes, concurrent construction, expedited building permit review, and reduced parking requirements. The impact fee subsidy may only be granted for the future unit proposed for sale as a lower-priced home, based on 70% Area Median Income (AMI). The Community Affordable Housing Advisory Board (CAHAB) recommended approval of the financial incentive requests on June 14, 2017. This project may still be approved in the event the City Commission does not appropriate Affordable Housing funds through a budget amendment. The financial incentive requests and review are separate from the subdivision plat review. The associated PUD has requested nine relaxations. Seven of the nine relaxations affect dimensions which are reflected on the plat. As mentioned previously in the staff report, no action regarding the relaxations will be taken through the subdivision review and the subdivision analysis assumes that the requested relaxations have been approved; however, Condition 8 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 regulations, Condition 7 establishes the sequence of approvals needed to enable approval of a final plat. Summary List of PUD Relaxations: 1) 38.08.040.A. Reduce Minimum Lot Area; 2) 38.23.100.A.2.c.(4)(d) Reduce Watercourse Setback for Connected Wetlands; 3) 38.23.100.A.2.e. Alter Watercourse Setback Zone Widths 4) 38.23.100.A.2.e.(2)(b) Allow a Non-spur Trail in Zone 1 (Open Space Lot 3); 5) 38.24.020 Reduce Right-of-Way Width (Hoover Way); 6) 38.08.050.A.1.c. Reduce Front Yard Setback (Lot 6, Block 2); 7) 38.08.050.A.4. Reduce the Garage Entry Setback (Lot 6, Block 2); 8) 38.25.020.A. Reduce Minimum Parking Space Length (Lot 6, Block 2); and 9) 38.26.060.A.1. Allow Alternate Methods for Providing Landscape Plan Points. The summary of each relaxation, the customized zoning district incorporating those relaxations, and the overall reasoning behind the relaxations is in Section 7 of the application narrative. 440 17117, Planning Board Staff Report – Hoover Way Subdivision Page 9 of 27 The Design Review Board reviewed the PUD application on January 24, 2018 and forwarded a recommendation of approval to the City Commission. A full recording of the meeting has been published on the City of Bozeman website. 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 preliminary plat application. Additional conditions may apply to the planned unit development being processed concurrently. Recommended Conditions of Approval: 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. 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. The affordable housing plan obligating the subdivider to meet the requirements of Article 43 of the Unified Development Code must be approved by the Director of Community Development prior to final plat approval and recorded with the Gallatin County Clerk and Recorder’s Office. If the affordable housing plan is not approved, the final plat cannot be approved. 6. The affordable housing plan and document number must be referenced on the final plat conditions of approval sheet. 441 17117, Planning Board Staff Report – Hoover Way Subdivision Page 10 of 27 7. The Planned Unit Development Final Plan shall be completed and approved by the City of Bozeman before the approval of the final plat. 8. 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 Hoover Way Subdivision are subject to specific design standards, unique building setbacks from property lines, and additional covenants to manage impacts to the adjacent wetlands. These standards may be found in [insert correct reference to design standard location]. Lot owners are advised that these are specific to the Hoover Way Subdivision 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 Hoover Way approval documents the general standards of the City apply. Modification of the special standards would require an amendment to the Hoover Way 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. 9. 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. 10. A public access easement 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. 11. The open space maintenance plan required as part of the covenants must explicitly include all trails, paved or unpaved, within the common open space #3. 12. 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 442 17117, Planning Board Staff Report – Hoover Way Subdivision Page 11 of 27 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. 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.” 13. 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. 14. The final plat shall provide all necessary utility easements and shall 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 provided will require written confirmation from ALL utility companies providing service indicating that rear or side yard easements are not needed. 15. All proposed private utilities to serve the subdivision shall be shown on the public infrastructure plans and specifications. 16. 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. 17. 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. 18. The applicant has requested allowance of occupancy permits prior to completion of asphalt paving of public streets per BMC Section 38.39.030.D. If asphalt is not complete prior to occupancy permits and per BMC 38.39.030.D, the applicant must also be responsible for maintenance of the public streets in the project until asphalt paving is complete per City DSSP requirements. The applicant must also construct and maintain stormwater best management practices (BMPs) to limit tracking of sediments onto adjacent, completed streets as well as limit discharge of stormwater pollutants from the site per City of Bozeman Stormwater Division requirements and the Montana Department of Environmental Quality requirements. 443 17117, Planning Board Staff Report – Hoover Way Subdivision Page 12 of 27 19. The proposed project is located in the Baxter/N. 19th Signal Payback District. The applicant must pay the payback district assessment prior to final plat approval. 20. 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 Thomas Drive including paving, curb and gutter, sidewalk, and storm drainage b. Street improvements to N. 27th Avenue including paving, curb and gutter, sidewalk, and storm drainage c. Street improvements to Baxter Lane including paving, curb and gutter, sidewalk, and storm drainage d. Street improvements to Cattail Street including paving, curb and gutter, sidewalk, and storm drainage e. Intersection improvements to N. 27th Avenue (Thomas Drive) and Baxter Lane f. Intersection improvements to N. 27th Avenue (Thomas Drive) and Cattail Street 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 a copy of the filed SID waiver prior to final plat approval. 21. 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. 22. The applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the applicant and provided prior to final plat approval. 23. 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: “The subdivision is in a known area of high groundwater. No crawl spaces or basements may be constructed. Sump pumps are not allowed to be connected to the sanitary sewer 444 17117, Planning Board Staff Report – Hoover Way Subdivision Page 13 of 27 system or the drainage system. Sump pumps may not be discharged onto streets or into the curb and gutters.” 24. Building finished floor grades must be at a higher finished grade calculated by a minimum of 2% slope above the adjacent curb and gutter to allow drainage and avoid placement of spoil materials onto adjacent lots as homes are constructed. Lots may not be constructed at significantly higher grades than the adjacent lots, which subsequently creates a drainage issue from one lot to another. 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. The final plat 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 1, 2, and 3. 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, 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: _____________________________ 27. Applicants have provided an easement for overhead power lines on the northern boundary of the property. If overhead power lines are removed, the easement would not be required on the final plat. 28. A cost-sharing agreement for park maintenance shall be included with the final plat. 445 17117, Planning Board Staff Report – Hoover Way Subdivision Page 14 of 27 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS The following are procedural requirements not yet demonstrated by the plat. A. Bozeman Municipal Code (BMC) Section 38.24.060.B.4 states: All arterial and collector streets and intersections with arterial and collector streets shall operate at a minimum level of service "C" unless specifically exempted by this subsection. Level of service (LOS) values shall be determined by using the methods defined by the most recent edition of the Highway Capacity Manual. A development shall be approved only if the LOS requirements are met in the design year, which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. Intersections shall have a minimum acceptable LOS of "C" for the intersection as a whole. The intersection of Davis Lane and Baxter Lane operates at a LOS “F” and LOS “D” for the AM Peak Hour and PM Peak Hour conditions, respectively. The proposed project may not receive final plat approval until the intersection of Baxter Lane and Davis Lane is upgraded or a waiver is granted per BMC 38.24.060.B.4.b. B. BMC 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. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. Per a January 4, 2018 meeting with DRC staff, the applicants have updated site drawings to illustrate water and sewer services, gas and electric services and landscaping for each lot in preparation for approval of infrastructure plans and specifications which will occur after preliminary plat approval. C. Building permits will not be issued prior to City acceptance of the site infrastructure improvements per BMC Section 38.39.030.B and 38.39.030.D as applicable. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City 446 17117, Planning Board Staff Report – Hoover Way Subdivision Page 15 of 27 Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. D. BMC 38.23.150.C states: Street lighting consists of street lighting and pathway intersection lighting, and shall comply with the City of Bozeman Design Standards and Specifications Policy (DSSP). The applicant must install street lighting per the DSSP prior to final plat approval. E. Bozeman Municipal Code (BMC) Section 38.23.030.A states: The developer shall install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and shall conform to any applicable facilities plan and the terms of any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to state public works standard specifications, and by this reference these standards are incorporated into and made a part of these regulations. 1) The applicant’s stormwater analysis has not demonstrated that the capacity of the stormwater infiltration chambers will meet the stormwater retention volume requirements. The applicant must monitor the seasonal high groundwater level (SHGWL) during the peak groundwater months. The stormwater retention volume of the underground infiltration chambers must be located above the SHGWL. If this cannot be accomplished, the applicant must adjust the design of the storm drainage system to provide sufficient stormwater retention volume. The applicant must demonstrate sufficient stormwater retention volume prior to approval of public infrastructure plans and specifications for the project including groundwater measurements during the months corresponding to the SHGWL. 2) The applicant must provide an updated maintenance manual that provides specific instructions for the proposed subsurface stormwater retention system prior to final plat approval. The maintenance manual that was provided is specific to the Ferguson Farms Subdivision Block 2 not the Hoover Way Subdivision. 3) The applicant must adjust Note 7 on the plat to state, “The Homeowner’s Association shall be responsible for the maintenance of all stormwater management facilities including the Underground Stormwater Infiltration Chambers.” prior to final plat approval. 4) Stormwater from the northern half of Sartain Street currently drains onto the property into a small detention basin. The on-site subdivision stormwater retention system must accommodate that runoff from Sartain Street. The applicant must demonstrate runoff from Sartain Street is accommodated in the stormwater system design prior to approval of engineering plans and specifications. 447 17117, Planning Board Staff Report – Hoover Way Subdivision Page 16 of 27 F. 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 for an analysis of CIL of water rights and pay CIL of water rights due prior to final plat approval. G. Section 38.23.060, requires the provision of public and/or private easements for private and public utilities, drainage, vehicular or pedestrian access, etc. 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. H. Section 38.06.020, requires that all plats of subdivisions must contain a certificate of dedication or certificate of consent. The certificate of dedication on the final plat must include the specific names of the streets dedicated to the public for which the City accepts responsibility. I. Sec. 38.27.090. - Waiver of park maintenance district. When required, the developer shall sign, and file at the county clerk and recorder's office, a waiver of right to protest the creation of park maintenance district. The waiver is required and must be filed with the final subdivision plat. J. Sections 38.38.020 and 38.38.030, discuss the requirements for supplementary documents including property owners’ association documents and covenants. The subdivider must provide the necessary declaration and recitals to facilitate the property owners’ association bylaws and/or declaration of covenants, conditions and restrictions. Any cost sharing agreements for maintenance must be included with the final plat. SECTION 5 - RECOMMENDATIONS AND FUTURE ACTIONS The DRC discussed the preliminary plat application on April 12, 2017, August 30, 2017 and after the associated PUD was submitted, reviewed final revisions to the preliminary plat on December 13, 2017. The DRC determined that the applications are adequate for continued review and recommended approval with conditions on December 13, 2017. CAHAB recommended approval of the financial incentive requests on June 14, 2017. The Planning Board conducted a public hearing on February 6, 2018 and voted unanimously to recommend approval with conditions and code provisions. Public hearing date for the City Commission is February 26, 2018. The hearing will be held in the City Commission chamber, 121 N Rouse Avenue at 6 pm. 448 17117, Planning Board Staff Report – Hoover Way Subdivision Page 17 of 27 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 of Approval 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. Sections 3 and 4 of this report identify conditions and code corrections necessary to meet all regulatory standards. The proposed lot layout relies upon incentives offered for compliance with Article 43 of the Bozeman Municipal Code and relaxations requested in the associated PUD application. Staff recommends Conditions No. 5 and 6 to require approval and documentation of an affordable housing plan, which will be a binding agreement. Also Condition of Approval 7 ensures passage of the PUD prior to approval of the Final Plat. Therefore, upon satisfaction of all conditions and code corrections the subdivision will comply with the local subdivision regulations. 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 15, 2017. The application was reviewed and found inadequate for further review on April 12, 2017 and August 30, 2017. Additional materials were provided in response to the requests for additional information along with a PUD application on August 31, 2016. The application was found adequate for review on December 13, 2017. The hearings before the Planning Board and City Commission have been properly noticed as required by the Bozeman UDC. Based on the recommendation of the DRC, Planning Board and 449 17117, Planning Board Staff Report – Hoover Way Subdivision Page 18 of 27 other applicable review agencies, as well as any public testimony received on the matter, the City Commission shall make the final decision on the applicant’s request. The final decision for a Major Subdivision Preliminary Plat with less 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 March 13, 2018, 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. One comment letter was received as of the issuance of this staff report and one person provided public testimony at the Planning Board hearing. On February 20, 2018 this major subdivision staff report was completed and forwarded with a recommendation of conditional approval for consideration by the City Commission. The subdivision relies upon the associated PUD 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 7 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 in Sections 3 and 4. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities All easements, existing and proposed, shall 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. Conditions 14 and 15 and Code Requirement G require performance of these obligations. 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. 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. 450 17117, Planning Board Staff Report – Hoover Way Subdivision Page 19 of 27 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 vacant for over 10 years. Property to the south and east has been developed for non-agricultural uses and the adjacent properties to the north and west are rural residential. 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 in all directions despite the adjacent County properties immediately to the west. 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 for irrigation of open spaces is required and proposed to be provided by a well. The applicant must provide transfer of ownership to the HOA so that the HOA can legally have the water resources necessary to maintain the open space. Condition 15 and Code Requirements B and G ensure that adequate width utility easements are provided to enable safe installation of water and sewer mains. Condition 18 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 14 and 15 coordinate between private and public utility locations and avoid conflicts between utilities and other objects. Streets – The Growth Policy and subdivision standards require adequate connectivity of the street grid to ensure sufficient infrastructure to serve the needs of the public and alleviate congestion. The preliminary plat layout extends Hoover Way to the north property boundary and completes Georgia Marie Lane. Outside of the subdivision, the street grid is incomplete due to several large undeveloped areas that fall between the subdivision and the primary shopping center along N. 19th Avenue. Therefore, condition of approval 20 requires the subdivider to file SID waivers for street improvements to several incomplete streets in the vicinity of the proposed subdivision. The proposed project is within ½ mile of the Baxter-Davis intersection with a Level of Service rating less than C. The applicants have requested a waiver from Level of Service requirements; however, the required criteria are not yet in place as of the writing of the staff report. Code correction A. requires that a waiver be issued prior to final plat application. Street lighting is a component of the required street improvements and one street light is proposed at the corner of Hoover Way and Georgia Marie Lane. A special improvement lighting 451 17117, Planning Board Staff Report – Hoover Way Subdivision Page 20 of 27 district is proposed to maintain these facilities. Condition 16 ensures that the SILD will be formed and effective before final plat and Code Requirement D ensures that the lighting will be LED which will reduce long term costs and improve reliability for the residents. The City will be responsible to maintain Hoover Way and Georgia Marie Lane. 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. Condition 27 and Code Requirement J 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. Conditions 19, 24, and 25 and Code Requirements B, C, and E ensure that the stormwater system will be integrated with the individual developed lots to prevent flooding and stagnant water. Applicants have been in conversation with DRC staff to resolve any issues prior to submittal of infrastructure plans and specifications. Parklands - The previous phases of Baxter Square Subdivision dedicated excess park land which included the area of land now considered for subdivision. After the platting of Baxter Square Phase 3, the remaining balance is 0.56 acres. This phase draws on that excess dedication and no new park land is proposed with this phase. Condition of approval 13 requires an updated parkland calculation to be provided on the final plat. Condition of approval 28 requires a cost sharing agreement for park maintenance prior to final plat. The required parkland for the subdivision prior to affordable housing incentives is 0.47 acres (20,473 square feet). The affordable housing incentive allows a reduction in parkland area at a 1:1 ratio for the required affordable housing lot sizes. Since 3 lots are required to meet the 10% affordable housing requirements of Section 38.43, it is appropriate to reduce the parkland requirements by the three largest lot sizes which total 8814 square feet or 0.20 acres; therefore, the final required parkland area is 11,659 square feet or 0.27 acres. Drawing from the remaining parkland in Baxter Square Park after Baxter Square Phase 3, the final remaining balance will be 0.29 acres (see further information in Appendix B). Three private open space lots are proposed; open spaces 1 and 2 will contain stormwater management facilities and open space 3 includes a wetland area and railroad berm with trail. These areas will be in the ownership of the HOA and will be maintained by the HOA per Conditions 9, 11, and 12. A public access easement is required as Condition No. 10 to enable public access to the open space. 452 17117, Planning Board Staff Report – Hoover Way Subdivision Page 21 of 27 4) The effect on the Natural environment Wetlands exist within the property boundary that will be impacted by street right-of-way and lot configuration. A 404 permit has been obtained for offsite mitigation in an approved wetland mitigation bank and open space 3 is provided to maintain wetland areas in the vicinity of the railroad berm. The associate PUD requests a relaxation from the wetland buffer setback. 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. Condition 21 requires that necessary ownership and rights are transferred to the HOA. The site is in an area of high groundwater which may negatively impact future homes or cause illicit discharges into the sanitary sewer and over burden the surface drainage system. Conditions 23 and 24 require notification of owners of potential hazard of groundwater, restrict placement of discharges from sump pumps and put a procedure in place to avoid inappropriate grade changes. 5) The effect on Wildlife and wildlife habitat The site has been substantially impacted already which has reduced wildlife habitat. FWP offered comment at the time Baxter Square Subdivision encompassed the subject property and did not identify any barriers to this development. FWP was contacted regarding the proposal and no comment was received. 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 January 25, 2017. 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 from Surface Water; Floodplains; Groundwater; Water and Sewer; Stormwater Management; Streets, roads and alleys; Utilities; Educational Facilities; Land use; Parks and recreational facilities; and Affordable Housing were not granted. Staff offers the following summary comments on the supplemental information required with Article 38.41, BMC. 453 17117, Planning Board Staff Report – Hoover Way Subdivision Page 22 of 27 38.41.060.A.1 Surface Water There are no watercourses on or immediately adjacent to this site. Cattail Creek flows in a northwesterly direction approximately 110 feet west of the southwest corner of the property. There is a groundwater-fed pond in the existing Baxter Square Subdivision Common Open Space parcel immediately to the east of the proposed subdivision. Depression wetlands exists on both sides of an abandoned railroad grade. 38.41.060.A.2 Floodplains There are no designated floodplains on or immediately adjacent to the site. 38.41.060.A.3 Groundwater The geotechnical investigation report is included in Appendix C of the application submittal. Groundwater was encountered in all test pit excavations. Groundwater depths ranged from 5.1 feet below ground surface (bgs) to 6.5 feet bgs. Evidence of seasonally high groundwater elevations were overserved ranging from 2.3 feet bgs to 3.9 feet bgs. Due to the high level of ground water, conditions are recommended to inform potential buys, to restrict sump pump discharge and to ensure appropriate site drainage during construction. 38.41.060.A.4 Geology, Soils and Slopes Material waived 38.41.060.A.5 Vegetation Depression wetlands exist within the proposed subdivision as shown in the wetland delineation provided as Appendices D.1 and D.2 of the application materials. The PUD application includes landscaping revegetation plan for areas of disturbed wetlands. 38.41.060.A.6 Wildlife Material waived. 38.41.060.A.7 Historical Features The railroad berm was identified in the Baxter Square Subdivision as being historic. The berm will be retained in open space lot #3 with a trail as recommended in the Parks Recreation Open Space and Trails Plan (PROST). 38.41.060.A.8 Agriculture Material waived. 38.41.060.A.9 Agricultural Water User Facilities Material waived. 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. The proposed water mains will connect to existing water mains in 454 17117, Planning Board Staff Report – Hoover Way Subdivision Page 23 of 27 Sartain Street and Georgia Marie Lane. Sanitary sewer service will be provided through connection to the City of Bozeman’s existing sanitary sewer collection system. The sewer system will connect to the 8” main stub at the intersection of Hoover Way and Sartain Street and the existing sewer stub at the western end of Georgia Marie Lane. From there, sanitary sewage will be conveyed to and treated at the City of Bozeman’s Water Reclamation Facility. 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. Further analysis will occur during the plans and specifications review by the Engineering Division. The application states that a Stormwater Pollution Prevention Plan (SWPPP) will be submitted to the Montana Department of Environmental Quality prior to construction. 38.41.060.A.12 Streets, Roads and Alleys A traffic study was provided. This proposed development is within one half mile radius of an intersection operating at a level of service less than C; however, it is likely that waiver conditions will be met prior to final plat approval if not before preliminary plat approval. Code correction A. in Section 4 of the staff report and Conditions Nos. 17-20 in Section 3 will ensure adequate capacity within and maintenance of the nearby street grid to accommodate this project. The proposed Hoover Way Subdivision has legal access onto Sartain Street and Georgia Marie Lane. Hoover Way is currently platted within a 33-foot private road and public utility easement per Document Number 2200900 south of Sartain Street. This subdivision proposes via the PUD relaxation to expand that to a 50 foot right-of-way north of Sartain Street, and gradually increase the right-of-way width to the standard 60 foot as required. 38.41.060.A.13 Utilities All private utilities servicing the subdivision will be installed underground. The project representatives have been working with the DRC and local review agencies regarding overhead power lines running along the north property boundary. Condition of approval #26 pertains to the overhead power lines. 38.41.060.A.14 Educational Facilities Material waived. 38.41.060.A.15 Land Use The use proposed is exclusively residential which conforms to the future land use designation and zoning purposes. 455 17117, Planning Board Staff Report – Hoover Way Subdivision Page 24 of 27 38.41.060.A.16 Parks and Recreation Facilities The project has a surplus balance of parkland from prior dedications. No additional park land is proposed. See additional information provided in staff report Section 6: Primary Review Criteria 3 and Appendix B and in the Applicant Narrative item #3). Individual open space by unit is met because rear yards are provided; however, the PUD application includes the following site plan enhancements to ensure privacy and to ensure the long-term affordability of the lots: fencing, large covered patios, individual lot landscaping. 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 at the intersection of Hoover Way and Georgia Marie Lane. 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. A Special Improvement Lighting District (SILD) will be created prior to final plat application. 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 The subdivision application proposes to provide 100% affordable housing, going above and beyond the required 10%. An additional 20% is used to meet the PUD performance requirements. More information is available in the application’s Affordable Housing Plan and Conditions of Approval 5 and 6 ensure compliance with the requirements of Article 43 of the UDC prior to final plat approval and notification of potential future property owners. APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned “R-3” (Residential Medium Density District). The intent of the R-3 residential medium density district is to provide for the development of one- to five-household residential structures near service facilities within the city. It should provide for a variety of housing types to serve the varied needs of households of different size, age and character, while reducing the adverse effect of nonresidential uses. 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 456 17117, Planning Board Staff Report – Hoover Way Subdivision Page 25 of 27 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 Hoover Way Subdivision Pre-application and Preliminary Plat applications were initially reviewed by the Development Review Committee in January and April of 2017, respectively. At that time, wetland delineation work had not been completed to replace the expired delineation provided at the time the same area of land was included as Phase 4 of the Baxter Square Subdivision. Upon completion of the wetland delineation, it was revealed that the wetland area had grown significantly since the prior subdivision review. In addition, as is noted in the application materials, a buffer of wetland areas offsite is being enforced with this application that was not included in the prior review. Due to the increased wetland area which would either need to be mitigated offsite or provided with a 50-foot buffer, the applicants first proposed a Variance application seeking to reduce the wetland buffer to 20 feet. At the suggestion of Development Review Committee staff, the applicants withdrew the Variance application and instead submitted a PUD application. The resulting PUD and subdivision applications create the same number of affordable units as first proposed with the Variance application and now include added site plan features and maintain no less than 30-foot wetland buffers. As mentioned throughout the staff report, no additional parkland is required. The subject parcel was created in its current configuration with the recording of Baxter Square Subdivision P.U.D. – Phases 1 and 2 in 2005 and in 2015, Baxter Square Subdivision Phase 3. The Plat of Baxter Square Subdivision P.U.D – Phases 1 and 2 included the platting and dedication of the entire Baxter Square Park and open spaces to meet the parkland requirements for the entire four phase 457 17117, Planning Board Staff Report – Hoover Way Subdivision Page 26 of 27 subdivision and PUD. The subject parcel is depicted on the plat and is described in the Baxter Square PUD materials as “Phase 4 (Future)”. The area of the current subdivision is also included in the Master Park Plan for Baxter Square Park adopted by the City May 16, 2005. Prior to the approval of Baxter Square Subdivision Phase 3, the City discovered that the land used to meet the park requirements for the subdivision and PUD had not been transferred to the City as is currently required. Prior to approval of Baxter Square Subdivision Phase 3, this was corrected and it was then determined that Baxter Square Park Phase 3 could utilize parkland from the prior dedication in Phase 1 and 2. The Phase 3 plat shows a balance of 0.56 acres (24,396.6 SF) of parkland remaining which meets the current parkland requirement for Hoover Way Subdivision and PUD of 11,659 square feet or 0.27 acres. Drawing from the remaining parkland in Baxter Square Park after Baxter Square Phase 3, the final remaining balance will be 0.29 acres (see further information in Appendix B). By adopting these findings, you are hereby waiving the parkland requirements in accordance with Section 38.27.100.A.7. Conditions of approval #13 and #28 and code provision “I” will ensure that the park requirements are documented with the final plat and that the proposed subdivision is contributing to the ongoing maintenance of the park. 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. Content of the notice contained all elements required by Article 38.40, BMC. One public comment letter has been received as of the writing of this report (see Attachments). The letter expresses concern about reduced setbacks and refers to the compact development of the adjacent subdivision which received PUD relaxations. Further information regarding the Hoover Way PUD relaxations are found within the associated staff report for application 17546. One member of the public provided public testimony at the Planning Board hearing expressing concerns about how parkland requirements are being met. Staff analysis is provided in staff report section 6 and Appendix B. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner/Applicant: Human Resources Development Council of District IX, 32 S. Tracy Ave., Bozeman MT 59715-4659 Representative: Intrinsik Architecture, 111 N. Tracy Avenue, Bozeman, MT 59715 and C&H Engineering and Surveying, 1091 Stoneridge Drive, Bozeman, MT 59718 Report By: Addi Jadin, Associate Planner 458 17117, Planning Board Staff Report – Hoover Way Subdivision Page 27 of 27 FISCAL EFFECTS The development will generate the typical costs and revenues of residential development. In addition, the affordable housing plan requests use of impact fee subsidies. This project may still be approved in the event the City Commission does not appropriate Affordable Housing funds through a budget amendment. The financial incentive requests and review are separate from the subdivision plat review. ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials – Available through the Laserfiche archive linked agenda materials. Public Comment letter received by email February 2, 2018 Planning Board minutes from February 6, 2018 Design Review Board minutes from January 24, 2018 459 Hoover Way Subdivision 24 Lot Affordable Housing Project Planned Unit Development (PUD) Preliminary Plan Application November 2017 460 TABLE OF CONTENTS 1. Application (A1 Development Review Application, PUDP PUD Preliminary Plan Required Materials, SP1 Checklist, and N1 Adjoiners) 2. Project Narrative and Requested Relaxations, Statement of Objectives and Conformance to City Policy, and Response to Concept PUD Comments 3. Affordable Housing Plan 4. PUD Preliminary Plan Supplements Required for All Subdivisions a) Title Report b) Hoover Way PUD Subdivision Drawings c) Subdivision Phasing d) USGS Vicinity Map e) Noxious Weed Management and Revegetation Plan f) Bylaws and Covenants g) Shared Park Maintenance Agreement h) Utility and Road Narrative 5. Appendices A. Design Report – Water and Sewer System B. Design Report – Stormwater Management C. Design Report – Geotechnical D. Wetland Letter and Delineation Report E. Traffic Letter and Report F. Historic Railroad Report 461 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: 462 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. 463 464 PUDP Planned Unit Development Preliminary PUDP Page 1 of 3 Revision Date 4-8-16 Required Forms: A1, SP1 Recommended Forms: PUD PRELIMINARY 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. Complete materials required by the SP1 checklist. Materials and plans that include all the required items listed in the preliminary PUD plan checklist below. 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-ROM’s 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 N1and materials APPLICATION FEE Base fee $1,616 If includes dwellings add: $94 per dwelling unit If includes nonresidential uses add: $292 per 1000 square feet of nonresidential gross building space. PUD PRELIMINARY PLAN CHECKLIST A Planned United Development (PUD) Preliminary Plan review is the second step in the PUD entitlement process. When a subdivision is proposed in conjunction with a zoning PUD the subdivision review shall be coordinated with the zoning review and a subdivision preliminary plat application shall also be submitted concurrent with this application. 1. Overall project narrative providing a thorough and extensive description of the overall project including design intent, project goals, project timeframe, proposed uses, site improvements and buildings. 2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the relaxation. 3. Name, mailing address and full contact information for project team including: owner, developer, architect, civil engineer, landscape architect/designer and electrical engineer. 4. A title report for subdivision or proposed subdivision guarantee with all current property ownership. 5. Data regarding site conditions, land characteristics, available community facilities and utilities and other related general information about proposed uses, adjacent land uses and the uses of land within one-half mile of the subject parcel of land both existing and proposed. This shall be in narrative and/or table formats. Provide the following supporting maps: existing land use map, 465 Planned Unit Development Preliminary PUDP Page 2 of 3 Revision Date 4-8-16 Required Forms: A1, SP1 Recommended Forms: community plan land use designation map, city zoning map, neighborhood and entryway overlay map for property showing conditions within 200 feet of the project boundaries. 6. Overall land use ratios for: a. existing footprints of existing buildings and structures b. proposed buildings and structures c. driveways and parking areas d. streets, roads and alleys with areas of rights of way identified separately e. private open spaces for residential uses f. landscape areas g. city parkland 7. Overall project floor area ratio (FAR) and net residential density. 8. Development Schedule. If phasing is proposed, provide narrative clearly describing project phasing with the proposed phasing of all infrastructure, buildings, driveways and parking and landscaping. 9. Phasing Plan exhibit clearly showing all site and infrastructure improvement with phase boundaries including detailed limits of construction and approaches to mitigate any conflicts with phase boundaries and site safety and function. 10. Phasing table that shows phase area and data for each phase including: area in acres and square feet, lot area in acres and square feet, building foot print square feet, building floor area, FAR, street right of way, common opens space, landscaped area, PUD open space square feet and percentage of total, PUD performance points by type and parking space requirements. 11. Table of proposed buildings include phase information, footprint, gross square footage, stories, whether building is existing or proposed, and building use designations by building floor. 12. Colored aerial vicinity map within one-half mile of the site with project site and other significant community facilities, streets, trails, watercourses, railways, highways and other applicable features identified by name. 13. Overall site illustration in color showing all building foot prints, landscaped areas, site circulation including vehicular, bike, and pedestrian facilities. 14. Statements of objectives and conformance to city policy and plans: a. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD; b. Statement of proposed ownership of public and private open space areas and applicant’s intentions with regard to future ownership of all or portions of the PUD; c. Estimate of number of employees for business, commercial, and industrial uses; d. Description of rational behind the assumptions and choices made by the applicant; e. The applicant shall submit as evidence of successful completion of the applicable Community Design objectives and Criteria of Section 38.20.090.E, documentation pursuant to these regulations for each proposed use; the applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion; the Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section; any variance from the criterion shall be described; f. Detailed description of how conflicts between land uses are being avoided or mitigated; g. Statements of design methods to reduce energy consumption, (e.g. - home/business, utilities, transportation fuel, waste recycling). 15. If not provided by subdivision application materials, physiographic data and summaries for: landforms and geology and soils; hydrology; vegetation; noxious weeds; wildlife and viewsheds. If the project is a brown field site, provide site history, data and copies of any environmental site 466 Planned Unit Development Preliminary PUDP Page 3 of 3 Revision Date 4-8-16 Required Forms: A1, SP1 Recommended Forms: assessments that have been completed. An approved noxious weed management plan must be submitted. 16. Narrative descriptions of site access and overall utilities including an overview, parking, existing and proposed condition of the streets providing access to the site, proposed accesses to the site and utilities including water, sewer, storm drainage, solid waste, gas, electric and shallow franchise facilities. 17. Development and Design Guidelines per Section 38.20.070.D.2 BMC. 18. Comprehensive Signage Plan, if applicable. 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 467 Adjoining Property Owners: HUMAN RESOURCE DEVELOPMENT COUNCIL OF DISTRICT IX INC S35, T01 S, R05 E, ACRES 2.725, E2W2SE4SW4 LESS POR BAXTER SQUARE SUB PH 1 & 2 Bozeman, MT DAVENPORT STEPHEN II 1143 THOMAS DR BOZEMAN, MT 59718-8563 S35, T01 S, R05 E, C.O.S. 500, PARCEL TRACT A CONTIGUOUS BAXTER SQUARE OWNERS ASSOCIATION PO BOX 1862 BOZEMAN, MT 59771-1862 BAXTER SQUARE SUB PH 3, S35, T01 S, R05 E, 8677 SQUARE FEET, OPEN SPACE 1 & 2 PLAT J 570. CONTIGUOUS LEWIS RONALD K & JANICE 2875 BAXTER LN BOZEMAN, MT 59718-8021 S35, T01 S, R05 E, ACRES 10, TRACT 5 W2W2SE4SW4. CONTIGUOUS CITY OF BOZEMAN PO BOX 1230 BOZEMAN, MT 59771-1230 BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, ACRES 2.105, COMMON OPEN SPACE & DEDICATED TRL COR PLAT J-409. CONTIGUOUS CITY OF BOZEMAN PO BOX 1230 BOZEMAN, MT 59771-1230 BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 3, ACRES 1.0361, PUBLIC PARK 1 PLAT J- 409 LESS PLAT J 570, BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 2, ACRES 0.626, PUBLIC PARK 2 & TRAIL CORRIDOR IN SE4SW4, PLAT J-409, BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, ACRES 2.105, COMMON OPEN SPACE & DEDICATED TRL COR PLAT J-409 NOT CONTIGUOUS MILLER JOY & DAVID 1890 PEARCH DR FAIRBANKS, AK 99709-3321 BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 2, Lot 2, ACRES 0.046, PLAT J-409 PLUS OPEN SPACE. NOT CONTIGUOUS WALTERS NANCY PO BOX 406 LIVINGSONT, MT 59047-0406 BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 2, Lot 3, ACRES 0.059, PLAT J-409 PLUS OPEN SPACE. NOT CONTIGUOUS SNOWY MOUNTAIN PROPERTIES LLC C/O JIM MCCRAY 915 E STREET NW STE 613 WASHINGTON, DC 20004-2016 BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 2, Lot 4, ACRES 0.079, PLAT J-409 PLUS OPEN SPACE. NOT CONTIGUOUS KOROBKOV MIKHAIL 2286 HOOVER WAY 469 Hoover Way Townhomes – PUD/Subdivision Narrative Page 1 of 16 HOOVER WAY TOWNHOMES PRELIMINARY PUD AND PRELIMINARY PLAT SUBMITTAL PROJECT NARRATIVE (Revised January 17, 2017 with expanded concurrent construction narrative) 1) Introduction This Major Subdivision application proposes to subdivide one lot into 24 townhouse lots as well as street right-of-way and three common open space parcels. The project is proposed to be completed in one phase. The property is 2.72 acres (118,544 SF) and is zoned R‐3 (residential medium density district). The intent of the design is to provide a high-quality neighborhood for affordable home ownership while maintaining connectivity and compatibility with the existing neighborhood character. This is a truly unique project in that all 24 units (100 percent of the project) will be affordable in perpetuity as part of a Community Land Trust, meeting City of Bozeman affordability requirements. The property owner and applicant, HRDC, is a local non- profit group with a proven record of providing affordable housing to the City of Bozeman residents. The Hoover Way Subdivision will assist in accomplishing the goals and objectives of the City of Bozeman growth policy, specifically Goal H-3: Encourage an adequate supply of affordable housing and land for affordable housing. 2) Project Statistics 1. Location: 2781 Sartain Street 2. Property Owner and Applicant is a local non-profit, HRDC 3. Lot size: 2.72 acres (118,545 SF) 4. R-3 Zoning 5. PUD proposed to provide 24 affordable dwellings with request to allow certain dimensional deviations and additional efforts for wetland preservation a. PUD provided points: 20 i. PUD points generated by project 90 ii. calculated as one point for each percentage of affordable housing units above the 10% minimum required for all developments iii. 100% affordable units-10% required affordable units = 90% above minimum required affordable units. 90%=90 PUD points iv. Of the 90 points generated by this project 20 will be applied to this project v. The HRDC is interested in working with city staff to identify a system to bank the remaining PUD points to be applied to future projects b. 24 Affordable Townhomes on individual lots – 100% affordable dwellings c. Two common open space parcels for underground storm water management d. One 15,841 SF (.36 acre) common open space parcel for wetland preservation e. Park area was provided in existing park parcels with previous PUD – see attached parkland calculation f. Deviations requested are listed below 470 Hoover Way Townhomes – PUD/Subdivision Narrative Page 2 of 16 6. Calculated net residential density = 18.33 units/acre 7. Standard 60’ Right-of-Way Georgia Marie Lane with 31’ standard street width 8. Right-of-Way at Hoover Way varies from 50’ to 60’ due to curvature of park property line, however, maintains standard 31’ road width with 5’ sidewalk along west side and 6’ sidewalk along park frontage as recommended by City Engineering Department. 9. Boulevard plantings along public open spaces and native plantings in wetlands and upland buffers Please refer to the attached application packet for additional details. Figure 1- Hoover Way Property 3) Property History & Existing Conditions The proposed Hoover Way PUD is situated within the previous boundaries of the Baxter Square Subdivision PUD located in the E ½ of the SW ¼ of Section 35, Township 1 South, Range 5 East, Gallatin County, Montana. The property is currently undeveloped. The surrounding area is zoned R‐3 to the south/east (Baxter Square Subdivision), R‐4 to the north, and county property zoned AS to the west. Approximately 18.12 acres of property located north of Baxter Lane and west of Thomas Drive in Bozeman was developed as part of the Baxter Square Subdivision Planned Unit Development (PUD) approved in 2003, which included the now developed Baxter Square Phase 1 and Phase 2. The Bozeman City Commission approved Baxter Square Planned Unit Development to be developed in four phases with a total of 116 dwelling units. A major subdivision for Baxter Square Phase 3 (application # P14040) was approved in 2014 and has now been constructed. In reference to the adjacent Phase 3 parcel, the November 2014 staff report states, “The property was originally part of the Baxter Square Planned Unit Development (PUD) approved in 2003. At that time, the subject parcel included the entire horseshoe property around the existing open space and parkland. The PUD planned for a connected and coordinated development around the open space and parkland. The PUD has expired, and the property split was into two lots with different owners.” The Hoover Way property was originally designed and platted specifically for the implementation of Baxter Square PUD Phase 4, however, because Baxter Square PUD was not completed in its entirety and has since expired this application is necessary to complete the previously planned development of this parcel. A delineation identifying wetlands on the original property was completed in July 2003 as part of the Baxter Square PUD. Vaughn Environmental Services completed an updated wetland delineation on this parcel using the current Corps of Engineers (COE) guidelines in May 2017. HRDC is working with Vaughn Environmental Services to obtain a 404 permit for the project development. 471 Hoover Way Townhomes – PUD/Subdivision Narrative Page 3 of 16 4) Affordable Housing The subdivision is proposing to utilize Section 38, Article 43, BMC Affordable Housing. The attached Affordable Housing Plan outlines the project’s compliance with Article 43, BMC. Hoover Way’s 24 townhomes will be affordable in perpetuity as part of a Community Land Trust which goes far above and beyond the current City requirements. The project is utilizing the following incentives from Article 43: impact fee subsidy, reduction in parkland, reduced minimum lot sizes, concurrent infrastructure housing construction, expedited building permit review, and reduced parking requirements. The property owner and applicant, HRDC has a proven record of providing affordable housing to the City of Bozeman residents. HRDC is a private, non-profit community action agency, dedicated to strengthening community and advancing the quality of people’s lives. HRDC provides over 40 services across seven strategic areas, including affordable housing. HRDC is committed to providing innovative housing solutions across all levels of the housing continuum, from homelessness to homeownership that ensure that every member of our community can afford a place to call home. Previous affordable housing efforts have ranged from the opening of the community’s Warming Center, providing 40 beds of emergency shelter, to the development of West Edge Condominiums, which provided 84 units of affordable homeownership housing. Despite these achievements, affordable housing remains a critical need in the Bozeman community. The proposed project expands upon the success of the West Edge condominiums to provide an affordable homeownership opportunity to 24 more households. As the homes will be developed on townhome lots, HRDC proposes placing the lots in a Community Land Trust to guarantee affordability in perpetuity. HRDC has over 20 years of experience in land trust stewardship, having developed Montana’s first community land trust, the West Babcock homes. Utilizing the land trust concept will allow HRDC to achieve deeper affordability levels. In addition to the pricing structure, HRDC has the capacity to provide down-payment assistance in the form of silent second mortgages to qualified households. The project will also have owner occupancy requirements and resale restrictions to ensure that the homes remain a community asset in perpetuity. 472 Hoover Way Townhomes – PUD/Subdivision Narrative Page 4 of 16 5) Wetlands This property was previously planned with an approved preliminary plat containing 24 townhouse lots and no indication of wetlands setbacks. The property was never formally platted and was abandoned by the previous owner and foreclosed upon by the lender. The HRDC later acquired the property with the goal of developing the previously proposed townhouse development as an affordable housing development. This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust. During review of the preliminary plat application the applicant was informed that an updated wetland delineation and report would be required and that setbacks which were not identified on the previous preliminary plat are required from connected wetlands. The updated wetland delineation and report revealed that the existing wetlands are connected to Cattail Creek and that setbacks from four wetland areas would affect development of the property. Due to the proximity of these wetland areas and the requirement to adhere to the existing street development pattern (see attached Waters of the US Delineation Report and site plan drawings), the standard 50-foot connected wetland setbacks would render a significant portion of the project site undevelopable. Over the past year the HRDC has been working with the city to identify the best approach to development on this parcel including a preliminary plat application, a variance application (withdrawn), and now a preliminary PUD application. With this preliminary PUD application, the HRDC is requesting a dimensional relaxation (PUD Deviation) from Section 38.23100.A.2.c “Watercourse Setbacks” to allow a reduction in the required 50’ setback width from on-site and off-site connected wetlands. The applicant is proposing the 50’ setback be reduced in limited areas as shown on the attached site plan (A1.1) and wetlands setback/buffer exhibit (A1.2). While the overall 50’ setback is proposed to be reduced to as little as 30’ in limited areas, all areas would respect the usual 30’ wide Zone 1 and most areas would respect the usual additional 20’ wide Zone 2 (see attached colored site plan exhibit and other submittal materials). These requested dimensional deviations specific to this PUD will allow the Hoover Way Subdivision to more effectively put into action one of the City’s highest priorities, affordable housing. The PUD application also includes a request to allow a portion of new gravel trail that does not cross the wetland to be constructed on the existing elevated railroad grade within Zone 1 of the required watercourse/connected wetland setback. This is necessary as an east/west trail connection is required through the project site and is located by the PROST plan on the existing elevated railroad grade which will remain intact within open space lot #3 (see attached colored site plan exhibit and other submittal materials). Preliminary feedback from city staff, city parks staff and DRC members have been supportive of this proposed trail location. It is anticipated that the trail will continue to the west along the railroad grade as areas to the west of the project site are developed in the future. Key information for consideration with this PUD wetland setback dimensional relaxation request include: 1. The applicant submitted a concept PUD application on October 5, 2017 and has incorporated feedback from City Staff and Development Review Committee members which is reflected in this preliminary PUD submittal. 473 Hoover Way Townhomes – PUD/Subdivision Narrative Page 5 of 16 2. The original 404 permit for the Baxter Square PUD approved in 2003 had authorized filling in the wetlands located on either side of the railroad grade. The HRDC acquired the property with the understanding that the previously approved 2003 delineation and 404 permit would apply to this project and allow them to proceed with filling in (“impacting”) the railroad grade wetlands and preserving the mitigation wetland in the park (“park pond”). However, because the permit expired before the wetland impacts were completed, the COE is requiring a new 404 permit. The 2017 delineation also revealed that since 2003 the wetland north of the railroad grade had expanded by 43 percent and the mitigation wetland south of the railroad grade had increased by 64 percent. Increases in the surface water levels are likely the result of an increase in the extent of impervious surfaces and outflow from groundwater drains from adjacent parcels to the south. 3. A portion of the wet meadow that has expanded north of the railroad grade will be impacted (filled) to the west property line, leaving the wetland swale north of the railroad berm on the adjacent property intact. City staff has indicated that a 50-foot setback will also be required from the adjacent offsite wetland, rendering a majority of this area unbuildable. These adjacent wetlands are outside the City’s jurisdictional boundary and outside the control of the applicant. Note that the lots on the west side of the parcel are also constrained by existing development to the south, specifically the requirement to align Hoover Way with the portion to the south of Sartain Street while maintaining required public street frontage for the existing park. 4. HRDC is proposing to avoid and minimize impacts to site wetlands (as required by the Corps of Engineers) to the extent possible by preserving as much of the wetland complex located south and north of the railroad grade as possible. Providing a surface water connection between the mitigation pond and the wetland swale that discharges to Cattail Creek 368 feet west of the project will maintain water quality, structural diversity, and habitat diversity. Impacting/filling wetlands in order to comply with City watercourse setbacks would defeat the purpose of imposing environmental standards meant to protect and benefit surface water resources. The dimensional relaxation is necessary to balance the public’s interest in preserving wetlands and providing affordable housing. 5. Because the Baxter Square PUD originally incorporated narrow streets within easements on private lots, Phase 3 to the east was originally designed with a narrow road along the north boundary of the park. With the expiration of the Baxter Square PUD narrow private roads are no longer an option. With this change, Baxter Square Phase 3 to the east has proceeded with a street (Georgia Marie Lane) designed and constructed in a different location than was previously approved and anticipated in former applications. Required street connectivity forces Georgia Marie Lane to align with the newly constructed portion which places lots directly adjacent to the park. These lots are now located between the road and the adjacent wetland pond in the park to the south. Every effort has been made to move these lots as far to the north as is reasonably possible while connecting Georgia Marie Lane and providing full 20’ deep rear yards for all dwellings. The applicant is proposing to implement several strategies to provide additional wetland protection in the reduced watercourse setback areas and to offset any reduction in usable outdoor space for residents: 1. Vegetation of upland buffers within watercourse setbacks with drought-tolerant native species and relocation of existing mature wetland trees and shrubs to the edge of upland buffer areas. 474 Hoover Way Townhomes – PUD/Subdivision Narrative Page 6 of 16 2. Relocation of existing wetland species sod to disturbed areas to expedite soil stabilization – See landscape plans. 3. Fences positioned strategically to reduce human and pet traffic adjacent to upland buffer areas adjacent to private yard areas. 4. Delineation of wetland areas with wetland boundary signage. See attached draft sign exhibits on sheet A1.3. 5. Additional educational signage providing information on wetland type, wetland species composition, wetland habitat users, and wetland buffers. See attached draft sign exhibits on sheet A1.3. 6. Addition of dog station at park pond to encourage control of dog waste in sensitive areas. See attached draft sign exhibits on sheet A1.3. 7. Incorporation of restrictions dumping of yard waste and application of fertilizers and herbicides in all common parcels. See attached draft of Declaration of Restrictive Covenants. 6) Parkland and Open Space The original Baxter Square PUD constructed parkland for the area within the Hoover Way Subdivision. The final plat for Baxter Square Subdivision Phase 3 includes a parkland calculation tabulation indicating an excess of 0.56 acres of parkland which provides the necessary parkland for this proposed subdivision. No additional parkland dedication is proposed. No cash-in-lieu for parkland is proposed. A parkland calculation table is provided on sheet A 1.0. Open space is provided to each dwelling via a landscaped rear yard. While common open space lots are proposed with this PUD they are not intended to meet the required open space. 7) PUD Requested Deviations The following deviations are anticipated with this Planned Unit Development (PUD). As stated in Section 38.20.030.A.4.a: “… in order to encourage creativity and design excellence that would contribute to the character of the community, deviations from the requirements or the standards of this chapter may be granted by the review authority after considering the recommendations of the applicable review bodies established by this chapter. The following deviations are proposed with this Planned Unit Development: 1. Section 38.08.040.A - Lot Area Required: 2,500 SF Minimum (averaging of lot areas allowed for townhome clusters for affordable housing developments) Proposed: 2,350 +/- SF average lot size for three unit townhome clusters and 2,300 +/- SF average lot size for four unit townhouse clusters. Rationale: • Reducing lot sizes is necessary to maximize wetland buffer widths for certain areas while aligning new roads with existing and future roads. • All lots meet maximum lot coverage requirements. • Building designs incorporate large covered front porch and recessed private back patio areas in an effort to enhance the livability of the units considering the reduced sized lots. • All lots provide full 20’ deep rear yards the full width of the lot • Privacy fences will be provided for areas of the rear yards where adjacent to other yards to enhance privacy of the residents. 475 Hoover Way Townhomes – PUD/Subdivision Narrative Page 7 of 16 • Open fences will be provided along open space and park areas to create a more visually open feeling rear yard and allow residents to enjoy views to the open spaces and park areas. 2. Section 38.23.100.A.2.c - Watercourse Setbacks (for “connected” wetlands) Required: 50’ for wetlands “connected” to a watercourse. Setbacks are to be divided into Zone 1 (60% closest to watercourse) and Zone 2 (40% farthest from watercourse) as described in Section 38.23.100 with allowed exceptions per Section 38.23.100.2.e. Proposed: The PUD specifically requests a reduction of the required 50’ connected wetlands setback to a setback that varies from 50’ to a minimum of 30’ for on-site and off-site wetlands in certain areas as indicated on the attached colored site plan and the ability to construct a trail in Zone 1 along the existing elevated railroad grade. Rationale: • Although Cattail Creek is located approximately 368 feet away, there is a surface water connection and therefore 50’ watercourse/connected wetland setbacks are required. Due to the proximity of four wetland areas, standard 50-foot setbacks would render a significant portion of the project site undevelopable. • Several lot and road configurations have been explored and discussed with city Staff over the past year. As a result of these discussions the total number of buildings/lots have been reduced significantly and buildings have been located strategically to be as far from wetlands as possible. Road alignments have been tailored to the specifics of this site while adhering to required engineering standards to the greatest extent possible. Wetland impacts have also been reduced as much as possible to balance preservation of wetlands and the development of the affordable housing land trust. • An east/west trail connection is required by the PROST plan and is shown on the existing railroad grade, which although elevated, falls within “Zone 1” of the connected wetland setback. In accordance with the PROST Plan it is anticipated that the trail will continue to the west along the railroad grade as areas to the west of the project site are developed in the future. • The HRDC is requesting dimensional deviations from these requirements to allow the Hoover Way Subdivision to put into action one of the City’s highest priorities, affordable housing. This is a unique project in that it is 100 percent affordable in perpetuity as part of a Community Land Trust. 3. Section 38.24.020 - Street and Road Dedication Required: 60’ right-of-way for local streets Proposed: 50’ right-of-way for a small section of Hoover Way adjacent to the public park as indicated on the attached site drawing Rationale: • This project seeks to dedicate a right-of-way for Hoover Way that gradually increases from 50’ to 60’. • The portion of reduced right-of-way width is adjacent to the open space/park parcel already owned by the City of Bozeman. • The hardscape elements are proposed to meet the City standards (back of curb to back-of-curb width is 31’ and the sidewalk widths are 5’ along the lots and 6’ along the park). Boulevard sections have been adjusted to move sidewalks as far from wetlands as possible. • The proposed portion of Hoover Way connects to the existing Hoover Way (a narrow private looped street) to the south that was established with a previous PUD. 476 Hoover Way Townhomes – PUD/Subdivision Narrative Page 8 of 16 4. Section 38.08.050. – Front yard setback reduction Required: 15 foot front yard setback (adjacent to local streets) Proposed: A reduced front yard setback for the single townhouse located on Block 3, Lot 6 to allow for the jog in road R.O.W./property line. Rationale: • The reduced setback is necessary due to irregular street location and right of way configuration which results from efforts to distance development from wetland areas within the park. See attached enlarged site drawing on sheet A1.3. • Effective distance from building to sidewalk and street is the same as other units in the cluster so the requested deviation will not result in a visibly unique condition. 5. 38.09.030.H.4. – Special Standards – Vehicle Entrance into Garage Required: 20’ from garage entrance to property line Proposed: The single townhouse located on Block 3, Lot 6 is proposed to be 14’ from garage entrance to property line. Rationale: • Dimensional deviation is necessary due to irregular street location and right of way configuration which results from alignment of Sartain Street and efforts to distance development from wetland areas within the park to the south. See attached enlarged site drawing on sheet A1.3. • The distance from the garage entrance to the sidewalk edge is the same as all others along this portion of the street due to the atypical boulevard dimensions. This dimensional deviation will not result in a visibly unique condition. See attached enlarged site drawing on sheet A1.3. 6. 38.26.060 – Landscaping Performance Standards – (Table 38.26.060-1) Required: 15 points for “Residential PUD non-site-specific open space” Proposed: 15 points total. 10 points are proposed to be provided with standard methods. 5 points are proposed to be provided via an alternate method based on preservation of existing mature vegetation in existing wetlands and re-establishment of transplanted vegetation in disturbed areas. See rationale outlined below and attached landscape drawings. Rationale: • There are three open space parcels within the project boundaries. City staff has indicated that all three open space parcels may ‘cumulatively’ meet the 15 points required. • The 20’ wide open space parcels #1 and #2 are occupied by underground storm water treatment systems that do not allow for plantings of deep or shallow rooted trees or shrubs. While boulevards adjacent to these parcels will contain appropriately spaced boulevard trees, the areas within the parcels will not contain trees. The proposed design provides for useable lawn areas with large feature boulders that add visual interest and can be used in all seasons for informal seating and as play features. • Open space parcel #3 is occupied by the existing railroad grade and two wetland areas and the proposed section of trail. This area encompasses a well-developed mature overstory of native trees, shrubs, and grasses that will be maintained and protected to the extent possible. Existing herbaceous sod and 477 Hoover Way Townhomes – PUD/Subdivision Narrative Page 9 of 16 non-senescent woody plants from permanently impacted wetland areas will be salvaged and transplanted to disturbed areas that exhibit wetland hydrology. The trail on the historic railroad grade will access a large wetland complex providing the pubic with recreational opportunities that include walking and birding. Signage throughout the open space areas will be used to educate the public on the role wetlands play in a functional watershed, the diversity of plants and animals that inhabit the wetland, and the methods used to preserve the functionality of the wetland. 8) Phasing The applicant intends to develop the entire project including the subdivision, all subdivision improvements, individual buildings, and landscaping as a single project at the same time, however, the applicant would like to have the ability to achieve occupancy for individual buildings as they are completed in succession. As a result the project is being proposed to be completed in 4 phases as described below and shown on the attached phasing plan. Proposed phases will be completed successively, therefore, no master plan or development guidelines associated with future construction of phases are included. See attached phasing exhibit and calculations. 1. Phase 1 – Subdivision and all subdivision improvements in all right of way and open space parcels including finished landscaping as well as buildings 1,2,3 & 4 and all associated improvements within their associated lot lines including all landscaping, fences, hardscapes, etc. 2. Phase 2 - building 5 and associated improvements within the lot lines including all landscaping, fences, hardscapes, etc. 3. Phase 3 - building 6 and associated improvements within the lot lines including all landscaping, fences, hardscapes, etc. 4. Phase 4 - building 7 and associated improvements within the lot lines including all landscaping, fences, hardscapes, etc. 9) Concurrent Construction The applicant’s intention is to apply for building permit review and issuance of building permits prior to completion of the public infrastructure as identified under section 38.39.030.D of the Unified Development Code. The concurrent construction is planned for all townhomes within the PUD. The request is to allow review of building permit applications and issuance of building permits so that construction of buildings may begin prior to completion of the infrastructure improvements. Municipal water distribution and sanitary sewer collection systems will be installed, tested, and approved by the City to provide service to these lots prior to the start of building construction. The City streets adjacent to the properties within the project will be installed to all weather gravel standards prior to the start of building construction. Arrangements will be made with the providers of private utilities to ensure adequate provisions are made to provide these services when they are needed. The HRDC will enter into an improvements agreement with the City of Bozeman to financially guarantee any remaining infrastructure and to complete street and sidewalk improvements. The amount of the financial guarantee will be determined from the contracted bid price, and will be in the amount of an agreed upon percentage of the bid cost for this remaining work. The financial guarantee will be in the form of a letter of credit or other method acceptable to the City. At the time building construction starts, remaining work will include completion of sidewalks, curb and gutter, crushed base, street paving, and landscaping within the open space parcels, wetland buffer areas and boulevard areas and wetlands signage. Construction of the infrastructure improvements in the Hoover Way Townhomes PUD are anticipated to start in the spring of 2018 with completion by early summer of 2018. This arrangement will allow building construction to start prior to the paving and concrete work for the streets and allow for completion of buildings in early 2019. Chronologically the procedure to obtain building permits is: ▪ Obtain preliminary Plat approval for the Hoover Way Townhomes PUD/Subdivision from City Commission. ▪ Submit building plans and applications for building permit review. 478 Hoover Way Townhomes – PUD/Subdivision Narrative Page 10 of 16 ▪ Construct the required improvements to obtain building permits: Water, Sewer, and Streets to an all weather gravel standard. Water and Sewer will be fully tested and accepted by the City. Interim record drawings for water and sewer infrastructure will be submitted to the City Engineer. ▪ Financially guarantee the remaining subdivision improvements with final plat. ▪ Obtain insurance necessary to meet the requirements of the City. ▪ Release building permits. ▪ Start individual home construction concurrent with the construction of the remainder of the subdivision improvements. The subdivision will be constructed by a qualified site contractor and all buildings will be constructed by a single qualified building contractor. Coordination of construction activities will be an important aspect of the concurrent construction plan. Temporary maintenance will be necessary through the construction period. A bid item for maintenance of roads will be included in the bid documents for the prime subdivision contractor on the project. This bid item includes maintenance necessary to keep access roads clear and accessible including snow removal if it should become necessary. Access to and from the homes being constructed will be coordinated with the building contractor. Careful scheduling of the paving improvements will also be necessary to minimize conflicts with the other construction activities. Considerable gravel grading and replacement is anticipated to prepare the gravel courses for paving following the temporary use. It will also be necessary to coordinate building elevations with the home builder to ensure that buildings are accurately located and proper elevations for finish floors are established. The applicant recognizes that a high level of coordination related to the concurrent construction issues will be needed throughout the project. All parties, including City staff, the developer, engineer, architect, private utility companies, building contractor and infrastructure contractor will be needed to be involved in the coordination effort. The specific 13 criteria from Section 38.39.D have been addressed with this Preliminary Plat. Please see below: 1. The subject property shall be developed under the provisions of article 20 of this chapter; Response: The subject property is being developed under the provisions of Bozeman UDC Section 38.20 “Planned Unit Development” and all dwellings meet the requirements for affordable housing per Bozeman UDC Section 38.43 “Affordable Housing”. 2. The subdivider or other developer must enter into an improvements agreement to ensure the installation of required infrastructure and other applicable improvements, to be secured by a financial guarantee in an amount to be determined by the city, with said guarantee to be in the name of the city; Response: The developers will enter into an Improvements Agreement to financially guarantee completion of improvements necessary to complete all improvements identified in the Preliminary Plat submittal to complete the Hoover Way Townhomes PUD/Subdivision. 3. Approval of the final engineering design, including location and grade, for the infrastructure project must be obtained from the engineering department, and the state department of environmental quality when applicable, prior to issuance of any building permit for the development; Response: The developer agrees that final approval of all engineering plans and specifications will be required by both the City of Bozeman Engineering Department and the Montana Department of Environmental Quality prior to issuance of any building permits. 4. Building permits may be issued incrementally, dependent upon the status of installation of the infrastructure improvements. All building construction within the PUD shall cease until required phases 479 Hoover Way Townhomes – PUD/Subdivision Narrative Page 11 of 16 of infrastructure improvements as described in the PUD have been completed, and inspected and accepted by the city; Response: The Hoover Way PUD/Subdivision phasing plan and infrastructure plans illustrate the improvements proposed to be required prior to issuance of the building permit. In general water, sewer, and streets to an all-weather gravel standard will be constructed providing these services and access to the homes under construction. The water and sewer facilities will be tested and accepted by the City. Interim record drawings for water and sewer infrastructure shal be submitted to the City Engineer. 5. The subdivider shall provide and maintain fire hazard and liability insurance which shall name the city as an additional insured and such issuance shall not be cancelled without at least 45 days prior notice to the city. The subdivider shall furnish evidence, satisfactory to the city, of all such policies and the effective dates thereof; Response: Property owner will provide all necessary fire hazard and liability insurance prior to the issuance of a building permit. 6. The subdivider recognizes, acknowledges and assumes the increased risk of loss because certain public services do not exist at the site; Response: The property owner recognizes, acknowledges, and assumes the increased risk of loss for public services that do not exist ant the site and will provide a written agreement to this effect prior to issuance of building permits. 7. The subdivider shall enter into an agreement with the city which provides for predetermined infrastructure funding options; Response: See Item 2 above. 8. No occupancy of any structures or commencement of any use constructed or proposed within the boundaries of the PUD will be allowed until required infrastructure improvements have been completed, and inspected and accepted by the city, and a certificate of occupancy has been issued; a) No occupancy of structures or commencement of any use shall occur when such action would constitute a safety hazard in the opinion of the city; Response: Occupancy or commencement of any use constructed or proposed within the boundaries of the project will not occur prior to acceptance and completion of all predetermined infrastructure necessary to provide full public services. Portions of the improvements that do not present a safety hazard may be financially guaranteed and completed following occupancy of homes. See proposed phasing plan. 9. The subdivider shall enter into an agreement with the city to address the provision of any services on an interim basis during construction, if deemed appropriate; Response: At this time it is not anticipated that services on an interim basis will be required. Municipal water distribution and sanitary sewer collection services will be installed prior to issuance of the building permit. Water for domestic purposes will not be used until a meter is installed in the structure. Water for construction purposes, if necessary, will be obtained from other sources. 10. The subdivider shall execute a hold harmless and indemnification agreement indemnifying, defending and holding harmless the city, its employees, agents and assigns from and against any and all liabilities, loss, claims, causes of action, judgments and damages resulting from or arising out of the issuance of a building permit under this section; Response: The property owner will enter into a Hold Harmless and Indemnification Agreement, acceptable to both parties, prior to issuance of building permits. 11. The subdivider shall pay for any extraordinary costs associated with the project which the city may identify, including, but not limited to, additional staff hours to oversee the planning, engineering and construction of the project and infrastructure improvements, inspection of the infrastructure improvements and any extraordinary administrative costs; 480 Hoover Way Townhomes – PUD/Subdivision Narrative Page 12 of 16 Response: No additional costs are anticipated as a result of this request. Infrastructure plans and specifications will be submitted and reviewed under typical submittal criteria. See number 3 above. 12. The development shall be under the control of a single developer and all work shall be under the supervision of a single general contractor. The developer and general contractor shall agree that there shall be no third-party builders until required infrastructure improvements have been completed, and inspected and accepted by the city; and Response: The development shall be under the control of a single developer and all infrastructure shall be under the supervision of a single qualified site contractor. The building contractor will not begin work until the infrastructure improvements required by the Concurrent Construction Plan are in place and approved by the City. At this time the remainder of the improvements will be financially guaranteed allowing a final plat to be recorded for the subdivision. 13. Subsequent to preliminary plat or plan approval, a concurrent construction plan, addressing all requirements of this section, shall be submitted for review and approval of the review authority with a recommendation from the development review committee. Response: This section of the preliminary plat submittal provides the required concurrent construction plan addressing all requirements of this section. It is submitted concurrent with the preliminary plat submittal for review and approval by the review authority and recommendation by the DRC. 10) General land use information A. Site conditions: site is currently un-developed land B. Land characteristics: site is comprised of gently sloping land, a raised railroad grade, and wetland areas. There are piles of mixed earth/gravel fill located on the south west portion of the site that will be removed – see attached survey. C. Available Community Facilities within ½ mile: post office, church, park, trails D. Utilities: PUD/Subdivision proposes to extend water and sewer mains into project site to serve all lots. Northwestern energy and other private utilities will be provided easements for underground electrical, gas, and communications lines. 481 Hoover Way Townhomes – PUD/Subdivision Narrative Page 13 of 16 11) MAPS – (source: City of Bozeman GIS Mapping) PROJECT LOCATION WITH CURRENT PARCELS AND CITY LIMITS CURRENT ZONING 482 Hoover Way Townhomes – PUD/Subdivision Narrative Page 14 of 16 EXISTING/CURRENT LAND USE NEIGHBORHOODS AND ENTRYWAY CORRIDORS ORANGE (INDICATES PROJECT LOCATION) GREEN = PARKS/OPEN YELLOW = RESIDENTIAL BLUE = CHURCH 483 Hoover Way Townhomes – PUD/Subdivision Narrative Page 15 of 16 COMMUNITY PLAN FUTURE LAND USE PARKS TRAILS AND OPEN SPACE 484 Hoover Way Townhomes – PUD/Subdivision Narrative Page 16 of 16 WATER FEATURES AND WETLANDS (GENERAL MAP – SEE ATTACHED WETLANDS REPORT AND EXHIBITS) 485 Statements of objectives and conformance to city policy and plans a. Statement of applicable City land use policies and objectives achieved by the proposed plan and how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals and objectives in the Community Plan that are furthered by the proposed PUD The main goal of the proposed Major Subdivision / PUD is to provide a connected and quality neighborhood of 24 affordable housing townhomes as part of a land trust to ensure that the project is reserved in perpetuity for income-qualifying citizens. This most directly implements Goal H-3 of the Community Plan which states: “Encourage an adequate supply of affordable housing and land for affordable housing.” Other goals include: • “Objective C-2.1: Require adequate and efficient circulation in all subdivisions and site plans and provide connectivity between developments and major destinations for both the pedestrians and vehicles, including human powered vehicles.” This objective is implemented by the proposed street connectivity as well as the start of a trail system along the railroad grade. • “Goal HP-1: Protect historically and culturally significant resources that contribute to the community’s identity, history, and quality of life.” The northwest section of town has the opportunity to celebrate the railroad’s history with a trail system that begins at the existing park and continues northwest along the railroad grade. The adjacent wetlands add to the uniqueness of this potential community resource. • “Objective E-2.1: Protect, restore, and enhance wetlands in the planning area.” While the proposed PUD does include relaxations related to wetlands setbacks to facilitate the affordability component, the project is proposing to implement several strategies to provide additional wetland protection within these reduced setbacks including to better balance the community needs: o Vegetation of upland buffers within watercourse setbacks with drought-tolerant native species and relocation of existing mature wetland trees and shrubs to the edge of upland buffer areas. o Relocation of existing wetland species sod to disturbed areas to expedite soil stabilization o Fences positioned strategically to reduce human and pet traffic adjacent to upland buffer areas o Delineation of wetland areas with wetland boundary signage (see attached exhibit) o Additional educational signage providing information on wetland type, wetland species composition, wetland habitat users, and wetland buffers (see attached exhibit) o Addition of dog station at park pond to encourage control of dog waste in sensitive areas • “Objective R-1.5: Connect the community using trails.” Again, the proposed start of the railroad trail will help to connect neighborhoods in this part of town as future development occurs in accordance with the PROST Plan. • “Objective T-1.4: Ensure that adequate interconnections are made throughout the transportation system to ensure a variety of alternatives for trip routing and reduce total travel distance.” This project will continue to complete the street and sidewalk grid in this area of 486 town. The trail starting at the park can set the stage for an interconnected future pedestrian and bike network. • “Objective T-4.1: Coordinate development of nonmotorized transportation systems in conjunction with motor vehicular transportation systems.” Again, this objective is related to the bike and pedestrian facilities. b. Statement of proposed ownership of public and private open space areas and applicant’s intentions with regard to future ownership of all or portions of the PUD The open space will be owned and maintained by the Property Owner’s Association as is typical for new subdivisions. Individual townhouse units will be sold to income qualified individuals and families while the lots will be retained by the Land Trust and leased back to the home owners. The project will have owner occupancy requirements and resale restrictions to ensure that the homes and properties remain a community asset in perpetuity. Refer to the Affordable Housing Plan for more information. c. Estimate of number of employees for business, commercial, and industrial uses Non-applicable – there are no proposed commercial or industrial uses in this application. d. Description of rational behind the assumptions and choices made by the applicant This project has a long history that was described in detail as part of the project narrative. In summary, there are significant existing conditions that limit options for subdivision design. One key feature is the need to connect the existing and proposed street network to the south, east and north of the site. Another factor is to provide street frontage along Hoover Way for the existing park. Additionally, the proposed layout is designed to avoid and minimize impacts to site wetlands to the extent possible by preserving as much of the wetland complex located south and north of the railroad grade as possible while balancing the City’s stated needs for more affordable housing. Providing a surface water connection between the mitigation pond and the wetland swale that discharges to Cattail Creek 368’ west of the project will maintain water quality, structural diversity, and habitat diversity. Overall, the proposed layout balances the public’s interest in connecting transportation networks, preserving wetlands and providing affordable housing. e. The applicant shall submit as evidence of successful completion of the applicable Community Design objectives and Criteria of Section 38.20.090.E, documentation pursuant to these regulations for each proposed use; the applicant shall submit written explanation for each of the applicable objectives or criteria as to how the plan does or does not address the objective or criterion; the Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section; any variance from the criterion shall be described The only use proposed with this project is residential townhomes with associated streets and open spaces. Note that proposed relaxations are outlined with justification provided in Section F of the narrative. Section 38.20.090.E requires adherence to the following: All development. 487 (1) Does the development comply with all city design standards, requirements and specifications for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Yes. The development complies with city design standards except where relaxations are noted. (2) Does the project preserve or replace existing natural vegetation? Yes. The project preserves existing vegetation along the wetlands. (3) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to produce an efficient, functionally organized and cohesive planned unit development? Yes. Because this PUD includes lots and buildings, the site plan has been meticulously planned to form an efficient, organized, and cohesive PUD. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? Yes. The neighborhood layout connects to the surrounding and future development to promote an efficient transportation network for cars, bicycles, and pedestrians. Proposed landscape materials are appropriate to the site and each specific area within the site (wetlands, yards, open spaces, etc.). Housing units are designed to be energy efficient to keeps utility costs low for future residents. (5) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to maximize the privacy by the residents of the project? Yes. Each home has a hierarchy of public and private spaces including private rear decks, yards, front porches, open spaces, and parks and natural areas connected by trails and sidewalks. (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section 38.27.020. Parkland has already been addressed for this project as previously noted. The proposed open space will add to the existing and proposed wetland areas. (7) Performance. All PUDs shall earn at least 20 performance points (a) Provision of affordable housing. Exclusive of housing used to satisfy chapter 38, article 43: (ii) One point for each percent of dwellings to be constructed in the residential development which are provided by long term contractual obligation to an affordable housing agency, for a period of not less than 20 years, with a written plan assuring on-going affordability pricing and eligibility monitoring, and annual re-certification. The city's affordability guidelines and subsequent revisions shall establish affordability and eligibility. The total PUD points generated by this project is 90 points calculated as one point for each percentage of affordable housing units above the 10% minimum required for all developments: 100% affordable units - 10% required affordable units = 90% above minimum required affordable units which equates to 90 PUD points Of the 90 points generated by this project, only 20 need to be applied to this project. The HRDC is interested in working with city staff to identify a procedure to credit or bank the excess points/units. 488 b. Residential. (1) On a net acreage basis, is the average residential density in the project (calculated for residential portion of the site only) consistent with the development densities set forth in the land use guidelines of the city growth policy? Yes. The proposed density is appropriate for the R-3 zoning district. The HRDC wanted to limit the land use to a mix of three and fourplex townhomes to maintain the character and scale of the neighborhood. (2) Does the project provide for private outdoor areas (e.g., private yards, patios and balconies, etc.) for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household or commercial units they are intended to serve? Yes. Each unit has a porch as well as a rear patio – please refer to the floor plans and size plans. (3) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes. The project includes a mix of passive (wetlands) and active (open spaces) areas in addition to the private yards to allow a variety of recreational activities. (4) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and styles designed to address community wide issues of affordability and diversity of housing stock? Non-applicable. The project is not proposing a residential density bonus. (5) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? Yes. The project is the result of a careful balancing of all the community needs. (6) Residential density bonus. Non-applicable. The project is not proposing a residential density bonus. f. Detailed description of how conflicts between land uses are being avoided or mitigated; No significant conflicts between land uses have been identified. As previously noted, the project was initially part of the larger Baxter Square PUD which includes the similarly developed properties to the east and south. This project connects to the streets established with those subdivisions. In addition, the proposed layout provides an additional north/south future street connection (Hoover Way) to the narrow vacant parcel to the north (zoned R-4) which allow more options for additional connectivity and secondary egress for this adjacent landowner. The property to the west already has a street connection via Sartain Street. Rear yards adjacent to the properties north and west will help to provide a sufficient buffer. g. Statements of design methods to reduce energy consumption, (e.g. - home/business, utilities, transportation fuel, waste recycling). The following measures have been incorporated in an effort to reduce energy consumption: • Higher density concentrates number of dwellings served by existing infrastructure reducing the need to expand and enlarge infrastructure 489 • Clustered dwellings and efficient building envelope reduces exterior envelope • High efficiency windows • High efficiency heating systems • High efficiency lighting 490 November 8, 2018 Hoover Way Townhomes PUD Concept review comments/responses Prepared by Henri Foch, Intrinsik Architecture, Inc. Recommendation: Not applicable to a CPUD application. Code provisions must be satisfied with submittal of a formal application. The following comments should be considered in preparation of the Preliminary PUD and revisions to the Preliminary Plat Applications. Please note that the formal preapplication/ concept review was waived by the Planning Director due to the extent of prior review and discussions involving the Hoover Way Preliminary Plat Application; however, as you aware, the application was reviewed by the Design Review Board on October 11, 2017 and has been discussed with various departments. While staff has attempted to identify all major issues and concerns during Concept Plan and Pre-Application Plan review, additional comments or concerns may be identified during the next stage of the review process. All references are to the Bozeman Municipal Code (BMC), primarily Chapter 38. 1. Summary of DRB comments: a. Consider a transition from standard sidewalk to an elevated boardwalk-style sidewalk along the edge of wetland rather than a smaller boulevard at south end of Hoover Way. b. Consider educational signage highlighting wetlands. c. Explore the historic designation of the railroad berm. d. Respond to the wetland features within the park with more organic layout of the subdivision rather than the current rectilinear form. e. Architectural design for affordable units is a positive, particularly in the variety of building forms and provision of covered porches and patios. f. Jogs in the road are a favorable treatment to pull lots away from the wetland areas. g. Trail along the railroad is a good amenity. h. Would prefer shorter driveways if parking wasn’t provided on site. i. Impacts to the wetland are concerning. • The applicant appreciates the thoughtful comments and input. We will consider incorporating these items where possible. At this time we are proposing the following with our application: • Educational wetlands signage – proposed at two locations adjacent to the existing park wetland/pond – see attached signage exhibits • Trail along the railroad grade – portion within project boundaries is proposed to be constructed with the project • Jogs in the road have been rejected by city engineering staff due to safety concerns 491 2. Parks: a. Area of wetland buffer west of Hoover Way should be designated as a common open space lot (as currently shown)—it is not sufficient for a parkland dedication. b. The trail should be installed on the railroad berm (this concept was supported by wetland consultant due to the berm’s existing grade). c. Consider looking into a rail-to-trail grant for the trail. d. Document any areas being proposed to add to parkland and include in the tracking table. • All common open spaces will be designated as common open space lots rather than dedicated park space. • Portion of trail within project is proposed to be constructed with the project. • No land area is being proposed as added to the park parcel 3. Engineering: a. Straighten the local streets rather than try to jog them due to safety concerns. Local streets (including sidewalks) may be constructed in wetlands under the appropriate COE permitting, so it shouldn’t be a problem to straighten Hoover Way. The 50-foot setbacks don’t apply to streets. b. It appears the boulevard width for the lots on the south side of Georgia Marie Lane could be reduced to straighten the road through this portion of the project. The abrupt street transition proposed in the drawings will create an unsafe traffic condition. c. Ensure the curb bulb geometry is reviewed by an engineer to meet City standards. • These comments have been incorporated into the updated drawings – see attached 4. Planning: a. Be very clear about the relaxations being requested to clarify how the areas within remaining buffer are intended to be treated in terms of zone 1 and zone 2. Recall that the zones are established as a percentage of the overall buffer width. • See updated narrative and exhibits – we are proposing keeping the inner zone (zone 1) at 30’ width throughout the project and only reducing the outer zone (zone 2) in limited areas where necessary. All full width and reduced setback areas are shown on the updated colored site plan. b. In areas where the full 50-foot buffer can be provided, show the full buffer width (for example in the park). • This comment has been incorporated into the updated drawings. c. Do not show any relaxations to the buffer width on property outside of the proposed subdivision. • This comment has been incorporated into the updated drawings. d. Please clarify if all lots will require additional relaxation of the area requirements or indicate which lots are reduced. • All residential lot clusters require reduction in minimum area requirements. See attached narrative and updated plat drawing with lot areas. e. Consider an analysis of open space provided despite the reduced lot sizes. • Residents have access to a landscaped rear yard. In addition each dwelling is provided a covered back patio approximately 8’x20’ (160+/- SF) and a covered front porch approximately 8’x13’ (104+/- SF) f. Clarify whether the reduced lot sizes will impact placement of utilities. • Water and sewer lines will be clustered at shared property lines where possible. See attached site drawings and plat drawing. 492 November 7, 2016 January 17, 2018 (responses submitted with revised submittal materials) Intrinsik Architecture Henri Foch 111 N Tracy Ave. Bozeman, MT 59715 Matt Hausauer C&H Engineering and Surveying 1091 Stoneridge Drive Bozeman, MT 59718 RE: Hoover Way Major Subdivision Preliminary Plat Application 17117, Preliminary Planned Unit Development Application 17532 and Variance 17120 Dear Mr. Foch and Mr. Hausauer: Dear Addi, See responses below in GREEN from the applicants representatives. The above referenced subdivision preliminary plat and subdivision variance applications were received by our office on March 15, 2017 and were deemed acceptable for initial review on March 22, 2017. The above referenced preliminary planned unit development application (PUD) was received by our office on November 21, 2017 and was deemed acceptable for initial review on November 28, 2017. The Development Review Committee (DRC) discussed the preliminary plat and variance applications on Wednesdays, April 12 and August 30, 2017 and discussed the PUD along with revisions to the preliminary plat and variance on December 13, 2017. The DRC has determined that the applications are adequate for continued review and have recommended approval with conditions. The project is scheduled to continue through the review process; however, please note that certain corrections are needed and must be submitted prior to January 17, 2018 in order to ensure the following tentative meeting schedule: • The Design Review Board is tentatively scheduled to hold a public hearing on the PUD application on January 24, 2018; • The Planning Board is tentatively scheduled to hold a public hearing on the preliminary plat application on February 6, 2018; and 493 2 • The City Commission is tentatively scheduled to hold a public hearing on the PUD and preliminary plat applications on February 12, 2018. Locations and times of the meetings will be forwarded to you with the project noticing. If you have any questions, please don’t hesitate to contact me. Respectfully, Addi Jadin, Associate Planner cc: Heather Grenier, HRDC, 32 S. Tracy Ave, Bozeman, MT 59715-4659 494 3 MEMORANDUM --------------------------------------------------------------------------------------------------------------------- FROM: DEVELOPMENT REVIEW COMMITTEE TO: APPLICANTS RE: HOOVER WAY MAJOR SUBDIVISION PRELIMINARY PLAT APPLICATION NO. 17117 INCLUDING VARIANCE APPLICATION NO. 17120 AND PRELIMINARY PUD APPLICATION NO. 17532 DATE: DECEMBER 20, 2017 -------------------------------------------------------------------------------------------------------------------- Project Description: A Subdivision Preliminary Plat application to create a Major Subdivision with 27 lots including 24 townhouse lots for affordable housing and 3 common open space lots and related street improvements. An application for a variance from Section 38.24.060.B.4‐ Level of service standards related to the Baxter-Davis intersection has been received in conjunction with the subdivision as well as a Planned Unit Development (see deviations below). The application is utilizing the following Article 43 incentives: impact fee subsidy, reduction in parkland, reduced minimum lot sizes, concurrent infrastructure housing construction, expedited review for affordable housing, and reduced parking requirements. The deviations requested in the PUD are the following: reduced minimum lot area from 2500 SF average to 2350 SF average; reduction in the required 50’ setback width from on- site and off-site connected wetlands to a minimum of 30’ in certain areas; reduced right-of- way width at south end of Hoover Way from 60’ to 50’; front yard setback reduction on Lot 6, Block 3; reduced distance to garage entry from 20’ to 14’ for Lot 6, Block 3; and alternative methods for providing Landscape Performance Standards. Project Location: Property addressed at Sartain Street and Hoover Way, E /12, W 1/2 , SE ¼, SW ¼, Sec 35 T. 1 S., R. 5 E., of P.M.M City of Bozeman, Gallatin County, Montana. Recommendation: The application has been deemed adequate; DRC recommends approval with Conditions. Section 2- COMMENTS AND RECOMMENDATIONS Planning Comments 495 4 Planning Review Code Corrections 1. Section 38.06.020, requires that all plats of subdivisions must contain a certificate of dedication or certificate of consent. The certificate of dedication on the final plat must include the specific names of the streets dedicated to the public for which the City accepts responsibility. 2. Sec. 38.23.030.D. Corner lots. Generally, homes on corner lots shall have the same orientation as homes on lots on the interior of the block, unless otherwise approved through an overall development plan. Covenants must be amended to contain information regarding the orientation for all corner lots prior to final plat approval. 3. Section 38.23.060, requires the provision of public and/or private easements for private and public utilities, drainage, vehicular or pedestrian access, etc. 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. 4. Sec. 38.27.020. Park area and open space requirements. Staff calculation of the required park area minus the affordable housing reduction results in 13,303.95 sf (.31 acres). Update the calculation of excess parkland area prior to final plat application to accurately represent the amount of parkland to be waived per Sec. 38.27.100.A.7. 5. Sec. 38.27.090. - Waiver of park maintenance district. When required, the developer shall sign, and file at the county clerk and recorder's office, a waiver of right to protest the creation of park maintenance district. The waiver is required and must be filed with the final subdivision plat. 6. Sections 38.38.020 and 38.38.030, discuss the requirements for supplementary documents including property owners’ association documents and covenants. The subdivider must provide the necessary declaration and recitals to facilitate the property owners’ association bylaws and/or declaration of covenants, conditions and restrictions. Any cost sharing agreements for maintenance must be included with the final plat. Planning Review Conditions of Approval 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. 2. As the applicant’s proposal seeks to utilize affordable housing incentives, the plat must conform to Sec. 38.43. – Affordable Housing. 3. An affordable housing plan approved by the city will be considered a binding contract between the developer and the developer's successors in interest to the lot or dwelling. 496 5 Such plan will be included in a separate recorded written agreement between the developer and the city, or incorporated into another recorded document wherein the developer is required to implement the affordable housing plan. Planning staff will work with applicants on the required format prior to final plat. 4. The final plat must 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, E, F, G and H. 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, 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). 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: _____________________________ 5. The final plat must contain the following notation on the conditions of approval sheet in the final plat: “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 must be that of the property owners’ association. Maintenance responsibility must 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 common open space areas. 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 must 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 the subdivision, the subdivider must transfer ownership of all common open space to the property owners’ association created by the subdivider to maintain all common open space areas within the subdivision. 497 6 6. The plat must 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 must 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 must 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 a separate document from the Plat. This accompanying sheet may either be on a same sized mylar sheet or a letter or legal paper document with up to 11x17 exhibits. 7. The applicant must 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 must include a digital copy (pdf) of the entire Final Plat submittal. This narrative must be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. Engineering Comments (Shawn Kohtz, PE, 582-2280, skohtz@bozeman.net) Code Requirements: 1. Bozeman Municipal Code (BMC) Section 38.24.060.B.4 states: All arterial and collector streets and intersections with arterial and collector streets shall operate at a minimum level of service "C" unless specifically exempted by this subsection. Level of service (LOS) values shall be determined by using the methods defined by the most recent edition of the Highway Capacity Manual. A development shall be approved only if the LOS requirements are met in the design year, which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. Intersections shall have a minimum acceptable LOS of "C" for the intersection as a whole. The intersection of Davis Lane and Baxter Lane operates at a LOS “F” and LOS “D” for the AM Peak Hour and PM Peak Hour conditions, respectively. The proposed project may not receive final plat approval until the intersection of Baxter Lane and Davis Lane is upgraded or a waiver is granted per BMC 38.24.060.B.4.b. The applicant submitted a request for a waiver of the intersection LOS standard, but the waiver requirements have not been met. The City does not have the easement necessary for intersection improvements. The City Engineering Division does not support the variance request related to this code requirement as the variance requirements cannot be met related to BMC Section 38.35.070, which states, “The granting of the variance will not be detrimental to the public health, safety, or general welfare, or be injurious to other adjoining 498 7 properties.” The proposed variance will be detrimental to the public health, safety, or general welfare and injurious to other properties if traffic demand is added to the intersection of Baxter Lane and Davis Lane. Substantial delays at intersections cause aggressive driver behavior resulting in reduced safety conditions at the intersection. The proposed project will add traffic demand to the existing intersection further degrading delay conditions at the intersection. 2. BMC 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. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. The proposed water and sewer utility services to the individual housing units will not be accepted as proposed. The applicant must develop a graphic illustrating water and sewer services, gas and electric services, and landscaping for each lot and coordinate placement of utilities with the City Water and Sewer Superintendent (John Alston), Northwest Energy (Cammy Dooley), and the City Development Review Engineer (Shawn Kohtz) prior to approval of infrastructure plans and specifications. Per 1/04/2018 meeting with planning, water/sewer, engineering staff and Northwestern Energy representative water and sewer lines will be centered on each driveway with 2’ separation. Per Shawn Kohtz – the required 10’ separation of trees to water lines may be reduced to 8’. See attached updated architectural site drawings, landscape drawings, and civil site drawings. 3. BMC Section 38.23.070.A.3 states: When a proposed development adjoins undeveloped land, and municipal infrastructure mains would reasonably pass through the new development to the undeveloped land, municipal infrastructure mains shall be arranged to allow the suitable development of the adjoining undeveloped land. Municipal infrastructure mains 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. The applicant must show the extension of a sanitary sewer stub to the northern property boundary on Hoover Way prior to approval of infrastructure plans and specifications; the extension must be installed prior to final plat approval. Per 1/04/2018 meeting with planning, water/sewer, and engineering staff this extension is not required due to shallow depth of sewer line and flow direction. Future connection from north is not physically possible. 499 8 4. BMC 38.24.010.A states: All streets shall be provided in accordance with the adopted growth policy and/or transportation plan. The arrangement, type, extent, width, grade and location of all streets shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and to the proposed uses of the land to be served by such streets. Per the applicant’s narrative, the applicant proposed a road base course of 3-inches for the proposed public streets. The narrative is in conflict with the typical street section, which indicates 6-inches of base course material. The City local street standard requires a minimum base course of 6-inches per the City of Bozeman Design Standards and Specifications Policy (DSSP) Figure A-1. The applicant must adjust the narrative to correspond with the typical street section indicated in the plans prior to public notice period. See updated narrative. 5. BMC 38.23.150.C states: Street lighting consists of street lighting and pathway intersection lighting, and shall comply with the City of Bozeman Design Standards and Specifications Policy (DSSP). The applicant must install street lighting per the DSSP prior to final plat approval. 6. BMC Section 38.24.080 states: City standard sidewalks (including a concrete sidewalk section through all private drive approaches) shall be constructed in all developments on all public and private street frontages, except for alleys. The requirements of the city design standards and specifications policy and the city modifications to state public works standard specifications shall apply. The proposed boulevard on the south side of Georgie Marie Lane is too small to maintain landscaping. The applicant must adjust the design of the sidewalk on the south side of Georgia Marie Lane to extend the sidewalk to the curb and gutter and create a curbwalk at this location prior to final plat approval (or approval of infrastructure plans and specs required for concurrent construction, whichever comes first). Per 1/04/2018 meeting with planning, water/sewer, and engineering staff the narrow boulevard dimension will remain as submitted. 7. Bozeman Municipal Code (BMC) Section 38.23.030.A states: The developer shall install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and shall conform to any applicable facilities plan and the terms of any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to state public works standard specifications, and by this reference these standards are incorporated into and made a part of these regulations. • The applicant’s stormwater analysis has not demonstrated that the capacity of the stormwater infiltration chambers will meet the stormwater retention volume requirements. The applicant must monitor the seasonal high groundwater level (SHGWL) during the peak groundwater months. The 500 9 stormwater retention volume of the underground infiltration chambers must be located above the SHGWL. If this cannot be accomplished, the applicant must adjust the design of the storm drainage system to provide sufficient stormwater retention volume. The applicant must demonstrate sufficient stormwater retention volume prior to approval of public infrastructure plans and specifications for the project including groundwater measurements during the months corresponding to the SHGWL. • The applicant must provide an updated maintenance manual that provides specific instructions for the proposed subsurface stormwater retention system prior to final plat approval. The maintenance manual that was provided is specific to the Ferguson Farms Subdivision Block 2 not the Hoover Way Subdivision. • The applicant must adjust Note 7 on the plat to state, “The Homeowner’s Association shall be responsible for the maintenance of all stormwater management facilities including the Underground Stormwater Infiltration Chambers.” prior to final plat approval. • Stormwater from the northern half of Sartain Street currently drains onto the property into a small detention basin. The on-site subdivision stormwater retention system must accommodate that runoff from Sartain Street. The applicant must demonstrate runoff from Sartain Street is accommodated in the stormwater system design prior to approval of engineering plans and specifications. 8. 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 for an analysis of CIL of water rights and pay CIL of water rights due prior to final plat approval. 9. Bozeman Municipal Code (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. An overhead power line exists immediately north of the subdivision property line. The applicant must indicate the easement for that overhead power line on the plat prior to the public notice deadline and any proposed encroachments on the easement must be approved by Northwestern Energy. Per 1/04/2018 meeting with planning, water/sewer, engineering staff and Northwestern Energy representative a 5’ easement has been added to the site drawings. Engineering Conditions of Approval: 501 10 1. The applicant must alter the language of General Note 5 on Plat Sheet 2 of 2 to state, “The subdivision is in a known area of high groundwater. No crawl spaces or basements may be constructed. Sump pumps are not allowed to be connected to the sanitary sewer system or the drainage system. Sump pumps may not be discharged onto streets or into the curb and gutters.” The correction is required to be submitted prior to public notice deadline. See updated General Note 5 on Plat Sheet 2 of 2. 2. The applicant has requested allowance of occupancy permits (Addi, please note and correct this to state the applicant has requested allowance of “building permits”) prior to completion of asphalt paving of public streets per BMC Section 38.39.030.D. If asphalt is not complete prior to occupancy permits and per BMC 38.39.030.D, the applicant must also be responsible for maintenance of the public streets in the project until asphalt paving is complete per City DSSP requirements. The applicant must also construct and maintain stormwater best management practices (BMPs) to limit tracking of sediments onto adjacent, completed streets as well as limit discharge of stormwater pollutants from the site per City of Bozeman Stormwater Division requirements and the Montana Department of Environmental Quality requirements. 3. Building finished floor grades must be at a higher finished grade calculated by a minimum of 2% slope above the adjacent curb and gutter to allow drainage and avoid placement of spoil materials onto adjacent lots as homes are constructed. Lots may not be constructed at significantly higher grades than the adjacent lots, which subsequently creates a drainage issue from one lot to another. 4. The proposed project is located in the Baxter/N. 19th Signal Payback District. The applicant must pay the payback district assessment prior to final plat approval. 5. 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 Thomas Drive including paving, curb and gutter, sidewalk, and storm drainage b. Street improvements to N. 27th Avenue including paving, curb and gutter, sidewalk, and storm drainage c. Street improvements to Baxter Lane including paving, curb and gutter, sidewalk, and storm drainage d. Street improvements to Cattail Street including paving, curb and gutter, sidewalk, and storm drainage e. Intersection improvements to N. 27th Avenue (Thomas Drive) and Baxter Lane f. Intersection improvements to N. 27th Avenue (Thomas Drive) and Cattail Street 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 502 11 the property, traffic contribution from the development, or a combination thereof. The applicant must provide a copy of the filed SID waiver prior to final plat approval. 6. The applicant must submit plans and specifications for water and sewer main extensions, streets, and storm water improvements, prepared and signed by a professional engineer (PE) registered in the State of Montana, which must be provided to and approved by the City Engineer. Water and sewer plans must also be approved by the Montana Department of Environmental Quality. The applicant must also provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. Building permits will not be issued prior to City acceptance of the site infrastructure improvements per BMC Section 38.39.030.B and 38.39.030.D as applicable. 7. The applicant must contact the Gallatin County Conservation District, Montana Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.) must be obtained by the applicant and provided prior to final plat approval. Section 3 - OTHER AGENCY COMMENTS, IF PROVIDED Building Division; Bob Risk brisk@bozeman.net 406-582-2377 Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582-2908 1. The gravel trail must be a minimum width of 6-feet instead of 5-feet as proposed. Correction is required to be submitted prior to public notice deadline (coordinate with Planning Staff). See updated site drawings. 2. A grading plan for the trail is required prior to final plat approval. Sustainability Division; Natalie Meyer nmeyer@bozeman.net 406-582-2317 Solid Waste Division; Kevin Handelin khandelin@bozeman.net 406-582-3238 Reviewed. No comments provided. Water Conservation; Jessica Ahlstrom jahlstrom@bozeman.net 406-582-2265 Stormwater Division; Kyle Mehrens jkmehrens@bozeman.net 406-582-2270 Fire Department; Trisha Wolford twolford@bozeman.net 406-582-2353 Water and Sewer Division; John Alston jalston@bozeman.net 406-582-3200 Forestry Division; City Forester; anordquist@bozeman.net 406-582-3205 503 12 1. Ensure that trees along the north property boundary will not interfere with the overhead power line and revise landscaping plans as necessary prior to final PUD approval. Appropriate trees have been specified. See updated landscape drawings. NorthWestern Energy; Dustin Workman;dustin.workman@northwestern.com 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. Per Section 38.43.110. – Incentives available for affordable housing, the applicant may apply for full or partial subsidization of impact fees, paid from municipal funds if such funds are available; such subsidization must be secured with a lien instrument due upon sale, transfer or non-rate/term refinance of the home. Note: During preparation of the staff report for future applications, additional conditions of approval may be recommended based on comments and recommendations provided by other applicable review agencies involved with the review of the project. 504 Hoover Way Affordable Housing Plan Development Name: Hoover Way Major Subdivision Project Location: Sartain Street and Hoover Way Legal Description: E1/2, W1/2, SW ¼, SW ¼, Section 35, T.1S, R5E, of PMM Current Zoning: R-3 Current Use: Vacant Community Plan Designation: Residential Property Owner and Applicant: Human Resources Development Council of District IX 32 S Tracy Ave., Bozeman, MT 59715 Contact: Heather Grenier, President/CEO 406-585-4840 hgrenier@hrdc9.org Introduction: HRDC seeks the use of affordable housing incentives for the Hoover Way development. The development is 100% affordable. The development will consist of 24 townhomes, with a mix of 2 and 3 bedroom homes provided. HRDC intends to place the subject property into their Community Land Trust in order to provide permanently affordable homes. 1. Number of affordable homes proposed in each affordable home category and number of market- rate homes Hoover Way townhomes Total number of homes for development 24 Total Number of market-rate homes 0 Total Number of affordable homes 24 It is the developer’s intent to make these homes perpetually affordable by inclusion in a community land trust (CLT). 2. The number of bedrooms in each affordable home Hoover Way Subdivision Project- Home Type and bedroom mix of Lower-Priced Homes Studio and/or 1 bedroom homes 0 2 bedroom homes 10 3 bedroom homes 14 Total Units 24 505 3. Anticipated Pricing and deed restrictions HRDC will follow the pricing requirements of the Neighborhood Stabilization program (NSP), which require that all homes be sold for appraised value. As the home’s affordability will be preserved in perpetuity via a Community Land Trust (CLT), the home’s purchase price will only reflect the appraised value of the home itself, not the value of the lot and infrastructure improvements. NSP further allows for up to 50% of the home’s price to be subsidized via a deferred second mortgage. Through this combination of the CLT and project down-payment assistance, 100% of the homes in the development will be permanently affordable and necessitate buyers to take on mortgages far below the maximum prices outlined in the City’s affordable housing ordinance. An anticipated pricing and down-payment schedule is included below. All homes will have deed restrictions limiting appreciation utilizing a formula that allows for a reasonable return while preserving affordability. Sample pricing schedule (for discussion purposes only – actual prices will be determined via appraisal) Appraised value: $220,000 Less site value: ($45,000) Appraised value of home and improvements: $175,000 = Sales price to the buyer Down payment assistance $30,000 (Can be up to 50% of sales price, $30,000 represents a likely average) First mortgage to purchaser $145,000 Please note that this example, for the purposes of simplicity, does not take into account any down- payment funds contributed by the buyer (NSP requires a minimum of $1,500), nor does it take into account any closing costs. 4. Location of affordable homes in the development (lots in the plat or units within a site plan); The entire project is considered affordable. Please see attached exhibit. 5. Timing of delivery of the affordable homes in relation to the market-rate homes in the development; The entire project is considered affordable; therefore, no market-rate homes will be provided. 6. Marketing plan describing how affordable homes will be offered to the public; HRDC will market the homes in the same manner as our previous affordable housing developments. Our most valuable marketing tool is our homeownership education program, The Road to Home. Through RTH, HRDC annully meets with hundreds of households seeking affordable homeownership options. In previous developments, HRDC has contracted with a realtor to list the properties via MLS. In the event that HRDC elects not to list the properties via MLS, HRDC will provide a 2.5% fee to the purchaser’s agent to encourage realtor participation. As the purchasing structure is different than the standard process, HRDC will produce a FAQ sheet to help buyers and their representatives understand the unique financing and ownership structure for the Community Land Trust. 506 7. Plan for construction of affordable homes in phased developments. Not applicable 8. Any other information that is reasonably necessary to evaluate the compliance of the affordable housing plan with the requirements of this article. As noted, the use of Neighborhood Stabilization funds to purchase the property, which will be committed to a CLT provides HRDC the opportunity to create a development that exceeds the City’s affordable housing ordinance by providing 100% affordability in perpetuity. By taking land and site development costs out of the sales price, and offering deep down-payment assistance, the project is able to serve households typically struggling to rent in Bozeman. The permanent deed restriction ensures that the project remains a contributing factor to Bozeman’s affordable housing stock in perpetuity. 507 508 509 510 511 512 513 514 515 516 PHASE 1 PHASE 2 PHASE 3 PHASE 4 ALL PHASES Lot Area (ac) 0.653 0.212 0.211 0.231 1.308 Building Footprint (ac) 0.243 0.081 0.081 0.081 0.485 Building Floor Area (ac) 0.396 0.129 0.129 0.129 0.785 F.A.R. 0.61 0.61 0.61 0.56 0.600 R.O.W. (ac) 0.908 0.000 0.000 0.000 0.908 Open Space (ac) 0.505 0.000 0.000 0.000 0.505 Landscape (ac) 0.915 0.132 0.130 0.151 1.328 PHASE 1 PHASE 2 PHASE 3 PHASE 4 ALL PHASES Lot Area (ft2) 28,435 9,251 9,197 10,075 56,958 Building Footprint (ft2) 10,592 3,517 3,517 3,517 21,143 Building Floor Area (ft2) 17,264 5,641 5,641 5,641 34,187 F.A.R. 0.61 0.61 0.61 0.56 0.60 R.O.W. (ft2) 39,574 0 0 0 39,574 Open Space (ft2) 22,012 0 0 0 22,012 Landscape (ft2) 39,855 5,734 5,680 6,558 57,827 517 518 Date Received Gallatin County Weed Department 903 North Black Bozeman, MT 59715 406.582.3265 NOXIOUS WEED MANAGEMENT PLAN This plan is valid and effective upon approval by the Board or Board’s Representative for 3 years from date of approval or until land ownership changes. The Landowner/Landowner’s Representative agrees that the Board shall have the right to revise this plan and any Memorandum of Understanding as necessary to effectuate the purposes of the Gallatin County Weed Management Plan or Montana Noxious Weed Control Act. The Landowner/Landowner’s Representative will provide documentation that the Weed Management Plan has been implemented. The property owner agrees that the Weed Department may inspect the property prior to granting approval of the Weed Management Plan, and if approved, such reasonable inspections as necessary to determine compliance with this plan. Approval of any extensions or final plat for a SUBDIVISION plan may be denied or delayed if noxious weeds have not been properly controlled. Documentation of weed management activities is required to be submitted with extension or final plat applications. Requirements for SUBDIVISION or TRANSMISSION LINE plan approval include: Brief Cover letter stating current and future uses of the property Plat map detailing distribution and species of noxious weeds present Property inspection by Weed Department personnel Review Fee: (1-5 lots Minor $150) (≥ 6 lots Major $300) Completion of this application CHECK TYPE OF WEED MANAGEMENT PLAN (check all that apply) Subdivision (Review Fee Required) Transmission Line (Telecommunications/Cell Tower/Gas/Liquid/Electric/etc…) I have read and understand all the relevant sections of the Gallatin County Weed Management Plan. I understand that Final Plat may be denied if this plan is not implemented. Landowner/Landowner’s Representative Signature 519 Landowner Landowner’s Representative (If Applicable) Landowner:_____________________________ Mail Address:____________________________ City: __________________________________ State: _____________ ZIP:______________ Phone(s):_______________________________ Email:_________________________________ Company: __________________________________ Contact: ___________________________________ Mail Address: _______________________________ City: ______________________________________ State: ____________ ZIP: ____________________ Phone(s): __________________________________ Email:______________________________________ PROJECT DESCRIPTION (Please complete all that apply) Project Name: _____________________________ Physical Address: ______ Legal Description: T_____ N/S R_____E/W Sec_____ 1/4 _____ 1/4 _____ Number of Lots: Total Acres in Project: Total Road Miles in Project: Landowner contact prior to property inspection: Yes No PROJECT OVERVIEW (Describe what the intentions are for developing this property) _______________________ NOXIOUS WEED MANAGEMENT PLAN Noxious Weed Species on Property (provide plat map with weed inventory): ____________________________________ METHOD OF WEED CONTROL YOU INTEND TO USE (mark all that apply): CHEMICAL MECHANICAL CULTURAL BIOLOGICAL 520 Describe specific control measures (if using herbicides, include type of herbicide and rates) and timing of control for 3 years. Attach additional pages if necessary / incorporate by reference: ___________________________________ ESTIMATED COSTS OF WEED CONTROL FOR 3 YEARS. (Specify cost for each year) Who will complete work: Self Contracted Contractor Name (if applicable) _________________________________ Year Herbicide/Applicator Cost Cultural/Mechanical Cost Biological Cost 1 2 3 Total *** Documentation of weed management is required to be submitted with extension or final plat applications. REVEGETATION PLAN Are any disturbances planned? Yes No If yes, complete the following re-vegetation section. MANDATORY REVEGETATION REQUIREMENTS: Areas disturbed during subdivision development (road construction, pond construction, service/utility/gas/electric/telephone line installation) will have a layer of topsoil redistributed onto disturbed areas. Disturbed areas will be seeded to an appropriate grass seed mix for the site. During the first and second years of grass establishment, areas seeded to grass will be mowed as appropriate to prevent weed seed development and dispersal. PLANNED DISTURBANCES (mark all that apply): Utility/Service line Pond Road Park Trail Central Septic Other (list type) Describe in detail, the revegetation to mitigate all disturbances that will occur on this property (list type and amount of seed/sod, seeding methods and timing, and fertilization): Attach additional pages if necessary incorporate by reference: _________________ _______________________ 521 ESTIMATED COSTS OF REVEGETATION FOR 3 YEARS. (Specify cost for each year) Work will be done by: Self Contracted Contractor Name (if applicable) _________________________________ Year Revegetation Cost 1 2 3 Total PLEASE COMPLETE THE FOLLOWING SECTIONS THAT APPLY: GRAVEL SOURCE (If using outside supply of gravel) List source of gravel/pit run/road mix/topsoil/etc… brought on-site for disturbance mitigation and/or construction. Name of Gravel Pit: Location: Contact Person: *Be aware that gravel sources and topsoil may contain noxious weed seeds; therefore, we recommend using a source that is actively controlling noxious weeds on their property, consistent with an approved Weed Management Plan. 522 STATUS APPROVED NOT APPROVED RECOMMENDATIONS AND/OR CONDITIONS: Additional terms and conditions apply – see attached Compliance with laws and regulations. LANDOWNER/LANDOWNER’S REPRESENTATIVE has an affirmative duty to take notice of, observe, and strictly comply with all existing laws, rules and regulations and any laws, rules and regulations that may be adopted after the date of this agreement. Whether or not the same are expressly stated in the agreement, the LANDOWNER/LANDOWNER’S REPRESENTATIVE shall strictly comply with all applicable state, federal and local laws and regulations. LANDOWNER/LANDOWNER’S REPRESENTATIVE agree that this plan is supported by good valid consideration and this plan constitutes a binding contract and may be enforced as such. (Signature of Weed Board Chairman/Representative) (Signature of Landowner’s Representative) (Type/print name of Chairman/Representative) (Type/print name of Landowner’s Representative) (Date) (Date) (Signature of Landowner) (Type/print name of Landowner) (Date) 523 Bylaws of Hoover Way Subdivision Owners Association, Inc prepared by Intrinsik Architecture, Inc. DRAFT Date: November 8, 2017 Please Return to: Intrinsik Architecture 111 N Tracy Ave Bozeman, MT 59715 524 1 Table of Contents Name Page Article 1: Purpose 2 Article 2: Relationship to other Documents 2 2.1 Hoover Way Covenants 2 Article 3: Contact Information 2 Article 4: Meetings 2 Article 5: Duties 3 Article 6: Voting & Membership Interest 4 Article 7: Resolutions 5 Article 8: Powers & Duties of the Board 5 Article 9: Liability 9 Article 10: Insurance 9 Article 11: Terms 9 Article 12: Committees 10 Article 13: Compensation 10 Article 14: Severability 10 Article 15: Assessments 10 Article 16: Amendments 10 525 2 Article 1: Purpose The purpose of the Hoover Way Owners Association (HWOA) Bylaws is to outline the procedures and processes for the function of the Hoover Way Owners Association (HWOA). This includes voting and membership interests, information on how neighborhood meetings are organized and conducted, and information on the overall meetings, powers, and responsibilities of the Board of Directors. Article 2: Relationship to other Documents 2.1 Hoover Way Covenants All properties in Hoover Way are also subject to the Hoover Way Covenants which are on file at the Clerk & Recorder’s Office. No acts by the Association or by the Board of Directors shall be contrary to the Covenants. On its own initiative, the Board may take such action as it deems necessary, including the taking of legal action and initiating suit to enforce the Declaration of Covenants, Conditions and Restrictions. Article 3: Contact Information The mailing address of the Hoover Way Owners Association shall be: P.O. Box XXXX, Bozeman, Montana 59715. The address of the Association may be changed by the Board of Directors upon written notice to the owners. Article 4: Meetings The date, time, and place of the annual meeting of the Members shall be noticed by the Board, which meetings shall coincide with the Board’s annual meeting. At such annual meeting, the Members shall elect Directors to the Board and conduct such other business as permitted by this Declaration and these Bylaws. Any special meetings may be called by the President, or in the absence of the President, by the Vice-President. In addition, a special meeting shall be held upon call of twenty-five (25) percent of the owners. Special meetings shall require forty-eight (48) hours’ notice in writing. Notice of annual and special meetings shall be mailed to owners at the address on file for each owner. The presence of ten (10) or more members at a noticed meeting shall constitute a quorum. At the annual meeting, the members shall review and approve a budget for the next year, shall elect Directors to fill any expired term or vacant position, and shall conduct such other business as shall be reasonable or necessary to carry out the purpose of the Association. The annual meeting of the Board of Directors shall be held immediately after the annual meeting of the members. At the annual meeting, the Directors shall elect a President and a Vice-President and Design Liaison. At this time the Directors 526 3 shall also designate a Secretary and Treasurer. The Directors may choose to hire outside persons that are not members of the Association to fulfill the Secretary and Treasurer duties. Article 5: Duties The duties of President and Vice-President shall be as follows: President. The President shall preside over all meetings of the Association. He or she shall call the membership together whenever necessary. The President shall be the general administrative and executive officer of the Association, and shall perform such duties as may be specified, and exercise such powers as may be delegated to the office of President by the Board of Directors. Vice-President. The Vice-President shall exercise the powers of the President in the absence of the President. The duties of the Secretary and Treasurer shall be as follows: Secretary. The Secretary shall give notice of all meetings of the Association, and shall keep a record of the proceedings of the meetings of the Association. The Secretary shall be authorized to sign on behalf of the Association, all records, documents and instruments when such are authorized to be signed by the Association. Treasurer. The Treasurer shall keep and maintain adequate and correct accounts of the accounts, properties, and business of the Association, including accounts of its assets, liabilities, receipts, disbursements, gains and losses of the Association. The Treasurer shall prepare and report such periodic accountings as shall be required by the Association. The duties of the Design Liaison shall be as follows: Design Liaison. This position shall act as the liaison between the Board of Directors and the Hoover Way Design Review Committee. Article 6: Voting & Membership Interest Every person, group of persons, partnership, corporation, or association who is a fee owner of real property within the boundaries of the area described as Hoover Way, on file and of record in the office of the County Clerk and Recorder of Gallatin County, Montana, shall be a member of the Association. By this 527 4 provision, each lot, as shown on the plats and amendments thereto shall entitle the owner of one membership interest in the Association. Membership interest shall run with the land so that said interest is an incident to ownership beginning when ownership rights are acquired and terminating when such rights are divested. Accordingly, no member shall be expelled, nor shall he be permitted to withdraw or resign while possessing a membership interest. The following chart illustrates voting interests by use: Use Voting Interest Vacant Lot 1 vote per lot Developed Lot – Residential Uses 1 vote per unit (Note: upon the issuance of an Occupancy Permit by the City of Bozeman and the presentation of a copy of that Occupancy Permit to the Association, the Association shall grant each owner of a multi-family unit a vote. Should a multi-family unit be owned by more than one person or entity the unit shall have only one (1) vote.) Multiple owners of a single parcel of real property would have collectively one such membership or voting interest. If more than one lot, parcel, or tract is owned, the owner or owners thereof would have one membership or voting interest for each separate parcel of real property. Whenever any lot, tract or parcel is owned or leased by two or more persons or by an entity, such person or persons or entity must, prior to a meeting where voting may be allowed, among and between themselves determine who is entitled to vote the membership interest and in what manner it shall be voted. If, in the judgment of the Board, a bona fide and irreconcilable dispute arises as to the voting or right to vote a membership interest, such interest may be declared to be a dispute and for the time such interest is in dispute, it shall have no voting rights. Cumulative voting per phase shall be provided for election or removal of members of the Board of Directors. Voting may be in person or by proxy. Cumulative voting shall be provided for all other Association matters. Voting may be in person or by proxy. Article 7: Resolutions 528 5 All matters that are the business and concern of the Association shall be presented to the Association and meetings of the Association in the form of resolutions directed to the Board of Directors. Such resolutions as are passed by over fifty (50) percent of the said membership interest of record and eligible to vote shall be binding on the Board of Directors. Such binding resolution shall have the effect of compelling the Board of Directors to take positive action in response to the general inclination of the resolution. However, the scope, extent and specific character of all such action shall be within the final discretion of the Board of Directors. Article 8: Powers and Duties of the Board of Directors The Board of Directors shall have the following powers on behalf of the Hoover Way Owners Association: (a) To provide for the construction, installation, acquisition, replacement, operation, maintenance and repair by the Association of buildings, equipment, common areas, storm water facilities, facilities and services for recreation and/or sporting activities, lighting, garbage removal and disposal, security of persons or property, fire protection and other municipal services and functions, and to the extent necessary by the failure of the Owners of private areas, the Association shall have the power and authority: 1. To obtain, maintain and pay for such insurance policies or bonds as the Board may deem to be appropriate for the protection or benefit of Hoover Way, the Association, the members of the Board, the members of the Committee, or the Owners; 2. To contract and pay for, or otherwise provide for, such utility services including, but without limitation, water, sewer, trash, electrical, telephone and gas services as may from time to time be required; 3. To contract and pay for, or otherwise provide for the services of architects, engineers, attorneys and certified public accountants or such other professional or nonprofessional services as the Board may deem necessary; 4. To contract and pay for, or otherwise provide for, fire, police and such other protection services as the Board deems necessary for the benefit of Hoover Way, any property located with Hoover Way, or the Owners; 5. To contract and pay for, or otherwise provide for, such materials, supplies, furniture, equipment and labor to the extent the Board deems necessary, and to pay and discharge any and all liens placed upon any Parks and common open space on account of any work done or performed by the Association in the fulfillment of any 529 6 of its obligations and duties of maintenance, repair, operation or administration. (b) To enter into fair and reasonable contracts for the administration and enforcement of the Hoover Way Design Regulations by the Hoover Way Design Review Committee, of which at least one member shall be an architect as specified in the Design Regulations. (c) To adopt a development review fee schedule. (d) To enter into other contracts and agreements as are necessary to affect the business of the Association. Contracts for such work with third parties which provide for a term or duration in excess of one year must be approved by a majority of the members, which approval may be ratified at the annual or any special meeting of the Association. (e) To make and establish rules and regulations for the governance of facilities and the performing of such functions, the taking of such action and operating in such areas as are within the jurisdictions of the Association. (f) To take necessary and appropriate action to collect assessments from members, including the filing of liens and prosecuting foreclosures. (g) To pay the expenses of the Association, including all taxes or assessments and to contract and pay for such insurance as may be necessary in the best interests of the Association, and to provide for the use and disposition of the insurance proceeds in the event of loss or damage. (h) To establish accounts for operating and/or development funds as set out in the Covenants. (i) The Board shall have the right to pay, compromise, or contest any or all taxes and assessments levied against all or any part of the parks, or upon any personal property belonging to the Association. (j) To call meetings of the Association, both annual and special, and to preside over such meetings and to give appropriate notice of such meetings as required by the Bylaws. (k) To formulate and introduce resolutions at the meetings of the Association. (l) To hold meetings of the Board of Directors as are necessary to conduct Association affairs. 530 7 (m) To nominate replacement Directors as necessary (who must be from the same phase as the open position) for ratification by a simple majority vote from the corresponding phase of the Owners Association. (n) To fill any vacancy in the officers of the Association (President, Vice President, Secretary, or Treasurer) by appointment until the next annual meeting or the successor is duly appointed or elected. (o) To maintain lists of members and to keep records in a good and businesslike manner of all assessments made, all expenditures, and the status of each member’s payments of assessment; and to make such records accessible at reasonable times to all members. (p) To deal with agencies, officers, boards, commissions, departments and bureaus or other governmental bodies in a federal, state, county and local basis to carry out the above powers, duties and responsibilities. (q) The Association shall have the power and authority at any time and from time to time and without liability to any Owner for trespass, damage or otherwise, to enter upon any lot, for the purpose of maintaining and repairing any lot, if for any reason the Owner fails to maintain and repair the lot as required by the Covenants or for the purpose of removing any improvement constructed, reconstructed, refinished, altered or maintained upon such area in violation of these Covenants. The Association may maintain and repair any roads, sidewalks, parks, linear trail or public areas in or adjoining Hoover Way including landscaping and planting the same and repairing improvements thereon when public authorities, in the opinion of the Board have failed to do so in a manner befitting the standards of the community. The Association shall also have the power and authority from time to time in its own name, on its own behalf, or in the name and behalf of any Owner or Owners who consent thereto, to commence and maintain actions and suits to restrain and enjoin any breach or threatened breach of Hoover Way Covenants, or to enforce by mandatory injunction or otherwise all of the provisions of the Hoover Way Covenants. (r) The Board shall be required to grant and convey to any third parties easements or rights-of way in, on, over or under any Parks without payment to the Association when requested by Declarant. The Board shall also have the power and authority to grant and convey to any third parties, on such terms as the Board may approve, parcels or strips of land from any Parks. The Board may not grant or convey land from any Parkland or Linear Trail which would jeopardize the land required by the subdivision or zoning approvals for the land described in Exhibit A. 531 8 (s) The Board may from time to time employ the services of a manager to manage the affairs of the Association. Enter into contracts or hire personnel for the management of the affairs of the Association and the maintenance, management, improvement, and repair of the Common Areas; (t) To do any and all things necessary to carry into effect these Bylaws and to do any and all things necessary to require compliance with and enforce the Covenants. Article 9: Liability Members of the Board and their officers, assistant officers, agents and employees acting in good faith on behalf of the Association: (a) Shall not be liable to the Owners as a result of their activities as such for any mistake of judgment, negligence or otherwise, except for their own willful misconduct or bad faith; (b) Shall have no personal liability in contract to an Owner or any other person or entity under any agreement, instrument or transaction entered into by them on behalf of the Association in their capacity as such; (c) Shall have no personal liability in tort to any Owner or any person or entity, except for their own willful misconduct or bad faith; (d) Shall have no personal liability arising out of the use, misuse or condition of the Property which might in any way be assessed against or imputed to them as a result of or by virtue of their capacity as such. Article 10: Insurance The Board may purchase insurance policies to protect the property of the Association against casualty loss and to protect the Association and the Board members, when acting in their official capacity, from liability. The extent and specific nature of coverage shall be determined by the Board. Article 11: Terms & Replacement Each year, the Owners Association shall elect Directors to fill any expired term or vacant position. Terms shall be staggered so that each year, each phase of the Association is voting for one new Director. The terms of office for members of the Board shall be not less than three (3) years and may be extended in duration by the presentation of a Resolution presented to the members at an annual meeting. The Board of Directors shall 532 9 have staggered terms. As such, the initial Board of Directors shall meet and draw lots which shall dictate that one member from each phase shall serve one year, another member shall serve two years, and the third member shall serve three years. After this initial drawing, each Director term shall be three years. There are no restrictions upon successive periods of Board of Directors terms. Any vacancy on the Board of Directors occurring before the next annual meeting of the members shall be filled by the remaining directors nominating a replacement director and the nomination being ratified by a simple majority vote from the corresponding phase of the Owners Association. A vacancy in any office of the Association (President, Vice President, Secretary, or Treasurer) shall be filled by appointment by the Board of Directors until the next annual meeting or the successor is duly appointed or elected. Article 12: Committees Pursuant to the Title 35, Chapter 2, M.C.A. and subject to the restrictions stated therein the Board may appoint committees to act for the Board and to exercise the authority of the Board on matters referred to them by the Board. Such committees may be dissolved at any time by the Board of Directors. Article 13: Compensation Board members shall be reimbursed for any out-of-pocket expenses incurred while acting in their official capacity. Article 14: Severability A determination of invalidity of any one or more of the provisions or conditions hereof by judgment, order, or decree of a court shall not affect in any manner the other provisions hereof, which shall remain in full force and effect. Article 15 Annual & Special Assessments The purpose of annual and specials assessments levied by the Association are to promote the recreation, health, safety, convenience and welfare of the owners, including but not limited to the improvement, repair, operation, and maintenance of easements, parks and common areas, community and park street lights, and for any other purposes, expressed or implied, in these Covenants. Each owner, whether or not it shall be so expressed in any deed or contract, is deemed to have agreed to these Covenants, and to pay to the Association: Annual assessments or charges and fines as may be adopted by the Board of Directors; and Special assessments for capital improvements, such assessments to be established and collected as hereinafter provided. 533 10 The annual and special assessments, together with interest, costs and reasonable attorney's fees, shall be a charge on the land, and shall be a continuing lien upon the property against which each such assessment is made. Each assessment, together with the interest, costs and reasonable attorney's fees, shall be the personal obligation of the owner of such property at the time when the assessments are due. Assessments shall begin to accrue upon closing on the purchase of a lot. The following subsections address the details of assessments: (a) The Declarant for each lot owned by it within Hoover Way hereby covenants, and each Owner of any lot by acceptance of a purchase and sale agreement, deed or lease therefore, whether or not it shall be so expressed in any such deed, lease or any other conveyance, shall be deemed to covenant and agree to pay to the Association the Owner’s proportionate share of assessments established and collected from time to time as hereinafter provided. (b) Each owner or member will be assessed a proportionate share based on the number of dwelling units built per developed residential lot and on a dwelling unit equivalent on vacant, commercial and industrial properties as specified below: Zone Assessment(s) R-3 Lot 1 share Assessments to Owners will commence immediately after the transfer of title from the Declarant to the Owner. No assessments will be levied against lots owned by the Declarant. The Board shall have the right to determine and refine the specifics and timing of assessments within the parameters of the preceding statements. (c) At least 30 days prior to the commencement of each fiscal year, the Board shall fix the amount of the assessment for such fiscal year and shall, at that time, prepare a roster of the lots and assessments applicable thereto. Written notice of the assessment shall be sent to every Owner subject thereto. (d) The assessments levied by the Board on behalf of the Association shall be used exclusively for the purpose of financing the Association functions and duties. (e) If at any time and from time to time during any fiscal year, the assessment proves inadequate for any reason, including nonpayment of any Owner's share thereof, the Board may levy a further assessment in the amount of 534 11 such actual or estimated inadequacy which shall be assessed to the Owners in the manner set forth herein. (f) In addition to the assessment authorized above, the Association may levy, in any assessment year, a special assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Parks, including fixtures and personal property related thereto, provided that any such assessment shall have the assent of two-thirds (2/3) of the votes of members who vote in person or by proxy at a meeting duly called for this purpose. (g) The Board shall also levy an assessment against any Owner, as a direct result of whose acts or failure or refusal to act or otherwise to comply with the Hoover Way Covenants for monies expended by the Association in performing its functions under Hoover Way Covenants and Board Bylaws. Such assessment shall be in the amount so expended and shall be due and payable to the Association when levied. Monies so expended shall include, without limitation, reasonable engineers', architects', attorneys' and accountants' fees incurred by the Association. (h) Each assessment shall be a separate, distinct and personal debt and obligation of the Owner against who it is assessed, and each Owner by acceptance of a purchase and sale agreement, deed or lease, shall be deemed to covenant and agree to pay the same to the Association. If the Owner does not pay such assessment or any installment thereof when due, the Owner shall be deemed in default and the amount of the assessment not paid, together with the amount of any subsequent default, plus interest at 12 percent per annum and costs, including reasonable attorney's fees, shall be and become a lien upon the lot of such Owner upon recordation by the Association of a notice of default. The Association assessment lien may be foreclosed through suit by the Association in like manner as a mortgage of real property, and the Association shall have power to bid on the lot at foreclosure sale and to acquire and hold, lease, mortgage or convey the lot. A suit to recover a money judgment of unpaid assessments shall be maintainable without foreclosing or waiving the lien securing the same. The foregoing remedies shall be in addition to any other remedies provided by law for the enforcement of such assessment obligation. (i) When requested by an Owner, the Association shall execute a certificate stating the indebtedness secured by the Association lien upon the lot of the Owner, and such certificate shall be conclusive upon the Association and the Owners in favor of such persons who rely therein in good faith as to the amount of such indebtedness as of the date of the certificate. The Association shall be entitled to a reasonable fee as a condition to issuing the certificate. 535 12 Article 15: Amendments Amendments to the Hoover Way Owners Association Bylaws shall only be made by the Hoover Way Owners Association. Amendments to the Bylaws shall be presented to the owners at the same time as the owner is provided notice of the meeting. The bylaws may not be changed without the owners having been presented with the proposed change, the time of the meeting to consider the change and the passage by a majority of the owners present, in person or by proxy, at the meeting. 536 Declaration of Protective Covenants, Conditions and Restrictions for Hoover Way Subdivision Bozeman, Montana prepared by Intrinsik Architecture, Inc. DRAFT Date: November 8, 2017 Please Return to: Intrinsik Architecture 111 N Tracy Ave Bozeman, MT 59715 537 1 Table of Contents Name Page Article 1: Purpose 5 Article 2: Land Subject to Covenants 5 Article 3: Relationship to other Documents 5 3.1 Local Land Use Regulations 5 3.2 Hoover Way Owners Association Bylaws 5 Article 4: Hoover Way Owners Association 6 4.1 Function 6 4.2 Membership 6 4.3 Board of Directors 7 4.4 Meetings 8 4.5 Voting & Membership Interest 8 4.6 Annual & Special Assessments 8 Article 5: General Restrictions & Notices 11 5.1 General Use 11 5.2 Design Regulations 14 5.3 Landscaping 14 5.4 Boulevard Trees 14 5.5 Weed Control 14 5.6 Garbage 14 5.7 Sidewalks 14 5.8 Address Numbering 15 5.9 Fences 15 5.10 Lighting 15 Article 6: Common Areas 15 6.1 Use 15 6.2 Control and Management 16 6.3 Maintenance 16 6.4 Maintenance Guarantee 16 Article 7: Enforcement 7.1 Enforcement 18 7.2 Fine Schedule 20 7.3 Dispute Resolution 20 Article 8: Term 20 538 2 Article 9: Amendments 21 Article 10: Definitions 22 Exhibit A: Legal Descriptions 27 Exhibit B: Stormwater Maintenance Plan 28 Exhibit C: Approved Townhouse Plans 29 539 3 DECLARATION OF AMENDED & RESTATED PROTECTIVE COVENANTS & RESTRICTIONS FOR HOOVER WAY THIS DECLARATION OF THIS AMENDED AND RESTATED PROTECTIVE COVENANTS is made this ______ day of ____________, 2017, by __________ and Hoover Way Owners Association, hereinafter referred to as "Declarant"; W I T N E S S E T H : WHEREAS, _____________ and Hoover Way Owners Association (hereinafter referred to as Declarant) are, or represent, the owners of the real property located in Hoover Way Subdivision for the lands more particularly described in Exhibit A, which are located in the City of Bozeman, Gallatin County, Montana; and WHEREAS, on ________ 2017, Declarant _____________ recorded Covenants Hoover Way Subdivision as Document Number _____________ in the office of Gallatin County Clerk and Recorder. With the recording of said covenants, established the Owners Association for Hoover Way Subdivision; and WHEREAS, on ____________, 2017, Hoover Way Owners Associations conducted an election and received ballots by more than 75% of their respective members affirmatively voting to consolidate the covenants for each phase of Hoover Way Subdivision, the Bylaws for each phase of Hoover Way subdivision and determining for the betterment of all Phases of Hoover Way Subdivision, the governing Owners Associations should be consolidated into one Owners Association; and WHEREAS, Declarant intends to continue to develop the land with residences, open space and a variety of uses, and the purpose of this declaration is to create and keep the community area desirable, attractive, beneficial and suitable in architectural design, materials and appearance; and to guard against unnecessary interference with the natural beauty of the community area for all the mutual benefit and protection of owners within the community area; and WHEREAS, Declarant affirms and further re-declares that all land described in Exhibit “A” shall be held, sold, conveyed, encumbered, leased, occupied and improved, subject to these amended and restated Hoover Way Covenants meaning the limitations, covenants and restrictions set forth in this declaration and any subsequent amendments hereto, or related documents authorized by the filing of these Covenants, all of which are intended to enhance the desirability and attractiveness of the land. These limitations, covenants and restrictions shall run with the land and shall be binding upon all persons having or who acquire any right, title or interest in and to the land, and shall inure to the benefit of the Declarant, the Association and each person who becomes an owner of the land; and 540 4 WHEREAS, Declarant desires to continue to subject all of said real property, together with the lots, phases and subdivisions contained therein, to the covenants, conditions, restrictions and reservations herein set forth and referred to as "Covenants”; and WHEREAS, the Declarant now records the Amended and Restated Protective Covenants for Hoover Way Subdivision; and NOW THEREFORE, Declarant shall impose upon the property the following Covenants, which shall run with the land and shall be binding upon and be for the benefit and value of the Declarant and persons claiming under them, their grantees, successors and assigns, and shall be for the purpose of maintaining a uniform and stable value, character, architectural design, use and development of the property. The Covenant shall apply to the entire property and to all improvements placed or erected thereon unless otherwise specifically excepted and shall have perpetual existence, unless terminated by law or amended as herein provided. 541 5 Article 1: Purpose The purpose of these Covenants is to protect and enhance Hoover Way neighborhood and to provide for the maintenance of shared common areas. Article 2: Property Subject to Covenants The land described in Exhibit “A” attached hereto shall be held, sold, conveyed, leased, encumbered, occupied and improved subject to this Declaration. The Covenants shall inure to and pass with each and every parcel, tract, lot or division. Article 3: Relationship to other Documents 3.1 Local Land Use Regulations All zoning, land use regulations and other laws, rules and regulations of any governing body or agency with jurisdiction over Hoover Way shall be in full force and effect, including amendments thereto, in addition to these Covenants. All owners of land in Hoover Way shall be subject to those regulations, laws, rules and regulations. The Bozeman Unified Development Code (UDC) can be found online at www.bozeman.net. In the event there is a conflict between the Covenants and any land use regulations, the most restrictive provision shall control. 3.2 Hoover Way Owners Association Bylaws The procedures and processes for Hoover Way Owners Association are outlined in a separate document entitled “Hoover Way Owners Association Bylaws” which is authorized by the filing of these Covenants. The Association Bylaws have a separate provision for amendments. Article 4: Hoover Way Owners Association 4.1 Function Hoover Way Owners Association is charged with the duties and empowered with the rights set forth herein and in Hoover Way Owners Association Bylaws. The Association, acting through its Board of Directors, shall have the power and authority to take such actions as shall be necessary or reasonable to care for, protect and maintain the open spaces, common areas and facilities, easements, and boundary fences; to enforce these Covenants; to adopt a development review fee schedule; to collect assessments and fines; to adopt a fine schedule; to set annual and/or special meetings; and to act in any other matters set forth herein or which may serve the development, including the formation of special improvement districts, either public or private, for such improvements as the Association shall approve. 542 6 4.2 Membership The Owners Association, which may be incorporated, is hereby established known as "Hoover Way Owners Association" hereinafter referred to as the "Association." The Association shall elect a four-member Board of Directors whose duties are described in detail in the Bylaws. Every owner or contract purchaser of a lot or unit shall be a member of Hoover Way Owners Association. Membership shall be appurtenant to and may not be separate from the ownership of any lot or unit. Each Owner shall be responsible to advise the Association of the Owner's current mailing address and any changes to that address. Upon transfer of any Hoover Way lot, the Owner is responsible for advising the Association of the name and address of the new Owner. The address of the Association shall be: P.O. Box XXXX, Bozeman, Montana 59719. The address of the Association may be changed by the Board of Directors upon notice to the owners. For the purpose of determining membership, at any meeting a person or entity shall be deemed to be a member upon the recording of a duly executed deed to that owner, or upon the recording of a Notice of Purchaser's Interest or an Abstract of Contract for Deed showing a contract purchase by an owner. The legal title retained by the vendor selling under contract shall not qualify such vendor for membership. Nothing contained herein shall grant multiple owners of a single lot more than one vote per lot. Foreclosure of a mortgage, trust indenture or the termination or foreclosure of a contract for deed wherein title is vested in the mortgage, beneficiary or original seller on a contract, or repossession for any reason of a lot or unit sold under a contract shall terminate the vendee's membership, whereupon all rights to such membership shall vest in the legal owner. Voting and membership interest is addressed in Article 6 of Hoover Way Owners Association Bylaws. 4.3 Board of Directors Hoover Way Owners Association shall elect a Board of Directors. The Board shall be comprised of four members of Hoover Way Owners Association. The Declarant shall have the option to be a member of the Board of Directors so long as he or she owns property in any phase of Hoover Way. The Board of Directors shall have the power and responsibility of acting on behalf of the Association and its members as shall be reasonably necessary to carry out the purposes of the Association, including but not limited to take such actions as shall be necessary or reasonable to care for, protect and maintain the parks, 543 7 open spaces, common areas and facilities, ponds, watercourses, easements, and boundary fences; to enforce these Covenants; to adopt a development review fee schedule; to collect assessments and fines; to adopt a fine schedule; to set annual and/or special meetings; and to act in any other matters set forth herein or which may serve the development, including the formation of special improvement districts, either public or private, for such improvements as the Association shall approve. The Directors shall act by majority vote. The Board of Directors shall serve for a term as set by the Bylaws and which may be modified according to the amendment procedures set forth in the Bylaws. The staggering of terms shall be accomplished as set forth in the Bylaws. 4.4 Meetings The Association shall hold annual meetings. Meeting times, locations, formats and voting shall occur as specified in Hoover Way Owners Association Bylaws. 4.5 Voting & Membership Interest Voting and membership interests shall be as specified in Hoover Way Owners Association Bylaws. Article 5: General Restrictions & Notices 5.1 General Use Restrictions The following general use restrictions shall apply to Hoover Way: (a) No construction, development, excavation, landscaping, or like activities shall occur on any lot within Hoover Way without prior written approval from the Association. (b) Each building or other structure shall be constructed, erected and maintained in strict accordance with the plans and specifications approved by the Association. (c) No animals, livestock or poultry of any kind shall be raised, bred, or kept on any land in the subdivision, except that a reasonable number of cats, dogs or other common household pets may be kept; provided, however that they are not kept, bred or maintained for any commercial purpose. Exterior Dog kennels are strongly discouraged. If needed, kennels must be in an inconspicuous location and screened from neighbor’s property. 544 8 (d) No hunting of, shooting at or harassing of birds, animals or any wildlife will be permitted. Skunks, gophers and rodents may be trapped; however, poison may not be used. (e) With ongoing construction and permanent residents occupying finished projects, it is imperative to keep construction materials covered and/or tied down, and debris and trash contained until properly disposed of. Violations will be subject to cleanup fees and/or fines of up to $500 per occurrence. (f) No building materials, trash, gravel, excess soils, job trailers, or dumpsters are allowed to obstruct the public rights-of-way unless necessary permits are obtained from the City of Bozeman Engineering Office and the required barricades/safety markers are in place. Violations will be subject to fines of up to $500 per occurrence. (g) Parked cars shall not obstruct pedestrian traffic. Vehicles parked in violation of these Covenants will be notified by means of a verbal notice to the vehicle owner or verbal notice to the lot owner, or by written notice from the Association stating that the vehicle is in violation of these Covenants and requesting immediate removal of the vehicle. If the violation is not corrected within twenty-four (24) hours of notification, the Association may cause the vehicle to be towed and impounded at the expense of the vehicle’s owner. The Homeowner’s Association may cause a vehicle to be towed immediately without notification if the Association determines the vehicle impedes emergency vehicles or, in any way, represents a threat to health and safety. (h) The Owners, Declarant and Association are hereby prohibited and precluded from engaging in any activity that would affect or impact any downstream water user facilities and irrigation ditches for downstream water rights. (i) City sewer and water lines, power, natural gas, cable television, and telephone primary service lines are provided to each lot. However, each lot owner is responsible for the costs of connecting to the main utility lines to his or her improvements from the primary line near his or her lot, including any additions to the primary line that may be required by location of the improvements on the lot. All utility lines shall be underground. (j) No signs shall be erected on the property or lot thereof, except to identify the owner of the property. Typical "For Sale" signs shall be allowed during the sale of a lot. 545 9 (k) There are reserved, as shown in the plat and as may otherwise be reserved, easements for the purposes of constructing, operating, maintaining, enlarging, reducing, removing, laying or relaying lines and related facilities and equipment for utilities, including, but not limited to, those providing gas, communication and electrical power. Fencing, hedges and other items allowed by the Covenants may be placed along and in the easements, with permission from the City of Bozeman Engineering Division, as long as the intended use of such easements are not prevented. 5.2 General Design Standards Townhouse designs attached are the approved building designs for the Hoover Way Subdivision. Additions to the original designs are not allowed. Fence designs attached are the approved fences for the Hoover Way Subdivision. No new fence, wall, parking area, garage, shed, outbuilding or other structure shall be made, erected, altered or permitted to remain upon the properties until written plans and specifications showing the design, nature, kind, color, dimensions, shape, elevations, material, use and location have been submitted and approved, in writing, by the Association, as well as appropriate City of Bozeman review, permitting and fee payment. All plans submitted to the City of Bozeman Planning Department or Building Division must have the association’s stamp of approval. It is the responsibility of the property owner to ensure that he/she has the most recent copy of the Covenant’s Design Regulations. Each townhome lot shall be individually responsible for the maintenance and repair of any private parking areas, garage stall, private sidewalks, exterior lighting, trees, and landscaping on their townhouse lot. The lots, buildings, improvements, and appurtenances thereon shall at all times keep in a safe and clean condition. All private landscaping shall be maintained, watered, trimmed, mowed, controlled for weeds, and replaced as necessary so as not to detract from the general appearance of the subdivision and the neighboring properties. Maintenance shall include, but not be limited to, snow and ice removal as required by the City of Bozeman. 5.3 Landscaping Each lot owner shall submit a complete and comprehensive landscape plan at the time of construction plans are submitted in compliance with Hoover Way Landscape Plan for each lot and the requirements set forth in the Unified Development Code of the City of Bozeman. 5.4 Boulevard Trees. Boulevard landscaping is provided with construction of the subdivision. The association is responsible for maintenance of boulevard trees. Individual owners are responsible for maintenance of lawn areas in boulevards adjacent to their lot. 546 10 5.5 Weed Control The control of noxious weeds by the Owners Association on those areas for which the Owners Association is responsible and the control of noxious weeds by individual owners on their respective lots shall be as set forth and specified under the Montana Noxious Weed Control Act (MCA 7-22-2101 through 7-22-2153) and the rules and regulations of the Gallatin County Weed Control District. The landowner shall be responsible for the control of the state and county declared noxious weeds on his or her own lot. Both unimproved and improved lots shall be managed for noxious weeds, In the event a landowner does not control the noxious weeds, after ten (10) days notice from the Owners Association, the Owners Association may cause the noxious weeds to be controlled. The cost and expense associated with such weed management shall be assessed to the lot and such assessment may become a lien if not paid within thirty (30) days of the mailing of such assessment. The Owners Association is responsible for control of state and county declared noxious weeds in the subdivision open space lots. 5.6 Garbage Property owners and residents of the neighborhood are informed that all garbage must be promptly removed from the property. There shall be no incineration or burning of garbage, trash or other waste or debris on, or coming from any lot. No junk, garbage, trash, equipment, non-working or out-of-use vehicles, parts, metals, lumber, debris or other waste shall be allowed to accumulate on any lot or originate from any lot during construction. All garbage and trash requirements of the City of Bozeman shall be observed. Garbage containers shall be kept in the garage or other enclosures except on garbage pick-up day. All construction dumpsters must be protected from wind. Owners with unsecured dumpsters or building materials will be subject to fines. In the event an owner shall not control waste on or coming from their property, the Association, after ten (10) days written notice to an owner to control the same, may cause the waste to be controlled or collected, and will assess the lot owner for the costs thereof and or fined. Refuse within the open space lots will be collected by a service retained by the Owners Association. 5.7 Sidewalks Sidewalks will be constructed with the subdivision. 547 11 Every lot owner shall be responsible for maintenance of the sidewalk located on, adjacent to and between the owner’s lot and the nearest right-of-way. Maintenance shall include, but not be limited to snow and ice removal. The Owners Association shall be responsible for maintenance of the trail located on the common open space parcel. Maintenance shall include, but not be limited to snow and ice removal. 5.8 Address Numbers Each owner is required to maintain visible address numbers on the exterior of their home. 59 Fences Fences will be constructed with the subdivision. All Fence design and location shall be approved shall conform to the requirements of section 38.23.130 of the Bozeman Unified Development Code titled “Fences, Walls and Hedges”. Fences must be built according to the specifications in Attachment C. 5.10 Lighting All exterior lighting is provided. Any added exterior lighting must be approved by the association. Exterior lighting must be free of glare and shall be fully shielded or shall be indirect lighting, shall comply with the requirements of the City of Bozeman, Unified Development Code, Sec 38.13.150, or as otherwise amended. No lighting shall shine beyond a property’s lot line. Article 6: Common Areas The Association shall be responsible for the operation and maintenance of all common areas and open space within the subdivision. Common areas include boulevards adjacent to the park, stormwater facilities and common open space lots. 6.1 Use Each property or unit owner has the right to use and enjoy the common facilities. No property owner shall have the right to occupy or possess any of the open space and common area by reason of owning a lot in Hoover Way. No Owner, guest or invitee may use or occupy the common area, roads, open space, parking area or any lot in such a manner as to disturb or interfere with the peaceful use, occupancy or enjoyment of any other owner, guest or invitee. General use restrictions are listed in Article 5. In addition to the other restrictions stated herein, no motorcycles, snowmobiles or similar means of transportation are permitted in common areas. Motorized vehicles are allowed exclusively for snow removal. Violations shall be enforced as provided for in Article 7 of these Covenants. 548 12 The Board, among its other duties, shall establish assessments for the taxes, insurance, and maintenance of all common open spaces, stormwater runoff facilities, trails, and park adjacent boulevards. 6.2 Control and Management The Association shall have the exclusive right and obligation to manage, control and maintain the Open Spaces and Common Areas. 6.3 Maintenance Common areas and open space shall be maintained in good condition and repair and have the obligation to maintain the Common Area and open spaces in good condition and repair as set forth on the Final Plat of Hoover Way Subdivision. This includes the responsibility to control noxious weeds and to maintain sidewalks in the common open space and park adjacent boulevards, including snow removal and landscaping. Wetland buffer area restrictions (applies to all common open space parcels and park wetland buffer areas) a) Fertilizer use including those fertilizers containing nitrogen, phosphorus, and potassium is restricted within all common areas, open space, and parks within subdivision boundaries. b) Herbicide use is restricted to manual, selective spot spraying using chemicals approved for use near water by the Gallatin County Weed District. c) Disposal of household debris, homegoods, yard waste, pet waste, firewood, and chemicals is not allowed. d) Disturbed areas within the wetland setback located between yards and wetland boundaries shall be planted with the approved native wetland seed mix included in the Declaration of Protective Covenants and shall remain un-mowed. e) The transition area between the wetland boundary and wetland setback shall be planted with native, wetland, trees and shrubs selected from the species list included in the Declaration of Protective Covenants. Storm Water Facilities Stormwater facilities, including the underground stormwater structures, shall be maintained per Hoover Way Subdivision Stormwater Maintenance Plan, Exhibit B. The Owners Association shall be responsible for liability insurance, local taxes and maintenance of recreation and other facilities in the common space areas. The assessments levied by the Board for the maintenance, upkeep, repair and operation of common areas like all other assessments, become a lien on each lot within Hoover Way. The Board may, in its discretion, adjust the assessments to 549 13 meet the changing needs of the community and the areas serving the community. The Owners Association shall also be responsible for the maintenance of all common properties, paths and trails, facilities, centers, and adjacent sidewalks and/or landscaping in street boulevards. 6.4 Maintenance Guarantee In the event the organization or any successor organization established to own and maintain commonly owned open spaces, recreational areas, facilities, private streets, and parking lots common areas and facilities, shall at any time fail to maintain the common areas or facilities in reasonable order and condition in accordance with the approved plan, the City Commission may cause written notice to be served upon such organization or upon the owners of property in the development. The written notice shall set forth the manner in which the common areas or facilities have failed to be maintained in reasonable condition. In addition, the notice shall include the demand that the deficiencies noted be cured within thirty days thereafter and shall state the date and place of a hearing to be held within fourteen days of the notice. At the time of hearing, the City Commission may modify the terms of the original notice as to deficiencies and may extend the time within which the same may be cured. If the deficiencies set forth in the original notice or modifications are not cured within the time set, the City may enter upon such common facilities and maintain the same for a period of one year, in order to preserve the taxable values of properties within the development and to prevent the common facilities from becoming a public nuisance. Such entry and maintenance shall not vest in the public any right to use the common facilities not dedicated to public use. Before the one year period expires, the Commission shall, upon its own initiative or upon written request of the organization theretofore responsible for maintenance, call a public hearing and give notice of such hearing to the organization responsible for maintenance or the property owners of the development. At the hearing, the organization responsible for maintenance and/or the residents of the development may show cause why maintenance by the City should not be continued for a succeeding year. If the City Commission determines that it is not necessary for the City to continue such maintenance, the City shall cease such maintenance at the time established by the City Commission. Otherwise the City shall continue maintenance for the next succeeding year subject to a similar hearing and determination at the end of each year thereafter. (a) The cost of maintenance by the City shall be a lien against the common facilities of the development and the private properties within the development. The City Commission shall have the right to make assessments against properties in the development on the same basis that the organization responsible for maintenance of the facilities could make such assessments. Any unpaid assessment shall be a lien against the property responsible for the same, enforceable the same as a mortgage 550 14 against such property. The City may further foreclose its lien on the common facility by certifying the same to the County Treasurer for collection as in the case of collection of general property taxes. (b) Should the property owners association request that the City assume permanent responsibility for maintenance of facilities, all facilities shall be brought to City standards prior to the City assuming responsibility. The assumption of responsibility must be by action of the City Commission and all costs to bring facilities to City standards shall be the responsibility of the property owners association. The City may create special financing mechanisms so that those properties within the area affected by the property owners association continue to bear the costs of maintenance. (c) These common areas and facilities shall include but are not limited to commonly owned open spaces and stormwater runoff facilities. These common areas and facilities shall also include but are not limited to open space, as well as any public streets, avenues and alleys not accepted by the City for maintenance. (d) The City shall assume permanent responsibility for maintenance of public areas and facilities when a dedicated funding mechanism is adopted. Article 7: Disputes, Enforcement, & Fines 7.1 Enforcement Each Owner grants to Declarant and reserves to Declarant, a lien upon the lot of the Owner to secure the faithful performance by the Owner of the requirements and restrictions contained in these Covenants and Bylaws. If any Owner shall fail to comply with these Covenants, or the Bylaws within ten (10) days after Declarant shall have deposited in the United States postal system a notice to the Owner of the failure to comply, Declarant shall have the right to cause the necessary work to be done and to have a lien upon the land of the non- complying Owner for the reasonable cost of such work plus an additional amount equal to ten (10) percent of the cost of such work. If within thirty (30) days the non-complying Owner does not pay to Declarant the sum secured by the lien, then Declarant may foreclose the lien in compliance with the mortgage foreclosure laws of the State of Montana for the aggregate of (I) the reasonable cost of such work (II) a sum equal to ten (10) percent of such work, and (III) all cost incurred by Declarant in foreclosing the lien, including a reasonable attorney’s fee. Declarant is in no way precluded from seeking any 551 15 remedy available to Declarant pursuant to the laws of Montana, including but not limited to immediate, temporary and permanent injunctive relief. Enforcement of these Covenants by the Declarant, Board of Directors, Owner or any party having standing, shall include for the party seeking enforcement and prevailing in such enforcement, an award of costs, fees and reasonable attorney’s fees. Should any lawsuit or other legal proceeding be instituted by the Association or an owner against an owner alleged to have violated one or more of the provisions of these Covenants and should the Association or owner enforcing the provisions of the Covenants be wholly or partially successful in such proceedings, the offending owner shall be obligated to pay the costs of such proceeding, including reasonable attorney’s fees for all time associated with the action. The failure of Declarant, the Association or an owner, to enforce any Covenant or restriction contained herein shall not be deemed a waiver or in any way prejudice the rights to later enforce that Covenant, or any other Covenant thereafter, or to collect damages for any subsequent breach of Covenants. The waiver or approval of a variance of a Covenant provision by the Board of Directors or Hoover Way Review Committee, or non-action of the Association or Declarant in the event of a violation of a Covenant by a particular owner or lot, shall not be deemed to delete or waive the Covenant or enforcement thereof as it pertains to other owners or lots. Invalidation of any one of these Covenants, or Bylaws by judgment or by Court order shall in no way affect any of the other provisions, all of which shall remain in full force and effect. In any conveyance of the above described real property or of any lot thereon, it shall be sufficient to insert a provision in any deed or conveyance to the effect that the property is subject to protective or restrictive Covenants without setting forth such restrictions and Covenants verbatim or in substance in said deed nor referring to the recording data. All of the above described real property and lots shall be subject to the restrictions and Covenants set forth herein, whether or not there is a specific reference to the same in a deed or conveyance. A breach of any of the foregoing restrictions or Covenants shall not defeat or render invalid the lien of any mortgage or deed of trust made in good faith and for value upon any lot or portion of the real property or any improvements thereon. However, the Covenants shall be binding upon and shall inure to the benefit of any subsequent owner whose title thereto was acquired by foreclosure, trustee sale or otherwise. 552 16 7.2 Fine Schedule For any Violation of the terms, conditions, restrictions and protections contained within the Covenants, and upon written complaint signed by the author. Upon receipt of complaint and the finding of violation, the Association has the authority to assess fines. The Association shall notify the Owner upon receipt of a complaint of violation and allow a reasonable time for response by the Owner. The Association’s agent may determine if a violation occurred. Upon determination of a violation, the Association shall notify the Owner of the violation, the fine and the date of payment for the fine and the ability of the Association to file a lien against the Owner’s property without further notice. Failure to pay the fine when due shall subject the Owner to interest on the unpaid portion of the fine at a rate of not less than ten (10) percent per annum. Said rate may be amended without an amendment of this Declaration. In addition to the fine schedule set forth above, the Homeowner’s Association may assess fines of up to $50,000.00 (note that this is in addition to the terms outlined for unfinished structures against any Owner who constructs, remodels or modifies a structure without written approval from the ASSOCIATION. 7.3 Dispute Resolution If a dispute still exists after all proper procedures outlined in this document have been exhausted, mediation should be the next step in dispute resolution before any lawsuits are filed. Article 8: Term All the limitations, conditions, and restrictions contained in these Covenants of Hoover Way shall run with the land and shall be binding on all parties and persons claiming under them for a 10 year period beginning at the date of filing of this document, at which time the same shall be automatically extended for successive periods of 10 years, unless the record Owners of lots then within Hoover Way having not less than three- fourths (3/4) of the total votes record an instrument terminating Hoover Way Covenants within one (1) year prior to the commencement of any such period. Any such termination shall take effect upon expiration of the period during which it is given. Prior to the expiration of these Covenants, the Association may vote, pursuant to the provisions allowing amendment hereto, to extend these Covenants. Article 9: Amendments Any covenant which is required as a condition of the preliminary plat approval and required by the City Commission may not be amended or revoked without the mutual consent of the owners in accordance with the amendment procedures in the Covenants, and the City Commission. 553 17 Hoover Way Covenants, may, at any time, be amended or replaced upon the happening of all the following events: A. The vote of Owners having not less than two-thirds (2/3) of the total votes within Hoover Way at a meeting of the Association duly held. The notice of the meeting shall state that the purpose of the meeting is to consider the amendment or repeal of Hoover Way Covenants, giving the substance of any proposed amendments or indicating the provisions to be repealed, as the case may be; and B. The recordation of a certificate of the Secretary or an Assistant Secretary of the Association setting forth in full the amendment or amendments to Hoover Way Covenants so approved, including any portion or portions thereof repealed, and certifying that said amendment or amendments have been approved by vote of the Owners pursuant these Covenants. C. The President or Vice-President shall execute and record the amendment, change or addition with the Clerk and Recorder of Gallatin County, Montana. Any change of these Covenants shall be effective upon the filing and recording of such an instrument in the office of the Gallatin County Clerk and Recorder. No improvements that were constructed and approved in accordance with the Covenants shall be required to be changed because such standards are thereafter amended. All lots within all phases of Hoover Way shall be required to adhere to these Covenants. 554 18 Article 10: Definitions The words and terms used in this document shall be defined as in the latest edition of the City of Bozeman Unified Development Ordinance unless defined below. If not defined below or in the Unified Development Ordinance, words and terms shall have their customary dictionary definitions. Architect shall mean a person registered to practice architecture in the State of Montana. Association shall mean Hoover Way Owners Association, and its successors and assigns which shall serve and may be referred to as the Homeowners’ Association. The Association may be incorporated as a Montana nonprofit corporation, with its members as the lot owners. Board shall mean the Board of Directors of the Association. (Also see “Directors” definition below.) Bylaws shall mean the bylaws of the Association. Hoover Way Subdivision shall include all land described in Exhibit “A.” Contract purchaser shall mean a person buying a lot pursuant to a contract for deed, Montana Trust Indenture or mortgage. Declarant shall mean ____________ or such other person entity or corporation who ____________ may be, by a recorded document, designated as the Declarant. Development shall mean any building, construction, renovation, or material change in the use or appearance of structures or land. Development includes the construction of fences and paving and significant landscape changes. Directors shall mean the Board of Directors of the Association, comprised of nine members of Hoover Way Owners Association. The Declarant shall have the option to be a member of the Board of Directors so long as he or she owns property in Hoover Way. Directors shall be elected at the annual meeting by a simple majority of the members of the Association. Power and Duties of the Board of Directors. Lot shall mean and refer to only that land so divided into a lot, tract or parcel that is (a) described in Exhibit “A” and (b) designated as the Declarant for residential, commercial or industrial use. The term lot does not include any portion of the Parks or open space. 555 19 Member shall mean any owner or lot owner. Each member or owner agrees to abide and be bound by these Covenants, the Articles of Incorporation, Bylaws and the Resolutions of the Owners Association, if any. Open space means those areas set aside for the use of all of the owners and the public, including roads, trails, easements, parks, open spaces, and medians. The terms “open space” and “common area” or “common open space” are used interchangeably. Owner also referred to as lot owner, member and home owner, shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to or leasehold interest in any land which is a part of Hoover Way, including contract purchasers, but excluding those having such interest merely as security of the performance of an obligation. Parks shall mean all land and interest therein which has or may be conveyed to the City of Bozeman, including but not limited to all lands identified as common open space, trails, Public Park, park, private open space, and detention / retention ponds as delineated on the final plat. The word park when used herein in the singular form may be referring a portion of the total parks delineated on the final plats of Hoover Way Subdivision. Any portion of the designated parks not specifically designated as common open space may be transferred to an appropriate organization subject to the restriction governing the maintenance and improvements of parks contained herein. Common open space, including the detention / retention ponds, shall remain in the ownership and control of the Association. Parks shall be maintained and improved consistent with the provisions of these Covenants governing maintenance of parks and improvements of parks. All Parks are hereby declared to be dedicated to be public use and available for the use and enjoyment of the public. Properties and "lots" shall mean all of the real property herein described and subsequently surveyed and platted into lots as Hoover Way, according to the official plats thereof filed of record in the office of the Clerk and Recorder of Gallatin County, Montana. UDC shall mean the current City of Bozeman Unified Development Code or other current land use regulations as adopted by the City of Bozeman. 556 20 IN WITNESS WHEREOF, Declarant has hereunto set its hand as of this ______ day of _________________, 2017. DECLARANT: _________________________________ Title: ____________________________ STATE OF _____________ ) :ss County of ____________ ) On this ______day of ________________, 2017, before me, a Notary Public of the State of ____________, personally appeared _____________________ known to me to be the person described in and who executed the foregoing instrument as _____________________________________ of ____________ whose name is subscribed to the within instrument and acknowledged to me he/she executed the same for and on behalf of ____________. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my seal on the day and year first written above. ___________________________________________ Printed Name: ____________________________ NOTARY PUBLIC for the State of: ____________ Residing at: _______________________________ Commission expires _______________ (use 4 digits) DECLARANT: _________________________________ Hoover Way Owners Association Authorized Representative STATE OF _____________ ) :ss County of ____________ ) On this ______day of ________________, 2017, before me, a Notary Public of the State of ____________, personally appeared _____________________ known to me to be the person described in and who executed the foregoing instrument as an authorized representative of Hoover Way Owners Association, whose name is subscribed to the within instrument and acknowledged to me he/she executed the same for and on behalf of Hoover Way Owners Association. 557 21 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my seal on the day and year first written above. ___________________________________________ Printed Name: ____________________________ NOTARY PUBLIC for the State of: ____________ Residing at: _______________________________ Commission expires _______________ (use 4 digits) 558 22 Exhibit A: Legal Description of Subdivision Description of Hoover Way To be added 559 23 Exhibit B: Stormwater Management Plan 560 24 Exhibit C: Approved Townhouse and Fence Design 561 Draft Park Maintenance Agreement JOINT MAINTENANCE AGREEMENT This JOINT MAINTENANCE AGREEMENT (the “Agreement”) (JMA) dated ____________, 2017 for reference, is made and entered into by the Hoover Way Owners Association and the Baxter Square Owners Association with reference to the following facts. A. This Agreement relates to the shared park area located on two parcels owned by the City of Bozeman located between Baxter Square Phase III and the Hoover Way Subdivision (legal description ________________). B. The JMA is designed to provide for shared maintenance of the park and open space parcels known as ‘the park’(park name needed______________). C. The Hoover Way Owners Association and the Baxter Square Owners Association are entering this Agreement to memorialize their respective understandings concerning their rights and their maintenance obligations with respect to the improvements to be located within the shared park. AGREEMENT NOW, THEREFORE, for valuable consideration, the receipt and adequacy of which are hereby acknowledged, and in consideration of the covenants and conditions of this Agreement, the parties agree as follows: 1. Maintenance Obligations. It is anticipated by the parties that the ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ 16. Entire Agreement. This Agreement (including all Exhibits attached hereto) is the final expression of, and contains the entire agreement between, the parties with respect to the subject matter hereof and supersedes all prior understandings with respect thereto. This Agreement may not be modified, changed, supplemented, superseded, canceled or terminated, nor may any obligations hereunder be waived, except by written instrument 562 signed by the party to be charged or by its agent duly authorized in writing or as otherwise expressly permitted herein. 17. Waivers. No waiver of any breach of any covenant or provision herein contained shall be deemed a waiver of any preceding or succeeding breach thereof, or of any other covenant or provision herein contained. No extension of time for performance of any obligation or act shall be deemed an extension of time for performance of any other obligation or act except those of the waiving party, which shall be extended by a period of time equal to the period of the delay. 20. Governing Law. The parties hereto acknowledge that this Agreement has been negotiated and entered into in the State of California. The parties hereto expressly agree that this Agreement shall be governed by, interpreted under, and construed and enforced in accordance with the laws of the State of California and, where applicable, federal laws. 21. No Third Party Beneficiaries. No person or entity shall be deemed to be a third party beneficiary hereof, and nothing in this Agreement (either express or implied) is intended to confer upon any person or entity, other than the District and County, any rights, remedies, obligations or liabilities under or by reason of this Agreement. Executed in Bozeman Montana, as of the date set forth above. Baxter Square Owners Association By: __________________________ Name: ________________________ Title: _________________________ Hoover Way Owners Association By: __________________________ Name: ________________________ Title: _________________________ 563 Additional Subdivision Preliminary Plat Supplements Page 1 οf 2 Hoover Way PUD Subdivision Utility and Road Narrative Hoover Way PUD Subdivision 1. Water and Sewer Water Supply Water for domestic use and fire protection will be provided by connections to the City of Bozeman water system. The proposed water mains will connect to existing water mains in Sartain Street and Georgia Marie Lane. Please see the Water and Sewer Design Report in Appendix A for more information. Water rights or cash-in-lieu thereof, will be transferred with final plat. Sanitary Sewer Sanitary sewer service will be provided through connection to the City of Bozeman’s existing sanitary sewer collection system. The sewer system will connect to the 8” main stub at the intersection of Hoover Way and Sartain Street and the existing sewer stub at the western end of Georgia Marie Lane. From there, sanitary sewage will be conveyed to and treated at the City of Bozeman’s Water Reclamation Facility. Please see the Water and Sewer Design Report in Appendix A for more information. 2. Storm Water Management Storm water within the subdivision will be conveyed via surface gutter flow to curb inlets, then underground via storm drain piping to a underground stormwater retention chambers in the Common Open Space parcels located on the east side of Hoover Way. Please see the Stormwater Design Report in Appendix B for more information. 3. Streets, Roads, and Alleys The proposed Hoover Way Subdivision has legal access onto Sartain Street and Georgia Marie Lane. The proposed roads will match the established (existing) street grid structure and be within dedicated 60-ft wide right-of-way’s. Hoover Way is currently platted within a 33’ private road and public utility easement per Document Number 2200900 south of Sartain Street. This subdivision proposes to expand that to a 50’ right-of-way north of Sartain Street, and gradually increase the right-of-way width to 60’. Hoover Way will be 31’ top back of curb to top back of curb everywhere throughout the proposed subdivision. Sidewalks will provide pedestrian circulation within the subdivision. Trip generation is estimated at a total of 177 trips/day (ITE Trip Generation, 9th Edition). The 2014 modeled average annual daily traffic on Baxter Lane in the vicinity of this subdivision is 9,214 (Figure 2.11, Bozeman Transportation Master Plan). This results in an estimated increase in traffic on Baxter of 564 Additional Subdivision Preliminary Plat Supplements Page 2 οf 2 1.9%. As recommended in the Geotechnical Report (Appendix C), the pavement design section for the Hoover Way Subdivision is 3” asphalt surface course over 3” of 1” minus crushed gravel base course over 12” of 4” minus pit run sub-base course. This section will be checked per the AASHTO Guide for Design of Pavement Structures when during the construction design development. Road maintenance for all streets will be provided by the City of Bozeman after the improvements have been accepted by the City. Erosion and siltation control will be exercised during construction by using the appropriate best management practices as outlined in “Montana Sediment and Erosion Control Manual” (May 1993) prepared by the MDEQ Water Quality Bureau. 4. Utilities Letters requesting comments on their ability to service this subdivision have been sent to the following service providers: Republic Services of Montana, American Medical Response, Bozeman Deaconess Hospital, Bozeman Public School District, Charter Communications, NorthWestern Energy, CenturyLink, Streamline Transit, and the United States Postal Service. Standard 10-ft front yard utility easements will be provided. Utility easements will not be provided along the west side yard of the Common Open Space to avoid interference with the underground stormwater retention chambers. 565 1 2 3 4 5 1 1 1 1 1 3 6 6 6 5 5 5 5 4 1 2 3 5 1 1 1 3 6 6 6 5 5 5 5 2 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 70'-6 1/8" 4'-0" 24'-5 1/2" 12'-0" 11'-6 1/2" 48'-0" UNIT 1 UNIT 2 UNIT 3 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 70'-6 1/8" UNIT 1 UNIT 2 UNIT 3 HORIZONTAL FIBER CEMENT LAP SIDING - SMOOTH HORIZONTAL WOOD SLAT WALL 1 4 6 COMPOSITE WINDOWS CORRUGATED METAL SIDING PANEL 3 FIBER CEMENT PANEL SIDING WITH APPLIED BATTEN - SMOOTH 2 ASPHALT ROOFING SHINGLES 5 **COLORS SHOWN ARE FOR REFERENCE ONLY. FINAL COLORS TO BE DETERMINED AT A LATER DATE** 1 2 3 4 5 1 1 1 1 1 3 6 6 6 5 5 5 5 4 2 6 5 1 1 5 5 4 1 2 3 5 1 1 1 3 6 6 6 5 5 5 5 2 5 2 6 5 2 1 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 92'-8 1/2" 11'-6 1/2" 12'-0" 24'-5 1/2" 4'-0" 48'-0" UNIT 1 UNIT 2 UNIT 3 UNIT 4 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 92'-8 1/2" 11'-6 1/2" 12'-0" 24'-5 1/2" 48'-0" HORIZONTAL FIBER CEMENT LAP SIDING - SMOOTH HORIZONTAL WOOD SLAT WALL 1 4 6 sheet project code address revisionsINTRINSIK © 2018 PRELIMINARY NOT FOR CONSTRUCTION 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Revit User Files\HMS-MAIN-CENTRAL_j_swanson.rvt A2.3 HMS HOOVER WAY TOWNHOMES PERSPECTIVES BOZEMAN, MT 59718 CD 2018-02-01 No. Description Date 568 Additional Subdivision Preliminary Plat Supplements Page 1 οf 4 Additional Subdivision Preliminary Plat Supplements Hoover Way Affordable Housing Subdivision 1. Surface Water There are no watercourses on or immediately adjacent to this site. Cattail Creek flows in a northwesterly direction approximately 110 feet west of the southwest corner of the property. There is a groundwater-fed pond in the existing Baxter Square Subdivision Common Open Space parcel immediately to the east of the proposed subdivision. Depression wetlands exists on both sides of an abandoned railroad grade. Please refer to the wetland summary letter provided in Appendix E of this submittal. 2. Floodplains There are no designated floodplains on or immediately adjacent to this site. 3. Groundwater The geotechnical investigation report is included in Appendix C of this submittal. Groundwater was encountered in all test pit excavations. Groundwater depths ranged from 5.1 feet below ground surface (bgs) to 6.5 feet bgs. Evidence of seasonally high groundwater elevations were overserved ranging from 2.3 feet bgs to 3.9 feet bgs. Basement foundations are not recommended within this subdivision – a note will be included on the plat with this recommendation. 4. Geology, Soils and Slope (Waived) No unusual geological features are present on the subdivision site. The geotechnical investigation report is included in Appendix C of this submittal. 5. Vegetation (Waived) Depression wetlands exist within the proposed subdivision. These wetlands were originally delineated as part of the Baxter Square Subdivision in 2003. This delineation has expired and the wetlands are on schedule to be delineated by Vaughn Environmental during the 2017 Spring growing season. Please refer to the wetland summary letter provided in Appendix E of this submittal. 6. Wildlife (Waived) No critical wildlife species or habitats are known to be found on this property. 569 Additional Subdivision Preliminary Plat Supplements Page 2 οf 4 7. Historical Features (Waived) There are no known historical features located within the project. 8. Agriculture (Waived) The property is not a viable farm unit. 9. Agricultural Water User Facilities (Waived) No water user facilities exist within the proposed subdivision. 10. Water and Sewer Water Supply Water for domestic use and fire protection will be provided by connections to the City of Bozeman water system. The proposed water mains will connect to existing water mains in Sartain Street and Georgia Marie Lane. Please see the Water and Sewer Design Report in Appendix A for more information. Water rights or cash-in-lieu thereof, will be transferred with final plat. Sanitary Sewer Sanitary sewer service will be provided through connection to the City of Bozeman’s existing sanitary sewer collection system. The sewer system will connect to the 8” main stub at the intersection of Hoover Way and Sartain Street and the existing sewer stub at the western end of Georgia Marie Lane. From there, sanitary sewage will be conveyed to and treated at the City of Bozeman’s Water Reclamation Facility. Please see the Water and Sewer Design Report in Appendix A for more information. 11. Storm Water Management Storm water within the subdivision will be conveyed via surface gutter flow to curb inlets, then underground via storm drain piping to a underground stormwater retention chambers in the Common Open Space parcels located on the east side of Hoover Way. Please see the Stormwater Design Report in Appendix B for more information. 12. Streets, Roads, and Alleys The proposed Hoover Way Subdivision has legal access onto Sartain Street and Georgia Marie Lane. The proposed roads will match the established (existing) street grid structure and be within dedicated 60-ft wide right-of-way’s. Hoover Way is currently platted within a 33’ private road and public utility easement per Document Number 2200900 south of Sartain Street. This subdivision proposes to expand that to a 50’ right-of-way north of Sartain Street, and gradually increase the right-of-way width to 60’. Hoover Way will be 31’ top back of curb 570 Additional Subdivision Preliminary Plat Supplements Page 3 οf 4 to top back of curb everywhere throughout the proposed subdivision. Sidewalks will provide pedestrian circulation within the subdivision. Trip generation is estimated at a total of 177 trips/day (ITE Trip Generation, 9th Edition). The 2014 modeled average annual daily traffic on Baxter Lane in the vicinity of this subdivision is 9,214 (Figure 2.11, Bozeman Transportation Master Plan). This results in an estimated increase in traffic on Baxter of 1.9%. As recommended in the Geotechnical Report (Appendix C), the pavement design section for the Hoover Way Subdivision is 3” asphalt surface course over 6” of 1-1/2” minus crushed gravel base course over 12” of 6” minus pit run sub-base course. This section will be checked per the AASHTO Guide for Design of Pavement Structures when during the construction design development. Road maintenance for all streets will be provided by the City of Bozeman after the improvements have been accepted by the City. Erosion and siltation control will be exercised during construction by using the appropriate best management practices as outlined in “Montana Sediment and Erosion Control Manual” (May 1993) prepared by the MDEQ Water Quality Bureau. 13. Utilities Letters requesting comments on their ability to service this subdivision have been sent to the following service providers: Republic Services of Montana, American Medical Response, Bozeman Deaconess Hospital, Bozeman Public School District, Charter Communications, NorthWestern Energy, CenturyLink, Streamline Transit, and the United States Postal Service. Response letters from all of those who chose to comment are enclosed in Appendix E. Standard 10-ft front yard utility easements will be provided. Utility easements will not be provided along the west side yard of the Common Open Space to avoid interference with the underground stormwater retention chambers. 14. Educational Facilities A letter was sent to Todd Swinehart, P.E., Director of Facilities, Bozeman Public Schools. A copy of the letter and the response are enclosed in Appendix D. 15. Land Use Hoover Way Subdivision is proposed as a 24-lot affordable housing subdivision. The subdivision includes 24 townhouse residential lots. Two Common Open Space parcels are provided on the northeast and southeast corner of the Hoover Way/Georgia Marie Lane intersection. Underground stormwater retention chambers will be located in these two Open Space parcels, and the surface will be landscaped to provide usable space for the subdivision’s residents. An additional Common Open Space parcel is located on the west side of Hoover 571 Additional Subdivision Preliminary Plat Supplements Page 4 οf 4 Way, just south of the northern most 4-plex. This open space parcel is to remain in existing conditions to help preserve the depression wetlands. 16. Parks and Recreation Facilities Please refer to the project narrative in Section 2 of the preliminary plat submittal for a summary of the Parks and Recreation Facilities. 17. Neighborhood Center Plan (Waived) The proposed subdivision is less than ten acres and does not include a neighborhood center. 18. Lighting Plan (Waived) One street light will be included at the intersection of Hoover Way and Georgia Marie Lane. A Special Improvement Lighting District will be created after preliminary plat approval and before the final plat application. 19. Affordable Housing The entire subdivision is proposed to be affordable housing. Please refer to the project narrative in Section 2 and the Affordable Housing Plan in Section 3 of this submittal. 20. Miscellaneous (Waived) No additional impacts or hazards are anticipated. 21. Stormwater Management Permit Application A Stormwater Pollution Prevention Plan (SWPPP) will be submitted to the Montana Department of Environmental Quality prior to construction. 572 573 574 575 576 PUBLIC PARK LAND DEDICATION TRACKING TABLE PREVIOUS CURRENT PHASES* TOTAL FOR SUBDIVISION THIS PROPOSAL SUBDIVISION NAME: Hoover Way Subdivision PARK DED AC CIL &/OR IIL PROJECT NAME: Hoover Way Subdivision Notes: NUMBER OF RESIDENTIAL UNITS: 24 24 n/a (See calculations below.) 1.31 1.31 n/a (Total area in acres of all building lots not including open space and wetland lots) ACREAGE PARKLAND REQUIRED** 0.03 0.03 n/a (Required Park land Factor) 0.4714 0.4714 n/a (Required park land in acres) ACREAGE PARK LAND PREVIOUSLY DEEDED TO COB: 0.56 0 n/a (Excess park land provided through Baxter Square Phases 1,2 & 3) ACREAGE PARK LAND YET TO BE CONVEYED: 0 0 n/a PARK MASTER PLAN APPROVAL DATE: August 10, 2015 (See Baxter Square Phase 3 Final Plat Phase 2.) * INDICATE ADDITIONAL PHASES AS APPLICABLE **SHOW ACTUAL CALCULATIONS (Note: calc. maxes out at 12 units per acre) 12 units per acre x 1.31 acres = 15.713 units 15.713 units x 0.03 acres per unit = 0.4714 acres of parkland required sheet project code address revisionsINTRINSIK © 2017 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 \\BIGGRAY\FolderRedirection\jswanson\Documents\HMS-MAIN-CENTRAL_j_swanson.rvt A0.1 HMS HOOVER WAY TOWNHOMES COVER SHEET BOZEMAN, MT 59718 2017-11-08 No. Description Date 111 North Tracy Avenue Bozeman Montana, 59715 Ph. (406) 582-8988 Fx. (406) 582-8911 www.intrinsikarchitecture.com 32 South Tracy Ave. Bozeman, MT 59715 Human Resource Development Council of District IX, Inc. HOOVER WAY AND SARTAIN STREET - BOZEMAN, MT 59718 NOVEMBER 8, 2017 - PRELIMINARY PUD APPLICATION Architect Intrinsik Architecture, INC. Owner HOOVER WAY SUBDIVISION DRAWING INDEX PROJECT LOCATION / VICINTY AND ZONING MAP Civil Engineer 37 E. Main Street; Suite 10 Bozeman Montana 59715 S S S S S S S S S W W W W W W W W W G G G G G G G G G E E E E E E E E E C C C C C C C C C X X X X X X X X X SS SS SS SS W S P J J S S P S S S S P P J X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E X X X X X X X S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S LINE TYPE LEGEND PROPERTY LINE YARD SETBACK LINE FENCE COMMUNICATION LINE GAS LINE ELECTRICAL LINE SEWER LINE PROJECT BOUNDARY NO PLANT ZONE 30' WETLAND SETBACK 50' WETLAND SETBACK WATER LINE DELINEATED WETLAND BOUNDRY HOOVER WAY BUILDING 7 GEORGIA MARIE LANE BUILDING 6 BUILDING 5 SARTAIN STREET BUILDING 3 BUILDING 4 BUILDING 2 BUILDING 1 SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK EXISTING GRAVEL PATH (60' R.O.W.) (60' R.O.W.) SS SS SS SS EXISTING GRAVEL PATH SS COMMON OPEN SPACE COMMON OPEN SPACE MAILBOX CLUSTER COMMON OPEN SPACE & DEDICATED TRAIL CORRIDOR STREET VISION TRIANGLE STREET VISION TRIANGLE STREET VISION TRIANGLE STREET VISION TRIANGLE 29'-2" 22'-2 3/8" 22'-2 3/8" 29'-4 1/2" 177'-2 7/8" 39'-7 3/4" 22'-2 3/8" 22'-2 3/8" 29'-7 1/4" 29'-7 1/4" 22'-2 3/8" 22'-2 3/8" 29'-2" 38'-8 1/8" 22'-2 3/8" 22'-2 3/8" 29'-7 1/4" 29'-7 1/4" 22'-2 3/8" 22'-2 3/8" 29'-2" 89'-4 1/8" 89'-3 3/8" 89'-2 5/8" 89'-2 7/8" 89'-3" 89'-3 1/8" 89'-3 5/8" 89'-3 3/4" 89'-3 7/8" 89'-5 1/4" 89'-5 1/2" 89'-5 5/8" SS SS SS SS W S P J J S S P S S S S P P J X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X HOOVER WAY BUILDING 7 GEORGIA MARIE LANE BUILDING 6 BUILDING 5 SARTAIN STREET BUILDING 3 BUILDING 4 BUILDING 2 BUILDING 1 SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK (60' R.O.W.) (60' R.O.W.) NEW GRAVEL TRAIL EXISTING GRAVEL TRAIL COMMON OPEN SPACE COMMON OPEN SPACE CITY PARK PARCEL (NOT PART OF PROJECT) STREET VISION TRIANGLE STREET VISION TRIANGLE STREET VISION TRIANGLE STREET VISION TRIANGLE EXISTING GRAVEL TRAIL EXISTING WETLAND (PARK POND) RWSA-1 RWSA-2 RWSA-3 RWSA-4 SIGNS - SEE ATTACHED SIGNAGE DETAIL SHEET: S-1 = WETLAND EDUCATIONAL SIGN (2 TOTAL) S-2 = WETLAND BOUNDARY SIGN (10 TOTAL) S-3 = NO FERTILIZER/HERBICIDE AREA SIGN S-4 = WETLAND BUFFER SIGN MOUNTED TO INSIDE OF FENCE (8 TOTAL) 50' - 0" 30' - 0" OFF SITE WETLAND ON SITE WETLANDS OFF SITE WETLAND S-2 S-1 S-2 S-2 S-2 S-2 DOG S-1 STATION S-2 S-2 S-2 MAILBOX CLUSTER S-4 S-4 S-4 S-4 S-4 S-4 S-4 S-4 2'-0" 6'-0" OFF FINISH GRADE 1'-0" 6" OF 3/4" MINUS WASHED GRAVEL FOR DRAINAGE CONCRETE SILICONE SEALANT AROUND BASE OF POST SLOPE CONCRETE AWAY FROM BASE GRADE 4X4 CLEAR CEDAR S4S POST, 8' O.C.; MESSMER'S PENETRATING SEALER - NATURAL 1X6 R.S. CEDAR BOARDS, VERTICALLY SPACED 5/8" MESSMER'S PENETRATING SEALER - NATURAL 1X6 R.S. CEDAR CAP 2" TYP. FINISH FACE OUT TYP. 2X4 R.S. CEDAR 4X4 POSTS @ 8'-0" O.C. TYP. 6' WOOD FENCE ELEVATION 6' WOOD POST SECTION 6' FENCE - SEE ARCHITECTURAL SITE PLAN FOR LOCATIONS 6" MIN. 2'-0" 4'-0" ABOVE FINISH GRADE MAX. 4X4 CLEAR CEDER POST S4S - MESSMER'S PENETRATING SEALER 2X6 RS CEDAR 2X4 RS CEDAR - MESSMER'S PENETRATING SEALER 2X4 RS CEDER, MESSMER'S PENETRATING SEALER 6X8 WIRE "CATTLE" PANEL GRADE 6" OF 3/4" MINUS WASHED GRAVEL FOR DRAINAGE CONCRETE CONCRETE SLOPED AWAY FROM POST SILICONE SEALANT AROUND POST 1'-0" 4X4 POSTS @ 8'-0" O.C. (TYP.) 2X6 RS CEDAR TOP RAIL 2X4 RS CEDAR - MESSMER'S PENETRATING SEALER 6X8 WIRE "CATTLE" PANEL 2X4 RS CEDAR FINISH GRADE 6' WIRE FENCE ELEVATION 6' WIRE POST SECTION GEORGIA MARIE LANE BUILDING 1 5' WIDE SIDEWALK (60' R.O.W.) COMMON OPEN SPACE & 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 70'-6 1/8" 4'-0" 24'-5 1/2" 12'-0" 11'-6 1/2" 48'-0" UNIT 1 UNIT 2 UNIT 3 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 70'-6 1/8" UNIT 1 UNIT 2 UNIT 3 sheet project code address revisionsINTRINSIK © 2017 PRELIMINARY NOT FOR CONSTRUCTION 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Local Revit Files\HMS-MAIN-CENTRAL_hfoch.rvt A2.1 HMS HOOVER WAY TOWNHOMES TYPICAL THREE UNIT DRAWINGS BOZEMAN, MT 59718 CD 2018-01-17 A2.1 1/8" = 1'-0" 1 FRONT ELEVATION A2.1 1/8" = 1'-0" 2 REAR ELEVATION A2.1 1/8" = 1'-0" 4 FLOOR PLAN (FIRST FLOOR) A2.1 1/8" = 1'-0" 5 FLOOR PLAN (SECOND FLOOR) A2.1 1/8" = 1'-0" 6 ROOF PLAN No. Description Date 583 W D W D 28'-0" +/- UNIT 1 UNIT 2 UNIT 3 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 66'-2 1/8" 48'-0" 22'-5 1/2" 25'-6 1/2" 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 70'-6 1/8" 5'-0" 24'-5 1/2" 12'-0" 11'-6 1/2" 48'-0" UNIT 1 UNIT 2 UNIT 3 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 70'-6 1/8" UNIT 1 UNIT 2 UNIT 3 sheet project code address revisionsINTRINSIK © 2017 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 \\BIGGRAY\FolderRedirection\jswanson\Documents\HMS-MAIN-CENTRAL_j_swanson.rvt A2.1 HMS HOOVER WAY TOWNHOMES TYPICAL THREE UNIT DRAWINGS BOZEMAN, MT 59718 2017-11-08 No. Description Date A2.1 1/8" = 1'-0" 1 FRONT ELEVATION A2.1 1/8" = 1'-0" 2 REAR ELEVATION A2.1 1/8" = 1'-0" 3 FOUNDATION PLAN A2.1 1/8" = 1'-0" 4 FLOOR PLAN (FIRST FLOOR) A2.1 1/8" = 1'-0" 5 FLOOR PLAN (SECOND FLOOR) A2.1 1/8" = 1'-0" 6 ROOF PLAN 584 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 92'-8 1/2" 11'-6 1/2" 12'-0" 24'-5 1/2" 4'-0" 48'-0" UNIT 1 UNIT 2 UNIT 3 UNIT 4 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 92'-8 1/2" 11'-6 1/2" 12'-0" 24'-5 1/2" 48'-0" sheet project code address revisionsINTRINSIK © 2017 PRELIMINARY NOT FOR CONSTRUCTION 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Local Revit Files\HMS-MAIN-CENTRAL_hfoch.rvt A2.2 HMS HOOVER WAY TOWNHOMES TYPICAL FOUR UNIT DRAWINGS BOZEMAN, MT 59718 CD 2018-01-17 A2.2 1/8" = 1'-0" 1 FRONT ELEVATION A2.2 1/8" = 1'-0" 2 REAR ELEVATION A2.2 1/8" = 1'-0" 4 FLOOR PLAN (FIRST FLOOR) A2.2 1/8" = 1'-0" 5 FLOOR PLAN (SECOND FLOOR) A2.2 1/8" = 1'-0" 6 ROOF PLAN No. Description Date 585 D W D W D W D W 28'-0" +/- UNIT 1 UNIT 2 UNIT 3 UNIT 4 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 92'-8 1/2" 25'-6 1/2" 22'-5 1/2" 48'-0" 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 92'-8 1/2" 11'-6 1/2" 12'-0" 24'-5 1/2" 5'-0" 48'-0" UNIT 1 UNIT 2 UNIT 3 UNIT 4 2'-2" 14'-0" 15'-11 3/4" 14'-0" 8'-2 3/8" 14'-0" 8'-2 3/8" 14'-0" 2'-2" 92'-8 1/2" 11'-6 1/2" 12'-0" 26'-5 1/2" 50'-0" sheet project code address revisionsINTRINSIK © 2017 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 \\BIGGRAY\FolderRedirection\jswanson\Documents\HMS-MAIN-CENTRAL_j_swanson.rvt A2.2 HMS HOOVER WAY TOWNHOMES TYPICAL FOUR UNIT DRAWINGS BOZEMAN, MT 59718 2017-11-08 A2.2 1/8" = 1'-0" 1 FRONT ELEVATION A2.2 1/8" = 1'-0" 2 REAR ELEVATION No. Description Date A2.2 1/8" = 1'-0" 3 FOUNDATION PLAN A2.2 1/8" = 1'-0" 4 FLOOR PLAN (FIRST FLOOR) A2.2 1/8" = 1'-0" 5 FLOOR PLAN (SECOND FLOOR) A2.2 1/8" = 1'-0" 6 ROOF PLAN 586 Δ Δ 587 Δ Δ 588 589 590 ℄ 591 592 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X GEORGIA MARIE LANE HOOVER WAY SARTAIN STREET ZONE 2 - 50' WETLAND SETBACK ZONE 1 - 30' WETLAND SETBACK OVERHEAD POWER LINES 8' WIDE PRIVATE ROAD AND PUBLIC UTILITY EASEMENT 10' UTILITY EASEMENT ZONE 1 - 30' WETLAND SETBACK ZONE 2 - 50' WETLAND SETBACK COMMON OPEN SPACE & DEDICATED TRAIL CORRIDOR COMMON OPEN SPACE #3 15,843 sq/ft 5' GRAVEL TRAIL COMMON OPEN SPACE #2 1,769 sq/ft COMMON OPEN SPACE #1 4,400 sq/ft 497' 181'-5" EXISTING FENCE 1' CONTOURS, SEE CIVIL FOR COMPLETE GRADING PLAN PROJECT DATA - HOOVER WAY PUD PROJECT OWNER Human Resources Development Council of District IX Contact - Heather Grenier 32 S. Tracy Avenue Bozeman, MT 59715-4659 (406) 587 - 4486 ARCHITECT Intrinsik Architecture, Inc. 111 North Tracy Avenue Bozeman, MT 59715 (406) 582 - 8988 LEGAL DESCRIPTION S35, T01 S, R05 E, ACRES 2.725, E2W2SE4SW4 LESS POR BAXTER SQUARE SUB PH 1 & 2 2781 Sartain Street LANDSCAPE ARCHITECT DESIGN 5, LLC Troy Scherer 4249 East Cover Street Bozeman, MT 59718 (406) 587 - 4873 CIVIL ENGINEER C & H Engineering 1091 Stoneridge Drive Bozeman, MT 59718 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X GEORGIA MARIE LANE HOOVER WAY SARTAIN STREET PUBLIC PARK UPLAND SEED EXISTING WETLAND AREA LIMIT DISTURBANCE WETLAND SOD/ SEED WETLAND SOD/ SEED BOULEVARD SOD TRANSPLANT WETLAND VEGETATION SEE NOTES ZONE 2 - 50' WETLAND SETBACK ZONE 1 - 30' WETLAND SETBACK OVERHEAD POWER LINES 8' WIDE PRIVATE ROAD AND PUBLIC UTILITY EASEMENT 10' UTILITY EASEMENT ZONE 1 - 30' WETLAND SETBACK ZONE 2 - 50' WETLAND SETBACK COMMON OPEN SPACE & DEDICATED TRAIL CORRIDOR COMMON OPEN SPACE #3 15,843 sq/ft 5' GRAVEL TRAIL COMMON OPEN SPACE #2 1,769 sq/ft COMMON OPEN SPACE #1 4,400 sq/ft 497' OPEN SPACE 181'-5" LAWN OPEN SPACE BOULDERS (TYP) UNDERGROUND STORMWATER FACILITY OPEN SPACE BOULDERS (TYP) UNDERGROUND STORMWATER FACILITY RAILROAD GRADE AND PROPOSED GRAVEL TRAIL TRANSPLANT UPLAND AND TRANSITIONAL PLANT SPECIES, SEE PLANTING NOTES*** EXISTING FENCE 1' CONTOURS, SEE CIVIL FOR COMPLETE GRADING PLAN TREES PERENNIALS SYMBOL BOTANICAL NAME COMMON NAME SIZE TYPE SPACING QUANTITY PLANT SCHEDULE X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SARTAIN STREET 497' 181'-5" SARTAIN STREET PHASE 4 PHASE 2 PHASE 1 PHASE 3 0 15 30 60 N 1 L102 1"= 30'-0" Overall: Lots Landscape Plans Overall: Lots Landscape Plans L 102 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD SHEET L103 SHEET L104 SHEET L106 SHEET L105 598 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SOD LAWN HOOVER WAY SOD LAWN SOD LAWN STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) STEEL EDGING (TYP) SMALL ROCK BARK MULCH (TYP) FENCE (SEE ARCH) QUERCUS MACROCARPA *** BUR OAK POPULUS TREMULOIDES QUAKING ASPEN (MULTI-STEM) ULMUS DAVIDIANA 'DISCOVERY' *** DISCOVERY ELM RUDBECKIA GOLDSTURM *** BLACK EYED SUSAN SESLERIA AUTUMNALIS *** AUTUMN MOOR GRASS ARONIA MELANOCARPA 'AUTUMN MAGIC' BLACK CHOKEBERRY FESTUCA GLAUCA 'BLUE SELECT' *** BLUE SELECT FESCUE TREES SHRUBS SYMB. BOTANICAL NAME COMMON NAME SIZE TYPE SPACING # 2" B & B PER PLAN 9 5 GAL POT PER PLAN 54 PERENNIALS & GRASSES 1 GAL POT PER PLAN 36 EUONYMOUS ELATUS 'COMPACTUS' *** DWARF BURNING BUSH 5 GAL POT PER PLAN 22 DESCHAMPSIA CESPITOSA X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 1 1 SOD LAWN SOD LAWN SOD LAWN HOOVER WAY STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) FENCE (SEE ARCH) QUERCUS MACROCARPA *** BUR OAK POPULUS TREMULOIDES QUAKING ASPEN (MULTI-STEM) ULMUS DAVIDIANA 'DISCOVERY' *** DISCOVERY ELM RUDBECKIA GOLDSTURM *** BLACK EYED SUSAN SESLERIA AUTUMNALIS *** AUTUMN MOOR GRASS ARONIA MELANOCARPA 'AUTUMN MAGIC' BLACK CHOKEBERRY FESTUCA GLAUCA 'BLUE SELECT' *** BLUE SELECT FESCUE TREES SHRUBS SYMB. BOTANICAL NAME COMMON NAME SIZE TYPE SPACING # 2" B & B PER PLAN 9 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 1 SOD LAWN SOD LAWN SOD LAWN GEORGIE MARIE LANE STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) SOD LAWN FENCE (SEE ARCH) QUERCUS MACROCARPA *** BUR OAK POPULUS TREMULOIDES QUAKING ASPEN (MULTI-STEM) ULMUS DAVIDIANA 'DISCOVERY' *** DISCOVERY ELM RUDBECKIA GOLDSTURM *** BLACK EYED SUSAN SESLERIA AUTUMNALIS *** AUTUMN MOOR GRASS ARONIA MELANOCARPA 'AUTUMN MAGIC' BLACK CHOKEBERRY FESTUCA GLAUCA 'BLUE SELECT' *** BLUE SELECT FESCUE TREES SHRUBS SYMB. X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 1 1 SPR SPR SPR SPR SPR SPR SOD LAWN SOD LAWN GEORGIE MARIE LANE SOD LAWN SOD LAWN STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) STEEL EDGING (TYP) SMALL ROCK BARK MULCH (TYP) STEEL EDGING (TYP) SMALL ROCK BARK MULCH (TYP) FENCE (SEE ARCH) QUERCUS MACROCARPA *** BUR OAK POPULUS TREMULOIDES X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SOD LAWN HOOVER WAY STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) SOD LAWN SOD LAWN STEEL EDGING (TYP) SMALL ROCK BARK MULCH (TYP) QUERCUS MACROCARPA *** BUR OAK POPULUS TREMULOIDES QUAKING ASPEN (MULTI-STEM) ULMUS DAVIDIANA 'DISCOVERY' *** DISCOVERY ELM RUDBECKIA GOLDSTURM *** BLACK EYED SUSAN SESLERIA AUTUMNALIS *** AUTUMN MOOR GRASS ARONIA MELANOCARPA 'AUTUMN MAGIC' BLACK CHOKEBERRY FESTUCA GLAUCA 'BLUE SELECT' *** BLUE SELECT FESCUE TREES SHRUBS SYMB. BOTANICAL NAME COMMON NAME SIZE TYPE SPACING # 2" B & B PER PLAN 14 5 GAL POT PER PLAN 54 PERENNIALS & GRASSES 1 GAL POT PER PLAN 36 EUONYMOUS ELATUS 'COMPACTUS' *** DWARF BURNING BUSH 5 GAL POT PER PLAN 22 DESCHAMPSIA CESPITOSA TUFTED HAIRGRASS 1 GAL POT PER PLAN 66 LIATRIS SPICATA 'KOBOLD' *** BLAZING STAR 1 GAL POT PER PLAN 8 OTHER SMALL ROCK BARK (OR APPROVED EQUAL) 3" DEPTH 6,500 sqft MATURE HEIGHT 50'-80' 3'-5' 2' 4'-6' 2'-3' 2' MATURE SPREAD 4'-5' SOD LAWN SOD LAWN SOD LAWN HOOVER WAY STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) QUERCUS MACROCARPA *** BUR OAK POPULUS TREMULOIDES QUAKING ASPEN (MULTI-STEM) ULMUS DAVIDIANA 'DISCOVERY' *** DISCOVERY ELM RUDBECKIA GOLDSTURM *** BLACK EYED SUSAN SESLERIA AUTUMNALIS *** AUTUMN MOOR GRASS ARONIA MELANOCARPA 'AUTUMN MAGIC' BLACK CHOKEBERRY FESTUCA GLAUCA 'BLUE SELECT' *** BLUE SELECT FESCUE TREES SHRUBS SYMB. BOTANICAL NAME COMMON NAME SIZE TYPE SPACING # 2" B & B PER PLAN 14 5 GAL POT PER PLAN 54 PERENNIALS & GRASSES 1 GAL POT PER PLAN 36 EUONYMOUS ELATUS 'COMPACTUS' *** DWARF BURNING BUSH 5 GAL POT PER PLAN 22 DESCHAMPSIA CESPITOSA TUFTED HAIRGRASS 1 GAL POT PER PLAN 66 LIATRIS SPICATA 'KOBOLD' *** BLAZING STAR 1 GAL POT PER PLAN 8 OTHER SMALL ROCK BARK (OR APPROVED EQUAL) 3" DEPTH 6,500 sqft MATURE HEIGHT 50'-80' 3'-5' 2' 4'-6' 2'-3' 2' MATURE SPREAD 4'-5' 2' SOD LAWN SOD LAWN SOD LAWN GEORGIE MARIE LANE STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) QUERCUS MACROCARPA *** BUR OAK POPULUS TREMULOIDES QUAKING ASPEN (MULTI-STEM) ULMUS DAVIDIANA 'DISCOVERY' *** DISCOVERY ELM RUDBECKIA GOLDSTURM *** BLACK EYED SUSAN SESLERIA AUTUMNALIS *** AUTUMN MOOR GRASS ARONIA MELANOCARPA 'AUTUMN MAGIC' BLACK CHOKEBERRY FESTUCA GLAUCA 'BLUE SELECT' *** BLUE SELECT FESCUE TREES SHRUBS SYMB. BOTANICAL NAME COMMON NAME SIZE TYPE SPACING # 2" B & B PER PLAN 14 5 GAL POT PER PLAN 54 PERENNIALS & GRASSES 1 GAL POT PER PLAN 36 EUONYMOUS ELATUS 'COMPACTUS' *** DWARF BURNING BUSH 5 GAL POT PER PLAN 22 DESCHAMPSIA CESPITOSA TUFTED HAIRGRASS 1 GAL POT PER PLAN 66 LIATRIS SPICATA 'KOBOLD' *** BLAZING STAR 1 GAL POT PER PLAN 8 OTHER SMALL ROCK BARK (OR APPROVED EQUAL) 3" DEPTH 6,500 sqft MATURE HEIGHT 50'-80' 3'-5' 2' 4'-6' 2'-3' 2' MATURE SPREAD 4'-5' 2' 4'-6' 2'-3' 2' ACHILLEA MILLEFOLIUM *** 'MOONSHINE' YARROW SOD LAWN SOD LAWN GEORGIE MARIE LANE STEEL PLANTER BOX, SEE DETAIL 9&10/L501 (TYP) STEEL EDGING (TYP) SMALL ROCK BARK MULCH (TYP) STEEL EDGING (TYP) SMALL ROCK BARK MULCH (TYP) SOD LAWN SOD LAWN QUERCUS MACROCARPA *** BUR OAK POPULUS TREMULOIDES QUAKING ASPEN (MULTI-STEM) ULMUS DAVIDIANA 'DISCOVERY' *** DISCOVERY ELM RUDBECKIA GOLDSTURM *** BLACK EYED SUSAN SESLERIA AUTUMNALIS *** AUTUMN MOOR GRASS ARONIA MELANOCARPA 'AUTUMN MAGIC' BLACK CHOKEBERRY FESTUCA GLAUCA 'BLUE SELECT' *** BLUE SELECT FESCUE TREES SHRUBS SYMB. BOTANICAL NAME COMMON NAME SIZE TYPE SPACING # 2" B & B PER PLAN 14 5 GAL POT PER PLAN 54 PERENNIALS & GRASSES 1 GAL POT PER PLAN 36 EUONYMOUS ELATUS 'COMPACTUS' *** DWARF BURNING BUSH 5 GAL POT PER PLAN 22 DESCHAMPSIA CESPITOSA TUFTED HAIRGRASS 1 GAL POT PER PLAN 66 LIATRIS SPICATA 'KOBOLD' *** BLAZING STAR 1 GAL POT PER PLAN 8 OTHER SMALL ROCK BARK (OR APPROVED EQUAL) 3" DEPTH 6,500 sqft MATURE HEIGHT 50'-80' 3'-5' 2' 4'-6' 2'-3' BOULDER PER PLAN 12 TO 1 3 OF BOULDER TO BE BURIED BELOW FINISH GRADE Boulder Detail L501 1"=1' 8 FINISHED GRADE COMPACT AGGREGATE BASE, 3" DEPTH NATIVE SOIL PRUNE TREE TO REMOVE DEAD OR DAMAGED LIMBS AND BRANCHES TREE STAKES AND TIES AS SHOWN. STAKES SHALL BE DRIVEN INTO EXISTING, UNDISTURBED SOIL AND SHALL NOT PENETRATE THE ROOT BALL. STAKES TO BE REMOVED AFTER TWO YEARS. CIRCULAR SWALE TO RING TREE, 4' DIAMETER WITH 3" HIGH MOUNDED RING OF SOIL BURLAP TO BE REMOVED FROM TOP 1 3 OF ROOT BALL. REMOVE WIRE CAGE FOLLOWING PLANTING. 1 3 NATIVE SOIL WITH 1 3 SANDY LOAM AND 1 3 DEBRIS FREE TOPSOIL. EXCAVATE HOLE 2X DIAMETER OF ROOT BALL Ball and Burlap Deciduous Tree Planting Detail L501 3/8"=1' 1 FINISHED ELEVATION OF TREE CROWN TO BE MIN 3" AND MAX 6" ABOVE FINISHED GRADE EXCAVATE HOLE 2X DIAMETER OF ROOT BALL PRUNE TREE TO REMOVE DEAD OR DAMAGED LIMBS AND BRANCHES TREE STAKES AND TIES AS SHOWN. STAKES SHALL BE DRIVEN INTO EXISTING, UNDISTURBED SOIL AND SHALL NOT PENETRATE THE ROOT BALL. STAKES TO BE REMOVED AFTER TWO YEARS. FINISHED ELEVATION OF TREE CROWN TO BE MIN 3" AND MAX 6" ABOVE FINISHED GRADE CIRCULAR SWALE TO RING TREE, BOULDER PER PLAN BACKFILL COMPACTED TO 95% MODIFIED PROCTOR DENSITY. 12" (0.3 M) MIN, 36" (0.9 M) MAX DEPTH 20.39 NON-CORROSIVE HOSE USED TO FASTEN LINER TO PIPES TO PREVENT BACKFILL FROM ENTERING STRUCTURE 8 OZ. MIN NON-WOVEN GEOTEXTILE FILTER FABRIC ENCASING STRUCTURE SUITABLE STRUCTURAL BACKFILL COMPACTED TO 95% MODIFIED PROCTOR DENSITY DETENTION OUTFLOW PIPE IF NECESSARY. SIZED FOR DESIRED FLOW RATE. LOCATION NEAR INFLOW ALLOWS SUSPENED SOLIDS TO EXIT BEFORE SETTLING UTILITY MARKERS. USE METALLIC TAPE AT CORNERS OF INSTALL TO MARK THE AREA FOR FUTURE UTILITY DETECTION RAINSTORE3 STRUCTURE OR EQUIV. SUITABLE STRUCTURAL BACKFILL EXCAVATION LINE GEOGRID (TENSAR BX 1200 OR EQUIV.) 8 OZ. MIN NON-WOVEN GEOTEXTILE FILTER FABRIC ENCASING STRUCTURE GEOGRID (TENSAR BX 1200 OR EQUIV.) GEOGRID (TENSAR BX 1200 OR EQUIV.) RAINSTORE3 STRUCTURE OR EQUIV. 8 OZ. MIN NON-WOVEN GEOTEXTILE FILTER FABRIC ENCASING STRUCTURE EXCAVATION LINE SUITABLE STRUCTURAL BACKFILL COMPACTED TO 95% MODIFIED PROCTOR DENSITY GEOGRID (TENSAR BX 1200OR EQUIV.) 15.00 20" (0.5 M) MIN TO ALLOW SPACE FOR PROPER COMPACTION 30.36 40" (1.0 M) GEO-GRID (TENSAR BX 1200 OR EQUIV.) OVERLAP FINISHED GRADE 1 3 TO 12 OF BOULDER TO BE BURIED BELOW FINISH GRADE KENTUCKY BLUEGRASS BF CP W IRRIGATION SCHEDULE PHASE ONE IRRIGATION TYPE ANNUAL ET RATE TOTAL AREA /QTY TOTAL ANNUAL H20 563,638 gal TOTAL ANNUAL H20 REQUIRED TOTAL ACRE FEET PER YEAR 1.73 acre feet 377,240 gal 20,880 sq.ft. H.E. SPRAY IRRIG. (SOD) 123,759 gal 6,850 sq.ft. H.E. BLVD SPRAY IRRIG. (SOD) 1,800 gal / week 32,400 gal 78 TREES H.E. TREE BUBBLER 76 PLANTS H.E. SHRUB DRIP IRRIG. 555 PLANTS H.E. PERN DRIP IRRIG. 29 in / sq.ft. 29 in / sqft 570 gal / week 10,260 gal 1,110 gal / week 19,980 gal IRRIGATION NOTES AND SPECIFICATIONS 1. ALL VALVE BOXES TO BE STANDARD SIZE OR LARGER 2. IRRIGATION MAIN LINE TO BE 1.5" SCH 40 PVC PIPE OR 150 PSI POLY PIPE 3. ALL TREES TO BE IRRIGATED THROUGH DEDICATED BUBBLERS EVENLY DISTRIBUTED AROUND BASE OF TREE WITH FOUR (4) EVENLY SPACED 1 GPH BUBBLER EMITTERS. 4. TREES AND SHRUBS PLACED WITHIN PLANTING BEDS MAY UTILIZE DRIP IRRIGATION ADJUSTED PER RAINBIRD SJ127575 PRE-FAB SWING JOINT OR EQUIVALENT LATERAL PIPE LATERAL TEE OR ELL FINISH GRADE MODEL I20-04 ROTOR HEAD OR EQUIVALENT T CHRISTY ID. TAG MODEL PROS-04 OR EQUIVALENT LATERAL PIPE FINISH GRADE LATERAL TEE OR ELL SWING JOINT: RAINBIRD SA125050 OR EQUIVALENT REMOTE CONTROL VALVE SCH 80 PVC SOLVENT WELDED UNIONS SDR 21 PVC LATERAL PIPE NIBCO T-113 BRONZE GATE VALVE OR EQUIVALENT SCH 40 MALE ADAPTOR FINISH GRADE 10" VALVE BOX W/LOCKING LID SCH 40 PVC MAIN LINE 18" 18" 12" 18" 12" 18" INTERIOR OR EXTERIOR WALL 15 1/2" CONTROLLER MODEL PER PLAN MINIMUM CLEARANCE FOR DOOR OPENING CONTROL WIRE CONDUIT, UP TO 2 1/2" SIZE. 3/4" POWER SUPPLY CONDUIT J-BOX INSIDE CONTROLLER CONNECT PER LOCAL CODE ADDITIONAL CONTROL WIRE CONDUIT, UP TO 2" SIZE. SUPPLEMENTAL GROUND WIRE INSTALL PER ASIC GUIDELINES SUPER JUMBO VALVE BOX FINISH GRADE -SEE NOTE 18-24" COILED WIRE WATERPROOF CONNECTORS (2) BRICK SUPPORTS (7) SCH 80 T.O.E. NIPPLE MAIN LINE PIPE & FITTINGS 3/4" MINUS WASHED GRAVEL DRIP ZONE KIT LATERAL PIPE AND FITTINGS PVC SLIP UNIONS (2) NOTE: FOR MOST ACCURATE TEMPERATURE SENSING, ROTATE THE MWS SO THAT THE THERMOSTAT PORTION POINTS SOUTH. THE MWS IS DESIGNED TO MOUNT ON A POST OF 2" PIPE, ANY COMBINATION OF PIPE AND FITTINGS MAY BE USED. 2" PIPE MOUNT TO POST OR WALL WITH CONDUIT CLAMPS MODEL MWS-FR OR SIMILAR 2 L702 NTS Emitter on Stake 1 4" TUBING DRIP EMITTER TUBING STAKE AMENDED SOIL 17MM BLANK PLD TUBING 1 4" BARBED CONNECTOR 1 L702 NTS Drip for Trees and Large Shrubs GALVANIZED TIE DOWN STAKE: PRESSURE COMPENSATING EMITTER MODULE 1 4" VINYL DISTRIBUTION TUBING DIFFUSER BUG CAP TREE XERI-TUBE 700 COMPRESSION ADAPTER PVC FITTING AND RISER PVC LATERAL PIPE COMPRESSION FLUSH TREE PLAN DIFFUSER BUG CAP: 1 4" TUBING STAKE: MULCH AS SPECIFIED WEED CONTROL FABRIC 1 4" VINYL DISTRIBUTION TUBING XERI-TUBE 700 SINGLE-OUTLET EMITTER TREE SECTION NOTE: 1. DIRECT (2) EMITTERS PER SHRUB AND (3) PER TREE 2. EMITTERS SHOULD BE PLACED INSIDE TREE WELL, HALFWAY BETWEEN THE BASE OF THE TREE AND EDGE OF ITS CANOPY. 3. RUN XERI-TUBE 700 DISTRIBUTION TUBING NO MORE THAN 250' LENGTH 4. RUN 1 4" VINYL DISTRIBUTION TUBING NO MORE THAN 5' LENGTH Irrigation Details L 702 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l701_hoover way pud_irrigationdetails.dwg Hoover Way PUD Bozeman, Montana 613 Δ Δ Δ ℄ BLOCK OPEN SPACE (SF) LOTS (SF) TOTAL (SF) 614 DESIGN REPORT WATER & SEWER MANAGEMENT HOOVER WAY SUBDIVISION Prepared for: HRDC 32 South Tracy Avenue; Bozeman, MT 59715 Prepared by: C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 (406) 587-1115 Project Number: 161004 March 2017 615 Design Report - Page 2 of 7 INTRODUCTION The proposed Hoover Way Subdivision is a 28-lot affordable housing subdivision located on a 2.72-acre parcel near Hoover Way and Sartain Street in the City of Bozeman. This project will require connection to existing City of Bozeman water and sanitary sewer system. WATER SYSTEM LAYOUT The current water main in the area that will be utilized for the Hoover Way Subdivision is the 8- inch ductile iron pipe (DIP) located in Sartain Street. The proposed 8-inch DIP for the subdivision will connect to the existing main in the intersection of Sartain Street and Hoover Way and the existing 8” water main stub at the existing western terminus of Georgia Marie Lane. The main will run north under the proposed Hoover Way and terminate at the north property line with a cap to allow for future connection. The main will have a tee installed at the intersection of Georgia Marie Lane and this main will run east to connect to the existing stub installed with Baxter Square Subdivision, Phase 3. Blow off valves will be installed per City of Bozeman detail 02660-7 at the north dead-end of the main. A WaterCAD analysis is enclosed (Appendix A) analyzing all mains installed with this project. The connection to the existing system is modeled as a pump with characteristics matching data measured by the City of Bozeman Water Department. WATER DISTRIBUTION SYSTEM SIZING Input Data Average Daily Residential Usage = 170 gallons per capita per day Average Population Density = 2.11 persons/dwelling unit Minimum Fire Hydrant Flow = 1,500 gpm Residual Pressure Required = 20 psi for Fire Flow Average Day Demand (Peaking Factor = 1) Maximum Day Demand (Peaking Factor = 2.3) Maximum Hour Demand (Peaking Factor = 3.0) 616 Design Report - Page 3 of 7 Water Demands (28 dwelling units) Average Day Demand = 28 d.u. x 2.11 persons/d.u. x 170 gpcpd = 10,044 gpd = 6.97 gpm Maximum Day Demand = 6.98 gpm x 2.3 = 16.04 gpm Peak Hour Demand = 6.98 gpm x 3.0 = 20.92 gpm Available Pressure: 8-inch main in Baxter/Buckrake: Hydrant #1960 Static = 90 psi Residual = 88 psi Hydrant # 1961 Pitot = 75 psi Flow Rate = 1455 gpm HYDRAULIC ANALYSIS A water distribution model was created using WaterCAD Version 6.5 for demand forecasting and describing domestic and fire protection requirements. In order to model the system, each junction node of the water distribution system was assessed a demand based on its service area. The table shown below quantifies the demands placed at the junction nodes and calculates the demands for Average Day, Maximum Day and Peak Hour within the subdivision. The peaking factor for each case is 1, 2.3 and 3.0 respectively. JUNCTION NODE # OF LOTS AVG. DAY GPM MAX. DAY GPM PEAK HOUR GPM J-15 10 2.49 5.73 7.47 J-17 0 0 0 0 J-18 6 1.49 3.44 4.48 J-19 12 2.99 6.88 8.97 Total 28 6.97 16.04 20.92 Measurements obtained by the City of Bozeman Water Department indicate a static pressure of 90 psi and a residual pressure of 88 psi at hydrant #1960 (Appendix A). Flow rate and pitot pressure were obtained from fire hydrant #1961 located near hydrant 1960. Measurements obtained by the City of Bozeman Water Department indicate a flow rate of 1455 gpm and a pitot pressure of 75 617 Design Report - Page 4 of 7 psi at hydrant 1961 (Appendix A). This flow/pressure information was used to develop relationships between static head and flow at the tie in point. his relationship was used in the model by simulation of a pump at the connection point. The pump is connected to a reservoir which acts as a source of water. The elevation of the reservoir is fixed at the elevation of the pump, which is also equivalent to the elevation of the tie in point. The reservoir does not create any head on the system; the head is generated entirely by the pumps. The input data and the pump curves are included in Appendix A. DISTRIBUTION MAIN The proposed 8-inch DIP water mains provide adequate capacity to serve the subdivision under the Peak Hour Demand condition. The flows and pressures within the system for the Peak Hour Demands were generated with the WaterCAD program and can be found in Appendix A. The capacity of the system to meet fire flow requirements was tested by running a steady state fire flow analysis for all junctions at fire hydrant locations. The model shows that all hydrant junctions satisfy fire flow constraints (residual pressure > 20 psi, flow rate > 1500 gpm), while providing service to lots at peak hour. The results of the analysis at peak hourly flow are given in Appendix A. SANITARY SEWER SYSTEM An 8-inch PVC sanitary sewer line will be installed in Hoover Way and Georgia Marie Lane and will flow south to connect with the existing 8-inch main located in Sartain Street. DESIGN REQUIREMENTS The flow rates used herein are according to the City of Bozeman Design Standards and Specifications Policy (DSSP) dated March, 2004. The peaking factor for the design area is determined by figuring the equivalent population and inserting the population into the Harmon Formula. An 8-inch main is used because that is the minimum diameter allowed within the City of Bozeman. 618 Design Report - Page 5 of 7 Using the city average of 2.11 persons per household the equivalent population is calculated. Connection: Equivalent Population = (2.11 persons/dwelling unit)(28 units) = 59 persons Harmon Formula: Peaking Factor = (18 + P0.5)/(4 + P0.5) where: P = Population in thousands Peaking Factor = (18 + 0.0590.5)/(4 + 0.0590.5) Peaking Factor = 4.30 Assumed infiltration rate = 150 gallons/acre/day = 150 (2.72 acres) = 408 gal/day The peak flow rate is calculated by multiplying the City's design generation rate of 89 gallons per capita per day by the population, multiplying by the peaking factor, and adding the infiltration rate: Peak Flow Rate = 89 gpcpd (59 persons) (4.30) + 408 gpd = 22,987 gpd = 15.96 gpm = 0.0351 cfs The capacity of an 8-inch main is checked using Manning’s Equation: Qfull = (1.486/0.013)AR2/3S1/2 For an 8-inch PVC main: Manning's n = 0.013 for PVC Pipe Minimum Slope = 0.004 ft/ft A = area = (3.14/4)d 2 = (3.14/4)(8/12)2 = 0.34907 ft2 P = perimeter = 2(3.14)r = 2(3.14)(4/12) = 2.0944 ft R = hydraulic radius = A/P = 0.34907/2.0944 = 0.16667 ft R2/3 = 0.30105 ft S = 0.004 ft/ft S1/2 = 0.0632 ft/ft Qfull = (1.486/0.013)(0.34907)(0.30105)(0.0632) = 0.7592 cfs 619 Design Report - Page 6 of 7 Connection: Q/Qfull = 0.0280 /0.7592 = 0.0368 or 3.68% Based on these calculations, an 8-inch sewer line has adequate capacity to carry the design flows for the subdivision. Wastewater from the proposed subdivision will flow to the existing main in Thomas Drive which connects to the Figure 4-8 of the Cattail Creek Interceptor. Figure 4-8 of the 2014 Wastewater Facility Plan for the City of Bozeman indicates that sanitary sewer mains downstream of the proposed subdivision are flowing at less than 50% of capacity (maximum d/D) with the exception of the trunk main directly before the Wastewater Treatment Plant which is flowing between 50% and 75% full (maximum d/D). 620 Design Report - Page 7 of 7 APPENDIX A WATERCAD MODEL 621 Calculation Results Summary Title: Baxter Square Subdivision, Phase 3 g:\...\design reports\baxterwatercad.wcd 03/15/17 03:19:48 PM C & H Engineering & Surveying, Inc. © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA +1-203-755-1666 Project Engineer: Matt Hausauer WaterCAD v6.5 [6.5120] Page 1 of 1 Scenario: Peak Hour [Analysis Started] Wed Mar 15 15:15:07 2017 [Fire Flow] Failed to Converge ....... 0 Satisfied Constraints .... 6 Failed Constraints ....... 0 Total Nodes Computed ..... 6 [Steady State] 0:00:00 Balanced after 2 trials; relative flow change = 0.000172 Flow Summary Flow Supplied 20.92 gpm Flow Demanded 20.92 gpm Flow Stored 0.00 gpm 0:00:00 Reservoir R-2 is emptying [Analysis Ended] Wed Mar 15 15:15:07 2017 622 Scenario Summary Report Scenario: Peak Hour Title: Baxter Square Subdivision, Phase 3 g:\...\design reports\baxterwatercad.wcd 03/15/17 03:20:41 PM C & H Engineering & Surveying, Inc. © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA +1-203-755-1666 Project Engineer: Matt Hausauer WaterCAD v6.5 [6.5120] Page 1 of 1 Scenario Summary Active Topology Alternative Base-Active Topology Physical Alternative Base-Physical Demand Alternative Base-Demand Initial Settings Alternative Base-Initial Settings Operational Alternative Base-Operational Age Alternative Base-Age Alternative Constituent Alternative Base-Constituent Trace Alternative Base-Trace Alternative Fire Flow Alternative Base-Fire Flow Capital Cost Alternative Base-Capital Cost Energy Cost Alternative Base-Energy Cost User Data Alternative Base-User Data Hydraulic Analysis Summary Analysis Steady State Friction MethodHazen-Williams Formula Accuracy 0.001000 Trials 40 Quality Analysis Summary Analysis Constituent Quality Time Step N/A hr Age Tolerance 0.01 hr Constituent Tolerance 0.01 mg/l Trace Tolerance 1.0 % Global Adjustments Demand Operation <None> Roughness Operation <None> Demand 0.00 Roughness 0.00 623 Scenario: Peak Hour Fire Flow Analysis Fire Flow Report Title: Baxter Square Subdivision, Phase 3 g:\...\design reports\baxterwatercad.wcd 03/15/17 03:21:49 PM C & H Engineering & Surveying, Inc. © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA +1-203-755-1666 Project Engineer: Matt Hausauer WaterCAD v6.5 [6.5120] Page 1 of 2 Label Fire Flow Iterations Fire Flow Balanced? Satisfies Fire Flow Constraints? Needed Fire Flow (gpm) Available Fire Flow (gpm) Total Flow Needed (gpm) Total Flow Available (gpm) Residual Pressure (psi) Calculated Residual Pressure (psi) Minimum Zone Pressure (psi) HYDRANT 16 true true 1,500.00 4,591.66 1,500.00 4,591.66 20.00 20.00 20.00 J-14 1 true true 1,500.00 5,000.00 1,500.00 5,000.00 20.00 70.07 20.00 J-15 14 true true 1,500.00 4,693.66 1,507.47 4,701.13 20.00 24.33 20.00 J-17 16 true true 1,500.00 4,647.84 1,500.00 4,647.84 20.00 20.00 20.00 J-18 12 true true 1,500.00 4,157.47 1,504.48 4,161.95 20.00 20.00 20.00 J-19 15 true true 1,500.00 3,925.69 1,508.97 3,934.66 20.00 20.00 20.00 624 Scenario: Peak Hour Fire Flow Analysis Fire Flow Report Title: Baxter Square Subdivision, Phase 3 g:\...\design reports\baxterwatercad.wcd 03/15/17 03:21:49 PM C & H Engineering & Surveying, Inc. © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA +1-203-755-1666 Project Engineer: Matt Hausauer WaterCAD v6.5 [6.5120] Page 2 of 2 Calculated Minimum Zone Pressure (psi) Minimum Zone Junction 26.99 J-15 67.25 HYDRANT 20.00 HYDRANT 20.00 J-18 33.30 J-17 38.81 HYDRANT 625 Scenario: Peak Hour Fire Flow Analysis Junction Report Title: Baxter Square Subdivision, Phase 3 g:\...\design reports\baxterwatercad.wcd 03/15/17 03:22:51 PM C & H Engineering & Surveying, Inc. © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA +1-203-755-1666 Project Engineer: Matt Hausauer WaterCAD v6.5 [6.5120] Page 1 of 1 Label Elevation (ft) Type Base Flow (gpm) Pattern Demand (Calculated) (gpm) Calculated Hydraulic Grade (ft) Pressure (psi) HYDRANT 4,702.50 Demand 0.00 Fixed 0.00 4,903.69 87.04 J-14 4,696.00 Demand 0.00 Fixed 0.00 4,903.69 89.86 J-15 4,692.50 Demand 7.47 Fixed 7.47 4,903.69 91.37 J-17 4,692.00 Demand 0.00 Fixed 0.00 4,903.68 91.59 J-18 4,692.00 Demand 4.48 Fixed 4.48 4,903.68 91.59 J-19 4,691.00 Demand 8.97 Fixed 8.97 4,903.68 92.02 626 Scenario: Peak Hour Fire Flow Analysis Pipe Report Title: Baxter Square Subdivision, Phase 3 g:\...\design reports\baxterwatercad.wcd 03/15/17 03:23:49 PM C & H Engineering & Surveying, Inc. © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA +1-203-755-1666 Project Engineer: Matt Hausauer WaterCAD v6.5 [6.5120] Page 1 of 2 Label Length (ft) Diameter (in) Material Hazen- Williams C Check Valve? Minor Loss Coefficient Control Status Discharge (gpm) Upstream Structure Hydraulic Grade (ft) Downstream Structure Hydraulic Grade (ft) P-13 354.00 8.0 Ductile Iron 130.0 false 0.00 Open 20.92 4,903.69 4,903.69 P-14 20.00 8.0 Ductile Iron 130.0 false 0.00 Open 0.00 4,903.69 4,903.69 P-15 42.00 8.0 Ductile Iron 130.0 false 0.00 Open 13.45 4,903.69 4,903.68 P-16 120.00 8.0 Ductile Iron 130.0 false 0.00 Open 4.48 4,903.68 4,903.68 P-17 196.00 8.0 Ductile Iron 130.0 false 0.00 Open 8.97 4,903.68 4,903.68 P-18 1.00 48.0 PVC 150.0 false 0.00 Open 20.92 4,903.69 4,903.69 P-19 1.00 48.0 PVC 150.0 false 0.00 Open 20.92 4,696.00 4,696.00 627 Scenario: Peak Hour Fire Flow Analysis Pipe Report Title: Baxter Square Subdivision, Phase 3 g:\...\design reports\baxterwatercad.wcd 03/15/17 03:23:49 PM C & H Engineering & Surveying, Inc. © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA +1-203-755-1666 Project Engineer: Matt Hausauer WaterCAD v6.5 [6.5120] Page 2 of 2 Pressure Pipe Headloss (ft) Headloss Gradient (ft/1000ft) 0.00 0.01 0.00 0.00 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 628 Scenario: Peak Hour Fire Flow Analysis Pump Report Title: Baxter Square Subdivision, Phase 3 g:\...\design reports\baxterwatercad.wcd 03/15/17 03:24:53 PM C & H Engineering & Surveying, Inc. © Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 USA +1-203-755-1666 Project Engineer: Matt Hausauer WaterCAD v6.5 [6.5120] Page 1 of 1 Label Elevation (ft) Control Status Intake Pump Grade (ft) Discharge Pump Grade (ft) Discharge (gpm) Pump Head (ft) Calculated Water Power (Hp) PMP-2 4,696.00 On 4,696.00 4,903.69 20.92 207.69 1.10 629 630 DESIGN REPORT STORMWATER MANAGEMENT HOOVER WAY SUBDIVISION Prepared for: HRDC 32 South Tracy Avenue, Bozeman, MT 59715 Prepared by: C&H Engineering and Surveying, Inc. 1091 Stoneridge Drive, Bozeman, MT 59718 (406) 587-1115 Project Number: 161004 November 2017 631 INTRODUCTION The proposed Hoover Way Subdivision is a 27-lot affordable housing subdivision located on a 2.72-acre parcel near Hoover Way and Sartain Street in the City of Bozeman. A combination of site grading, curb and gutter, storm inlets, piping, and on-site retention via underground retention chambers will be used to manage stormwater runoff on the site. All stormwater inlets must be fitted with an oil and debris stop to eliminate oil and sediment from runoff. Supporting stormwater calculations are attached to this report. INFILTRATION CHAMBERS The subdivision will utilize underground stormwater retention chambers for stormwater management. The retention chambers are sized to the City of Bozeman Design Standards to retain the entire volume of a 10-year, 2-hour storm event. The subdivision was split into four primary drainage basins as shown on the attached Drainage Area Exhibit. Drainage Areas 1 and 2 consist of the north half of the proposed Hoover Way Subdivision and stormwater from these drainage areas flows to the Contech Underground Storage Chambers #1. Drainage Area 1 includes all of Georgia Marie Lane, and all of blocks 2 and 3, and the east half of Hoover Way north of the storm inlets at station 3+70.93. Drainage Area 2 includes all of block 1 and the west half of Hoover Way north of the storm inlets at station 3+70.93. The runoff volume from Drainage Areas 1 and 2 during a 10-year 2-hour storm is 2,529 ft3 . The Contech Underground Storm Chambers #1 has a total volume of 2,817 ft3 . Drainage Areas 3 and 4 consist of the south half of the proposed Hoover Way Subdivision and stormwater from these drainage areas flows to the Contech Underground Storage Chambers #2. Drainage Area 2 consists of all of block 1 and the west half of Hoover Way south of the storm inlets located at station 3+70.93, and the north half of Sartain Street from the proposed Hoover Way/Sartain Street intersection to the west dead end barricade. Drainage Area 4 consists of the east half of Hoover Way south of the storm inlets located at station 3+70.93 and the north half of Sartain Street from the existing Renee Way/Sartain Street intersection to the proposed Hoover Way/Sartain Street intersection. The runoff volume from Drainage Areas 3 and 4 during a 10-year 2-hour storm is 2,401 ft3 . The Contech Underground Storm Chambers #2 has a total volume of 2,715 ft3 . 632 The Contech Infiltration System is a method for storing stormwater runoff in an underground infiltration system. Each system consists of 24” diameter Corrugated Metal Pipe (CMP). The structural backfill for each system consists of a stone porosity of 40%, 12 inches of width at the ends and sides, 12 inches of space between pipes, and 6 inches above and below the pipes. Drainage Area 1 will require an infiltration system that consists of six barrels of pipe, each barrel being 79 feet long. Each barrel includes 4 sections of CMP connected via a coupling band. The total pipe storage associated with this system is 1,542 ft3 , and 1,275 ft3 coming from the structural backfill storage. The total footprint for this system is 1,577 ft2 . Drainage Area 2 will require an infiltration system that consists of six barrels of pipe, each barrel being 76 feet long. Each barrel includes 4 sections of CMP connected via a coupling band. The total pipe storage associated with this system is 1,485 ft3 , and 1,229 ft3 coming from the structural backfill storage. The total footprint for this system is 1,520 ft2 . 633 APPENDIX A DRAINAGE AREA MAP 634 APPENDIX B SUPPORTING CALCULATIONS 635 DRAINAGE AREA #1 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95 ROW Landscape 19 0.2 Weighted C Factor = 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2 ) C * Area Composite ROW 0.71 16455 11724 Dense Residential 0.5 28442 14221 OS 0.2 5016 1003 Total 49913 26948 A = Area (acres) 1.15 C = Weighted C Factor 0.54 3. Calculate Tc (Time to Concentration) Tc Overland Flow Tc = 1.87 (1.1-CCf)D1/2/S1/3 Storm S = Slope of Basin (%) 2.12 Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35 2 to 10 1 Cf = Frequency Adjustment Factor 1.1 11 to 25 1.1 D = Length of Basin (ft) 118 26 to 50 1.2 51 to 100 1.25 Tc Overland Flow (minutes) 11.33 Tc Gutter Flow Tc = L/V/60 V = (1.486/n)R2/3 S1/2 n = Mannings Coefficient 0.013 R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.10% L = length of gutter (ft) 280 V = mean velocity (ft/s) 3.14 Tc Gutter Flow (minutes) = 1.49 Tc Total = 12.82 4. Calculate Flow (Rational Formula) Q = CIA C = Weighted C Factor 0.54 (calculated above) I = 0.78 Tc-0.64 (in/hr) 2.09 (25-yr storm) A = area (acres) 1.15 (calculated above) Q = REQUIRED GUTTER CAPACITY (cfs) 1.30 (assuming no carry flow) 636 PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15' Below Top of Curb Q = (1.486/n)AR2/3 S1/2 n = Mannings Coefficient 0.013 A = Area (ft2) 1.24 (0.15' below top of curb) P = Wetted perimeter (ft) 9.23 (0.15' below top of curb) R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.10% Q = PROVIDED GUTTER CAPACITY (cfs) 3.89 637 DRAINAGE AREA #2 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95 ROW Landscape 19 0.2 Weighted C Factor = 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2 ) C * Area Composite ROW 0.71 5514 3929 Dense Residential 0.5 10000 5000 OS 0.2 7220 1444 Total 22735 10373 A = Area (acres) 0.52 C = Weighted C Factor 0.46 3. Calculate Tc (Time to Concentration) Tc Overland Flow Tc = 1.87 (1.1-CCf)D1/2/S1/3 Storm S = Slope of Basin (%) 1.84 Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35 2 to 10 1 Cf = Frequency Adjustment Factor 1.1 11 to 25 1.1 D = Length of Basin (ft) 133 26 to 50 1.2 51 to 100 1.25 Tc Overland Flow (minutes) 12.60 Tc Gutter Flow Tc = L/V/60 V = (1.486/n)R2/3 S1/2 n = Mannings Coefficient 0.013 R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.85% L = length of gutter (ft) 106 V = mean velocity (ft/s) 4.08 Tc Gutter Flow (minutes) = 0.43 Tc Total = 13.03 4. Calculate Flow (Rational Formula) Q = CIA C = Weighted C Factor 0.46 (calculated above) I = 0.78 Tc-0.64 (in/hr) 2.07 (25-yr storm) A = area (acres) 0.52 (calculated above) Q = REQUIRED GUTTER CAPACITY (cfs) 0.49 (assuming no carry flow) 638 PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15' Below Top of Curb Q = (1.486/n)AR2/3 S1/2 n = Mannings Coefficient 0.013 A = Area (ft2) 1.24 (0.15' below top of curb) P = Wetted perimeter (ft) 9.23 (0.15' below top of curb) R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.85% Q = PROVIDED GUTTER CAPACITY (cfs) 5.06 639 DRAINAGE AREA #3 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95 ROW Landscape 19 0.2 Weighted C Factor = 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2 ) C * Area Composite ROW 0.71 11579 8250 Dense Residential 0.5 20001 10000 OS 0.2 7147 1429 Total 38726 19679 A = Area (acres) 0.89 C = Weighted C Factor 0.51 3. Calculate Tc (Time to Concentration) Tc Overland Flow Tc = 1.87 (1.1-CCf)D1/2/S1/3 Storm S = Slope of Basin (%) 3.21 Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35 2 to 10 1 Cf = Frequency Adjustment Factor 1.1 11 to 25 1.1 D = Length of Basin (ft) 119 26 to 50 1.2 51 to 100 1.25 Tc Overland Flow (minutes) 9.87 Tc Gutter Flow Tc = L/V/60 V = (1.486/n)R2/3 S1/2 n = Mannings Coefficient 0.013 R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.21% L = length of gutter (ft) 259 V = mean velocity (ft/s) 3.30 Tc Gutter Flow (minutes) = 1.31 Tc Total = 11.18 4. Calculate Flow (Rational Formula) Q = CIA C = Weighted C Factor 0.51 (calculated above) I = 0.78 Tc-0.64 (in/hr) 2.29 (25-yr storm) A = area (acres) 0.89 (calculated above) Q = REQUIRED GUTTER CAPACITY (cfs) 1.03 (assuming no carry flow) 640 PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15' Below Top of Curb Q = (1.486/n)AR2/3 S1/2 n = Mannings Coefficient 0.013 A = Area (ft2) 1.24 (0.15' below top of curb) P = Wetted perimeter (ft) 9.23 (0.15' below top of curb) R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 1.21% Q = PROVIDED GUTTER CAPACITY (cfs) 4.09 641 DRAINAGE AREA #4 1. Calculate Weighted C Factor for Right-of-Way Component Width C ROW Hardscape 41 0.95 ROW Landscape 19 0.2 Weighted C Factor = 0.71 2. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2 ) C * Area Composite ROW 0.71 21779 15518 Dense Residential 0.5 0 0 OS 0.2 1144 229 Total 22924 15747 A = Area (acres) 0.53 C = Weighted C Factor 0.69 3. Calculate Tc (Time to Concentration) Tc Overland Flow Tc = 1.87 (1.1-CCf)D1/2/S1/3 Storm S = Slope of Basin (%) 1.38 Return (yrs) Cf C = Rational Method Runoff Coefficient 0.35 2 to 10 1 Cf = Frequency Adjustment Factor 1.1 11 to 25 1.1 D = Length of Basin (ft) 0 26 to 50 1.2 51 to 100 1.25 Tc Overland Flow (minutes) 0.00 Tc Gutter Flow Tc = L/V/60 V = (1.486/n)R2/3 S1/2 n = Mannings Coefficient 0.013 R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 0.89% L = length of gutter (ft) 733 V = mean velocity (ft/s) 2.82 Tc Gutter Flow (minutes) = 4.33 Tc Total = 4.33 4. Calculate Flow (Rational Formula) Q = CIA C = Weighted C Factor 0.69 (calculated above) I = 0.78 Tc-0.64 (in/hr) 4.20 (25-yr storm) A = area (acres) 0.53 (calculated above) Q = REQUIRED GUTTER CAPACITY (cfs) 1.52 (assuming no carry flow) 642 PROVIDED GUTTER CAPACITY 1. Calculate Gutter Capacity @ 0.15' Below Top of Curb Q = (1.486/n)AR2/3 S1/2 n = Mannings Coefficient 0.013 A = Area (ft2) 1.24 (0.15' below top of curb) P = Wetted perimeter (ft) 9.23 (0.15' below top of curb) R = Hydraulic Radius A/P (ft) 0.13 (0.15' below top of curb) S = slope (ft/ft) 0.89% Q = PROVIDED GUTTER CAPACITY (cfs) 3.50 643 CONTECH UNDERGROUND STORM CHAMBERS #1 REQUIRED VOLUME 1. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2 ) C * Area Composite ROW 0.71 21969 15653 Dense Residential 0.5 38442 19221 OS 0.2 12236 2447 Total 72648 37321 C=Weighted C Factor 0.51 2. Calculate Required Volume Q = CIA V=7200Q C = Weighted C Factor 0.51 I = intensity (in/hr) 0.41 (10 yr, 2hr storm) A = Area (acres) 1.67 Q = runoff (cfs) 0.35 V = REQUIRED VOL (ft3) 2529 PROVIDED VOLUME (ft3) 2,817 644 CONTECH UNDERGROUND STORM CHAMBERS #2 REQUIRED VOLUME 1. Calculate Area and Weighted C Factor Contributing Area C Area (ft 2 ) C * Area Composite ROW 0.71 33358 23768 Dense Residential 0.5 20001 10000 OS 0.2 8291 1658 Total 61650 35426 C=Weighted C Factor 0.57 2. Calculate Required Volume Q = CIA V=7200Q C = Weighted C Factor 0.57 I = intensity (in/hr) 0.41 (10 yr, 2hr storm) A = Area (acres) 1.42 Q = runoff (cfs) 0.33 V = REQUIRED VOL (ft3) 2401 PROVIDED VOLUME (ft3) 2,715 645 INSPECTION AND MAINTENANCE FOR STORMWATER MANAGEMENT FACILITIES The Property Owners Association shall be responsible for the maintenance of the stormwater drainage facilities within Block 2 of Ferguson Farm Subdivision. Storm Water Facilities: 1. Drainage swales slope toward retention and detention ponds to collect storm water runoff and channel it to the retention or detention pond. 2. Retention Ponds collect storm water runoff and store the water until it evaporates and/or infiltrates into the ground. 3. Detention ponds collect storm water runoff while allowing some water to drain to another location. 4. Culverts are pipes which channel storm water from ditches or swales under roads. 5. Pipe Networks convey storm water to different discharge locations underground. 6. Inlets are facilities where storm water runoff enters a pipe network. Inlets include storm water manholes and drains. 7. Catch Basins are sumps typically located directly below storm water inlets and allow sediment to settle before storm water enters the pipe network. 8. Outlets are points where storm water exits a pipe network. 9. Drywells are underground storm water collection facilities that collect and temporarily store runoff from roof tops and landscaped areas before allowing storm water to infiltrate into the ground. Post Construction Inspection: 1. Observe drain time in retention ponds for a storm event after completion of the facility to confirm that the desired drain time has been obtained. If excessively slow infiltration rates are observed then excavate a minimum 5 ft by 5 ft drain to native gravels (or native well-draining material) and backfill with well-draining material (pit-run). 2. Observe that drywells, catch basins, and outlet structures are clear of any material or obstructions in the drainage slots. Inspect these structures to insure proper drainage following a storm event. Immediately identify and remove objects responsible for clogging if not draining properly. Semi-Annual Inspection: 1. Check retention ponds and dry wells three days following a storm event exceeding ¼ inch of precipitation. Failure for water to percolate within this time period indicates clogging or poor-draining soils. Clear any clogs and replace any poor-draining soils with well-draining gravely soils. 2. Check for grass clippings, litter, and debris in drainage swales, catch basins, dry wells, culverts and retention ponds. Flush and/or vacuum drywells or storm water pipes if excessive material is observed in the facilities. Standard Maintenance: 1. Remove sediment and oil/grease from retention ponds and detention 2. Inspect and remove debris from drainage swales, catch basins, dry wells, and retention ponds. Use a vacuum truck to clean catch basins and dry wells. 646 3. Monitor health of vegetation and revegetate as necessary to maintain full vegetative cover. 4. Inspect for the following issues: differential accumulation of sediment, drain time, signs of petroleum hydrocarbon contamination (odors, oil sheen in pond water), standing water, trash and debris. Sediment accumulation: In most cases, sediment from a retention pond does not contain toxins at levels posing a hazardous concern. However, sediments should be tested for toxicants in compliance with current disposal requirements and if land uses in the drainage area include commercial or industrial zones, or if visual or olfactory indications of pollution are noticed. Sediments containing high levels of pollutants should be disposed of in accordance with applicable regulations and the potential sources of contamination should be investigated and contamination practices terminated. 647 648 649 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA i Table of Contents 1.0 INTRODUCTION ...................................................................................................... …1 2.0 PROPOSED STRUCTURE ........................................................................................... 1 3.0 INVESTIGATION ......................................................................................................... 1 3.1 Field Investigation ................................................................................................... 1 3.2 Laboratory Analysis ................................................................................................. 2 4.0 SITE EVALUATION ..................................................................................................... 2 4.1 Site Description ....................................................................................................... 2 4.2 Subsurface Soils and Conditions .............................................................................. 2 4.3 NRCS Soils Survey .................................................................................................. 4 4.4 Geologic Setting ...................................................................................................... 4 4.5 Seismicity ................................................................................................................ 5 4.5.1 Liquefaction ................................................................................................. 5 4.5.2 Peak Ground Acceleration ............................................................................ 6 4.6 Groundwater ........................................................................................................... 6 5.0 GEOTECHNICAL ANALYSIS ..................................................................................... 6 5.1 Allowable Bearing Capacity .................................................................................... 6 5.2 Settlement ................................................................................................................ 7 5.2.1 Collapse Potential ......................................................................................... 8 6.0 RECOMMENDATIONS ................................................................................................ 8 6.1 Foundation ............................................................................................................... 8 6.2 Foundation Excavation ............................................................................................ 9 6.3 Structural Fill ........................................................................................................... 9 6.4 Foundation Wall Backfill ....................................................................................... 10 6.5 Interior Slabs-On-Grade ......................................................................................... 10 6.6 Exterior Slabs-On-Grade ........................................................................................ 11 6.7 Asphalt Paving Improvements ............................................................................... 11 6.8 Site Grading ........................................................................................................... 12 6.9 Underground Utilities ............................................................................................ 12 6.10 Construction Administration .................................................................................. 13 7.0 CONCLUSIONS ........................................................................................................... 13 8.0 REPORT LIMITATIONS ........................................................................................... 14 9.0 REFERENCES ............................................................................................................... 14 650 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA ii List of Appendices Appendix A – USGS Topographic Map .................................................................................. A-1 Appendix B – Test Pit Location Map ...................................................................................... A-2 Appendix C – NRCS Web Soil Survey Map ............................................................................ A-3 Appendix D – Geology Maps .................................................................................................. A-4 Appendix E – Test Pit Logs ..................................................................................................... A-5 Appendix F – Report Limitations ............................................................................................ A-6 651 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 1 1.0 Introduction C&H Engineering and Surveying Inc., (C&H Engineering) has conducted a geotechnical investigation for the Hoover Way Subdivision. The project area is found in the Southeast Quarter of Section 35, Township 1 South, Range 5 East, in Bozeman, Montana. The site location is shown on a United States Geological Survey (USGS) topographic quadrangle map in Appendix A, “USGS Topographic Map.” The scope of services was to conduct a site investigation, evaluate the site, and provide a geotechnical investigation report. The report documents the sites’ soil and groundwater conditions, subsurface soil properties, and provides foundation design and construction recommendations for residential structures to be constructed within the subdivision. 2.0 Proposed Construction Hoover Way Subdivision will have a total of 27 lots. A total of 25 of the lots will be for townhomes. The subdivision has a total area of 2.7214 acres. Site development for each lot has been assumed to consist of the excavation for the foundation elements, installation of exterior concrete slabs, and also the installation of either rigid or flexible driveway pavements. It has been assumed that each residence will be constructed with either a slab-on-grade with frost walls foundation or a crawl space foundation. Basement foundations are not recommended due to the potential for seasonally high groundwater elevations across the subdivision. It is also assumed that each structure will have an attached garage that will be constructed with a slab-on-grade with frost walls foundation. It has been assumed that each structure will be constructed utilizing typical wood framing. It has also been assumed that the foundation footings for each structure will not be subjected to unusual loading conditions such as eccentric loads. Eccentric loading of foundation footings will reduce the soils allowable bearing capacity and could possibly result in additional settlement. If any of the foundation footings will be eccentrically loaded please contact this office so we can appropriately revise our allowable bearing capacity and settlement estimates. 3.0 Investigation The investigation is separated into two parts; the field investigation and the laboratory analysis. While the scope of this project focuses more on the field investigation, we feel it is important to spend time verifying our field observations and conducting tests that will aid in the geotechnical analysis. 3.1 Field Investigation On January 10, 2017 a site visit was made to the subject property to conduct a subsurface soils investigation and to observe ground features. The subsurface conditions were investigated across the subject property under the direction of Michael J. Welch, P.E., a professional geotechnical engineer with C&H Engineering. The subsurface soils investigation consisted of examining 5 652 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 2 test pit excavations. The exploratory test pits were excavated with John Deere 410G Backhoe provided by Val Mencas Excavation, LLC. The test pit locations were chosen based on site topography, accessibility, the location of underground utilities, and the proposed layout of Hoover Way Subdivision. The soil profiles revealed by the excavations were logged and visually classified according to ASTM D 2488, which utilizes the nomenclature of the Unified Soil Classification System (USCS). Representative samples of each soil layer were collected from the trench sidewalls at varying depths for further classification in the lab. The relative density of each soil layer was estimated based on the amount of effort required to excavate the material, probing of the excavation sidewalls with a rock hammer, and the overall stability of the excavation. Penetration tests were also performed with a static cone penetrometer on fine grained soils. Any evidence of seepage or other groundwater conditions were also noted. The locations of the test pits (TP) are shown on the Test Pit Location Map included in Appendix B. The subsurface soil conditions encountered in the test pits are described briefly in Section 4.2 and in more detail in Appendix E, “Test Pit Logs.” 3.2 Laboratory Analysis The representative soil samples collected from the excavation sidewalls during the field investigation were labeled, stored in a sealed container, and transported to the C&H Engineering soils laboratory. While each soil interval was visually classified during the field investigation, the classifications were verified and further refined in the laboratory using the following procedures: Visual-Manual Procedure (ASTM D2488) Amount of Material in Soils Finer than the No. 200 Sieve (ASTM D1140) 4.0 Site Evaluation The site evaluation is based on both the field investigation and research of the sites’ surface geology, soil survey information, and seismic history. 4.1 Site Description Hoover Way Subdivision has a total area of 2.7214 acres and will consist of 27 residential lots, 25 of which will be for townhomes. The subdivision is bordered by residential properties to the north, east and west. Sartain Street borders the subdivision to the South. The subject property is currently separated into two separate drainage areas due to an elevated area that traverses the property from east to west. This elevated area used to contain railroad tracks at some time in the past. The area to the south of the old railroad tracks has had a significant amount of fill brought to the site and end dumped. A large pond is also located directly to the east of the fill piles and appears to slightly encroach on the proposed subdivision. No other significant geological or topographical features are present. 653 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 3 4.2 Subsurface Soils and Conditions The following paragraphs briefly summarize the subsurface soils and conditions observed in the 5 test pits excavated for the field investigation. Please refer to Appendix E, “Test Pit Logs” for more detailed descriptions and to the Test Pit Location map in Appendix B for the test pit locations. The first soil horizon encountered in TP-1 and TP-2 was undocumented fill. It should be noted that a significant amount of fill has been brought to the site and end dumped in the vicinity of TP-1 and TP-2. The test pits were excavated in accessible areas that appeared to have relatively a small amount of fill placed across them. The undocumented fill was a mixture of organics, silt, clay, sand, cobbles, gravels, and woody debris, and was present to a depth of 0.9 feet below grounds surface (bgs) in both TP-1 and TP-2. This material must be removed from beneath all foundation elements, interior and exterior slabs as well as beneath all asphalt paving. This material may be stockpiled onsite and used for final site grading purposes. The first soil horizon encountered in TP-3, TP-4 and TP-5 and the second soil horizon encountered in TP-1 and TP-2 was an Organic Soil of low plasticity (OL). This material was black in color, moist, and very soft. This material was encountered to depths of approximately 1.3 to 2.5 feet below grounds surface (bgs). Organic soils are highly compressible and are not suitable for foundation support. This material must also be removed from beneath all interior and exterior slabs as well as beneath all asphalt paving. This material may be stockpiled onsite and used for final site grading purposes. Underlying the Organic Soil of Low Plasticity in each of the excavations was a Lean Clay with Sand (CL), which was encountered to depths ranging from 4.0 feet bgs to 6.5 feet bgs. This material was light brown in color to gleyed, very soft, and composed of approximately 75 to 95 percent clayey fines with medium to low plasticity and no dilatancy, and 5 to 25 percent fine to medium grained sand. This material was found to be in a very soft condition and is not suitable for foundation support. Perched water layers were also encountered at various depths within this layer in each of the exploratory excavations. Following the Lean Clay with Sand, Poorly Graded Gravel with Sand and Cobbles (GP), known locally as "pit-run" gravel, was encountered to the end of each excavation. Groundwater was present within this interval in each of the exploratory excavations. Once the water table was encountered the excavation did not continue due to caving of the excavation side walls. Based on the subsurface investigation it is anticipated that Lean Clay with Sand will be present at the desired footing elevation for each of the residential structures. A settlement analysis indicates that the Lean Clay with Sand could settle in excess of 3 inches under the anticipated loading conditions. This amount of settlement can cause significant structural damage to any wood- framed structure, therefore, it is recommended that the Lean Clay with Sand be removed from beneath all foundation footings. Also, the perched water layers encountered within the Lean Clay with Sand make any structure constructed over this material highly susceptible to differential settlement, further warranting removing this material from beneath all foundation footings. 654 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 4 It is our recommendation that the excavation for each structures’ foundation continue down to the Poorly Graded Gravel with Sand and Cobbles and structural fill be placed and compacted to achieve the desired bottom of footing elevation. It should be noted that in order to implement the required subgrade improvements dewatering will be necessary. A dewatering plan is beyond the scope of this report and is the responsibility of the excavating contractor. 4.3 Natural Resources Conservation Service Soil Survey The Natural Resources Conservation Service (NRCS) Web Soil Survey (WSS) provides soil data and information produced by the National Cooperative Soil Survey. The NRCS has determined the physical characteristics and engineering properties, among other data, of near surface soils across the United States. These data are reviewed against our observations and analysis of the subsurface soils encountered during the field investigation to determine if a correlation is present. If a strong correlation is determined, it is very likely that other engineering properties or characteristics described by the NRCS regarding the soils present on the subject property are accurate as well. It should be noted that the NRCS typically only describes the soils located within 5 feet of the surface. NRCS Soil Survey information of the area was taken from the NRCS WSS, Version 2.0. For more information please visit the NRCS Web Soil Survey on the World Wide Web, at http://websoilsurvey.nrcs.usda.gov/app/. The NRCS Soils Survey identifies two soil types near the subject property. The soil types are 50B – Blackdog Silt Loam and 510B – Meadowcreek Loam. The NRCS describes these soils types as calcareous loess (50B) and alluvium (510B). The soils encountered in all five excavations correlate best with the NRCS description of the Meadowcreek Loam. All soils encountered, with the exception of the organic soil and the undocumented fill, appeared to be alluvial in origin. It should be noted that the NRCS indicates that groundwater for this soil type is located at depths ranging from 24 inches to 42 inches below the grounds surface. 4.4 Geologic Setting The following paragraphs discuss the geologic setting in the direct vicinity of the subject property. The geologic setting is determined from a review of surface geology maps and reports published by the United States Geological Survey and others that contain the subject property. This information is especially helpful in determining any geologic hazards that may be present in the immediate area (such as landslide deposits) and what types of soil and rock may be present in the area. Additional information regarding the parent material and depositional environment of a given soil type can also sometimes be obtained or inferred from these maps and reports. The local surface geology in the direct vicinity of the subject property was determined from the USGS Geologic Map of the Bozeman 30’ x 60’ Quadrangle. Please refer to Appendix D, “USGS Geologic Map” for a complete geologic description and map. The USGS Geological Map identifies one geologic formation mapped across the subject property. This geological 655 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 5 formation is named Qabo, braid plain alluvium, older. For a narrative description of this formation see the USGS Geologic Map of the Bozeman 30’ x 60’ Quadrangle in Appendix D. The 5 test pits excavated for the field investigation correlate well with the USGS descriptions of the braid plain alluvium, older. All soils encountered, with the exception of the organic soil, appeared to be alluvial in origin. 4.5 Seismicity The Bozeman area is located in an earthquake zone known as the intermountain seismic belt, which is a zone of earthquake activity that extends from northwest Montana to southern Arizona. In general, this zone is expected to experience moderately frequent, potentially damaging earthquakes. With that in mind, it is important that the structure be designed to withstand horizontal seismic accelerations that may be induced by such an earthquake, as is required by the International Building Code. Horizontal ground acceleration is discussed further below in Section 4.5.3. The USGS and Montana Bureau of Mines and Geology (MBMG) have compiled a map of Quaternary Class A faults and earthquake epicenters in western Montana; a Class A fault is one that is associated with at least one large magnitude earthquake within the last 1.6 million years. The earthquake epicenters shown on the map (yellow circles) are associated with earthquakes of magnitude 2.5 or greater, with stars indicating epicenters of earthquakes with a magnitude greater than 5.5. A review of this map indicated that there are 4 Class A faults located within 15 miles of the subject property and 13 earthquake epicenters have been recorded within 12 miles of the subject property. The four faults mapped near the subject property are the Central Park Fault, Bridger Fault, Elk Creek Fault, and the Gallatin Range Fault. Each of these faults is described as a normal fault, indicating that one side of the fault will move downward into the earth relative the other side during an earthquake. The Central Park Fault is located approximately 9.5 miles northwest of the subject property and runs east to west through the middle of the Gallatin Valley. The Bridger Fault is located approximately 5 miles northeast of the subject property and runs along the western side of the Bridger Mountains. The Gallatin Range fault is located approximately 9 miles south of the subject property and runs along the northern border of the Gallatin Range. The Elk Creek Fault is located approximately 16.5 miles west-southwest of the subject property and extends from Goose Creek (southwest of Gallatin Gateway) to approximately 13.8 miles northwest of where Norris Road crosses the Madison River. See the Quaternary Fault and Seismicity Map of Western Montana in Appendix D for more information regarding the location of these faults and nearby earthquake epicenters. 4.5.1 Liquefaction In general terms, liquefaction is defined as the condition when saturated, loose, fine sand-type soils lose their support capabilities due to the development of excessive pore water pressure, which can develop during a seismic event. Loose silty sandy soils, if located below the groundwater table, have the potential to liquefy during a major seismic event. 656 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 6 Our subsurface investigation did not encounter any loose sand horizons within the depth of excavation. It is our opinion that the potential for differential settlement resulting from liquefaction during a moderate seismic event is low. 4.5.2 Peak Ground Acceleration The response of the earth’s crust to an earthquake (peak ground acceleration) depends primarily on the surficial geology present at a given location. The USGS has produced hazard mapping to assist in determining the horizontal ground acceleration at specific points across the United States during various magnitude earthquakes. The USGS has estimated the peak horizontal ground acceleration for the subject property during an earthquake with a 10 percent probability of being exceeded in 50 years to be 0.1562g (15.62 percent the acceleration of gravity) (USGS, 2002). In other words, an event of this nature could occur on average every 500 years. Please note that this ground motion value is calculated for firm rock and may differ with different soil types. The different soils may amplify or de-amplify the peak ground acceleration depending on their physical properties; for example, a clayey soil would amplify the intensity of the peak ground acceleration determined for the subject property. Structural design of each structure needs to comply with Section 1613 of the 2012 International Building Code (IBC). Based on the criteria in Section 1613.3.2 of the 2012 IBC, the Site Class is D. 4.6 Groundwater Groundwater was encountered in each of the five excavations, at depths varying from 5.1 feet bgs to 6.5 feet bgs. Evidence of seasonally high groundwater, such as mottling, gleyed soils, lack of calcium carbonate deposits, and termination of roots, were observed starting at depths ranging from 2.3 feet bgs to 3.9 feet bgs. Because of the potential for seasonally high groundwater across the subdivision, basement foundations are not recommended. Also, if crawl space foundation are utilized it is recommended that the bottom of footing elevation be located no deeper than 2.5 feet below existing grade. 5.0 Geotechnical Analysis The geotechnical analysis takes into account the field investigation and site evaluation to make engineering recommendations pertaining to bearing capacity, lateral pressures, settlement, and slope stability. 5.1 Allowable Bearing Capacity The allowable bearing capacity of a soil is defined as the maximum pressure that can be permitted on a foundation soil, giving consideration to all pertinent factors (such as settlement 657 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 7 and seismic considerations), with adequate safety against rupture of the soil mass or movement of the foundation of such magnitude that the structure is impaired. The allowable bearing capacity is determined from the geotechnical analysis, the field investigation, available soil and geology information, and our experience in the project area. Based on the site investigation and the assumption that all recommendations made in this report will be property implemented, it is recommended that all foundation footings be dimensioned for an allowable bearing capacity of 2,500 pounds per square foot (psf). The allowable bearing capacity may be increased by one third for short term loading conditions such as those from wind or seismic forces. 5.2 Settlement While the soil at the site may be able to physically support the footings, it is also important to analyze the possible settlement of the structure. In many cases, settlement determines the allowable bearing capacity. When a soil deposit is loaded by a structure, deformations within the soil deposit will occur. The total vertical deformation of the soil at the surface is called total settlement. Total settlement is made up of two components: elastic settlement and consolidation settlement. Elastic settlement is the result of soil particles rearranging themselves into a denser configuration due to a load being imposed on them and usually occurs during the construction process and shortly after. Consolidation settlement occurs more slowly and over time as water within the pore spaces of a soil are forced out and the soil compresses as the stress from the load is transferred from the water molecules to the soil particles. Consolidation settlement is more of a concern with fine- grained soils with low permeability and high in-situ moisture contents. The degree of settlement is a function of the type of bearing material, the bearing pressure of the foundation elements, local groundwater conditions, and in some cases determines the allowable bearing capacity for a structures’ footings. In addition to analyzing total settlement, the potential for differential settlement must also be considered. Differential settlement occurs in soils that are not homogeneous over the length of the foundation or in situations where the foundation rests on cut and fill surfaces. If the foundation rests on structural fill overlaying properly prepared soils with rock, differential settlement is expected to be well within tolerable limits. Areas that have significantly more fill under the foundation footings (four feet of more) create greater potential for differential settlement. In these cases the structural fill must be installed properly and tested frequently. Compaction efforts and structural fill consistence are vital in minimizing differential settlement. For this project it is not anticipated that significant quantities of structural fill will be required. A settlement analysis based on conservative soil parameter estimates, the allowable bearing capacity recommended in Section 5.1, and the assumption that all recommendations made in this report are properly adhered to, indicates the total and differential settlement are expected to be ½-inch or less. Structures of the type assumed can generally tolerate this amount of movement, however, these values should be checked by a structural engineer to verify that they are 658 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 8 acceptable. Please note that the settlement estimates are based on loads originating from the proposed structure. If additional loads are introduced, such as the placement of large quantities of fill, our office should be contacted to re-evaluate the settlement estimates. 5.2.1 Collapse Potential Collapsible soils are soils that compact and collapse after wetting. The soil particles are originally loosely packed and barely touch each other before moisture infiltrates into the soil. As water infiltrates into the soil it reduces the friction between the soil particles and allows them to slip past each other and become more tightly packed, often resulting in a radical reduction in volume; this radical reduction in volume can occur without any additional loading of the soil. Another term for collapsible soils is "hydrocompactive soils" because they compact after water is added. The amount of collapse depends on how loosely the particles are packed originally and the thickness of the soil layer susceptible to collapse. Soils with dry densities of less than 80 pounds per cubic foot (pcf), generally silts deposited by the wind, are considered to be susceptible to collapse. Soils with dry unit weights greater than 90 pcf are not considered susceptible to collapse. Using this correlation it is our opinion that the proposed structure is not at risk of sustaining damage due to collapsible soils. 6.0 Recommendations The following recommendations are given as guidance to assure for a safe and effective foundation for the proposed structure. These recommendations are determined by the geotechnical analysis, code requirements, our experience, and local construction practices. 6.1 Foundation Based on the site evaluation and geotechnical analysis it will be acceptable for the foundation elements to consist of typical strip and column footings with either crawl space or slab-on-grade with stem wall foundations. Basement foundations are not recommended. Please find the following as general recommendations for all foundation elements: In order to keep the footing out of the active frost zone it is recommended that the bottom of all footing elevations be a minimum of 48 inches below finished grade. All foundation footings shall bear on properly compacted structural fill overlying Poorly Graded Gravel with Sand and Cobbles. If crawl space construction is utilized, the bottom of footing elevation shall be no deeper than 2.5 feet below existing grade. It is recommended that typical strip footings have a minimum width of 16 inches and 659 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 9 column footings should have a minimum width of 24 inches, provided the allowable soil bearing capacity is not exceeded. 6.2 Foundation Excavation In general, the excavation for the foundation must be level and uniform and continue down to the Poorly Graded Gravel with Sand and Cobbles. If any boulders are encountered, they will need to be removed and backfilled with structural fill. The excavation width must extend a minimum of one footing width from the outer edges of the footings or to a distance equal to ½ the height of the required structural fill. For example, if 4 feet of structural fill is required beneath a 1.5 foot wide footing, the excavation width must be at a minimum 5.5 feet wide (2 feet + 2 feet + 1.5 feet). Once the excavation is complete the native subgrade must be proof rolled until it no longer yields with each pass. Once proof rolled, the required structural fill may be placed and compacted. The subgrade must be kept dry throughout construction. At no time should surface water runoff be allowed to flow into and accumulate within the excavation for the foundation elements. If necessary, a swale or berm should be temporarily constructed to reroute all surface water runoff away from the excavation. Excavation should not proceed during large precipitation events. If the subgrade does become excessively moist or saturated, construction should not proceed until C&H Engineering has inspected the subgrade and determined it has sufficiently dried. If any of the foundation footings are found to be located on a test pit, the area will need to be excavated down to the full depth of the test pit and structural fill be placed and compacted in lifts to bring the area back up to the desired grade. 6.3 Structural Fill Structural fill is defined as all fill that will ultimately be subjected to structural loadings, such as those imposed by footings, floor slabs, pavements, etc.. Structural fill will need to be imported where it is required. Imported structural fill is recommended to be a well graded gravel with sand that contains less than 20 percent of material that will pass a No. 200 sieve and that has a maximum particle size of 3 inches. Also, the fraction of material passing the No. 40 sieve shall have a liquid limit not exceeding 25 and a plasticity index not exceeding 6, and the gravel and sand particles need to be made up of durable rock materials that will not degrade due to moisture or compaction effort; no shale or mudstone fragments should be present. Structural fill must be placed in lifts no greater than 12 inches (uncompacted thickness) and be uniformly compacted to a minimum of 97 percent of its maximum dry density, as determined by ASTM D698. Typically the structural fill must be moisture conditioned to within + 2 percent of the materials optimum moisture content to achieve the required density. It is recommended that the structural fill be compacted with a large vibrating smooth drum roller. Please note that if a moisture-density relationship test (commonly referred to as a proctor) needs to be performed for a proposed structural fill material to determine its maximum dry density in accordance with ASTM D698, a sample of the material must be delivered to this office a minimum of three full working days prior to beginning placement of the structural fill. 660 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 10 Achieving proper compaction is imperative, as it will insure no additional settlement of the structure occurs. Therefore, it is required that C&H Engineering verifies proper compaction of all structural fill lifts. 6.4 Foundation Wall Backfill The onsite granular soils are suitable for use as foundation wall backfill. Foundation wall backfill shall be placed in uniform lifts and be compacted to an unyielding condition. The foundation wall backfill will need to be compacted with either walk behind compaction equipment or hand operated compaction equipment in order to avoid damaging the foundation walls. If walk behind compaction equipment is used lifts should not exceed 8-inches (loose thickness) and if hand operated compaction equipment is used lifts should not exceed 4-inches (loose thickness). A 6 to 12 inch cap of low permeability topsoil should be placed, compacted, and appropriately graded above the approved foundation wall backfill on the outside of the foundation wall. This will effectively cap the backfill and redirect surface water away from the structure. Please note, if the foundation wall backfill is not compacted properly it will settle and positive drainage away from the foundation will not be maintained. 6.5 Interior Slabs-on-Grade In preparation for any interior slabs-on-grade, the excavation must continue through any overlying topsoil to a minimum of 6 inches below the proposed bottom of slab elevation. If required, structural fill can then be placed and compacted to 6 inches below the bottom of slab elevation. For all interior concrete slabs-on-grade, preventative measures must be taken to stop moisture from migrating upwards through the slab. Moisture that migrates upwards through the concrete slab can damage floor coverings such as carpet, hardwood and vinyl, in addition to causing musty odors and mildew growth. Moisture barriers will need to be installed to prevent water vapor migration and capillary rise through the concrete slab. Capillarity is the result of the liquid property known as surface tension, which arises from an imbalance of cohesive and adhesive forces near the interface between different materials. With regards to soils, surface tension arises at the interface between groundwater and the mineral grains and air of a soil. The height of capillary rise within a given soil is controlled by the size of the pores between the soil particles and not the size of the soil particles directly. Soils that have small pore spaces experience a higher magnitude of capillary rise than soils with large pore spaces. Typically soils composed of smaller particles (such as silt and clay) have smaller pore spaces. In order to prevent capillary rise through the concrete slab-on-grade it is recommended that 6 inches of ¾-inch washed rock (containing less than 10 percent fines) be placed and compacted once the excavation for the slab is complete. The washed rock has large pore spaces between soil particles and will act as a capillary break, preventing groundwater from migrating upwards towards the bottom of the slab. 661 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 11 Water vapor is currently understood to act in accordance with the observed physical laws of gases, which state that the water vapor will travel from an area of higher concentration to that of a lower concentration until equilibrium is achieved. Because Earth contains large quantities of liquid water, water vapor is ubiquitous in Earth’s atmosphere, and, as a result, also in soils located above the water table (referred to as the vadose zone). Typically the concentration of water vapor in the vadose zone is greater than that inside the residence. This concentration difference results in an upward migration of water vapor from the vadose zone through the concrete slab-on-grade and into the building. In order to prevent this upward migration of water vapor through the slab, it is recommended that a vapor barrier (such as a 6-mil visqueen moisture barrier) be installed. The vapor barrier should be pulled up at the sides and secured to the foundation wall or footing. Care must be taken during and after the installation of the vapor barrier to avoid puncturing the material, and all joints are to be sealed per the manufactures recommendations. Once the excavation for the interior slab-on-grade is completed as described in the first paragraph of this section, and the moisture barriers have been properly installed, it will be acceptable to form and cast the steel reinforced concrete slab. It is recommended that interior concrete slabs-on-grade have a minimum thickness of 4 inches, except garage slabs have a recommended minimum thickness of 6 inches. 6.6 Exterior Slabs-on-Grade For exterior areas to be paved with concrete slabs, it is recommended that, at a minimum, the topsoil and any organics be removed. The subgrade soils then need to be compacted to an unyielding condition. Then for non-vehicular traffic areas, a minimum of 6 inches of ¾-inch minus rock needs to be placed, and 4 inches of 4000 pounds per square inch concrete placed over the ¾-inch minus rock. For areas with vehicular traffic, a minimum of 9 inches of ¾-inch minus rock should be placed, followed by 6 inches of 4000 pounds per square inch concrete. Exterior slabs that will be located adjacent to the foundation walls need to slope away from the structure at a minimum grade of 2 percent and should not be physically connected to the foundation walls. If they are connected, any movement of the exterior slab will be transmitted to the foundation wall, which may result in damage to the structure. 6.7 Asphalt Paving Improvements For areas to be paved with asphalt, it is recommended that, as a minimum, the topsoil and any organics be removed. The native subgrade then needs to be rolled at ± 2 percent of its optimum moisture content to a minimum of 95 percent of its maximum dry density, as determined by ASTM D698. Next a woven geotextile (such as Mirifi 500X) needs to be placed followed by a 12-inch thick layer of compacted 6-inch minus gravel (sub-base layer), followed by a 3-inch layer of compacted 1-inch minus road mix (base layer). Both gravel courses must be compacted at ± 3 percent of their optimum moisture content to a minimum of 95 percent of their maximum dry density. A 3-inch thick layer of asphalt pavement can then be placed and compacted over this cross-section. 662 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 12 It is recommended that following compaction of the native subgrade, a loaded dump truck or other heavy piece of equipment be driven over it to determine the stability of the subgrade. If any isolated soft spots are found, these areas should be sub-excavated and replaced with compacted fill. If widespread unstable conditions are present (i.e. significant rutting or pumping is observed) the sub-base component of the road section will need to be increased and a woven geotextile may also be required, especially if moisture related issues are the cause of the instability. If asphalt paving is to be placed on foundation wall backfill, the backfill must be compacted to a minimum of 95 percent of its maximum dry density, as determined by ASTM D698. It is recommended the backfill be placed in uniform lifts and compacted as described in Section 6.4. 6.8 Site Grading Surface water should not be allowed to accumulate and infiltrate the soil near the foundation. Proper site grading will ensure surface water runoff is directed away from the foundation elements and will aid in the mitigation of excessive settlement. Please find the following as general site grading recommendations: Finished grade must slope away from the building a minimum of 5 percent within the first 10 feet, in order to quickly drain ground surface and roof runoff away from the foundation walls. Please note that in order to maintain this slope; it is imperative that any backfill placed against the foundation walls be compacted properly. If the backfill is not compacted properly, it will settle and positive drainage away from the structure will not be maintained. Permanent sprinkler heads for lawn care should be located a sufficient distance from the structure to prevent water from draining toward the foundation or saturating the soils adjacent to the foundation. Rain gutter down spouts are to be placed in such a manner that surface water runoff drains away from the structure. All roads, walkways, and architectural land features must properly drain away from all structures. 6.9 Underground Utilities We recommended specifying non corrosive materials or providing corrosion protection unless additional tests are performed to verify the onsite soils are not corrosive. It is recommended that ¾-inch minus gravel be used as a bedding material. The bedding material should be thoroughly compacted around all utility pipes. Trench backfill shall be compacted to a minimum of 95 percent of its maximum dry density in landscaped areas and a minimum of 97 percents of its maximum dry density beneath foundation footings. Backfilling around and above utilities should meet the requirements of Montana Public Works Standard Specifications. 663 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 13 6.10 Construction Administration The foundation is a vital element of a structure; it transfers all of the structures dead and live loads to the native soil. It is imperative that the recommendations made in this report are properly adhered to. A representative from C&H Engineering should observe the construction of any foundation or drainage elements recommended in this report and should verify proper compaction has been achieved in all structural fill lifts. The recommendations made in this report are contingent upon our involvement. If the soils encountered during the excavation differ than those described in this report or any unusual conditions are encountered, our office should be contacted immediately to examine the conditions and re-evaluate our recommendations. If construction and site grading take place during cold weather, it is recommended that approved winter construction practices be observed. All snow and ice shall be removed from cut and fill areas prior to site grading taking place. No fill should be placed on soils that are frozen or contain frozen material. No frozen soils can be used as fill under any circumstances. Please note that not following the preceding recommendations may potentially result in foundation settlement issues in the spring when the frost thaws and the snow melts. Additionally, Concrete should not be placed on frozen soils and should meet the temperature requirements of ASTM C 94. Any concrete placed during cold weather conditions shall be protected from freezing until the necessary compressive strength has been attained. Once the footings are placed, frost shall not be permitted to extend below the foundation footings, as this could heave and crack the foundation footings and/or foundation walls. It is the responsibility of the contractor to provide a safe working environment with regards to excavations on the site. All excavations should be sloped or shored in the interest of safety and in accordance with local and federal regulations, including the excavation and trench safety standards provided by the Occupational Safety and Health Administration (OSHA). According to OSHA regulations (29 CFR 1926 Subpart P Appendix A) the subsurface soils encountered in the test pit excavations can be generally classified as Type C. For Type C soils, OSHA regulations state that cut slopes shall be no steeper than 1.5H:1V for excavations less than 20 feet deep. A trench box may also be used, provided the system extends at least 18 inches above the top of the trench walls. Please understand the preceding OSHA soil classification is provided for planning purposes only and the actual classification of the onsite soils will need to be determined by the contractor onsite during excavation. 7.0 Conclusions The soils present at the site will be adequate to support the anticipated loads from the residential structures, provided the recommendations made in this report are properly followed. Please find the following recommendations as particularly crucial: All foundation footings shall bear on properly compacted structural fill overlying the Poorly Graded Gravel with Sand and Cobbles. If crawl space construction is utilized, the bottom of footing elevation shall be no deeper 664 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 14 than 2.5 feet below existing grade. It is recommended that typical strip footings for this structure have a minimum width of 16 inches and column footings should have a minimum width of 24 inches, provided the allowable soil bearing capacity is not exceeded. All site grading and drainage recommendations must be properly implemented. Basement foundations are not recommended. 8.0 Report Limitations This report is for the exclusive use of Intrinsik Architecture and their authorized agents. In the absence of our written approval, we make no representation and assume no responsibility to other parties regarding the use of this report. The recommendations made in this report are based upon data obtained from test pits excavated at the locations indicated on the attached Test Pit Location Map. It is not uncommon that variations will occur between these locations, the nature and extent of which will not become evident until additional exploration or construction is conducted. These variations may result in additional construction costs, and it is suggested that a contingency be provided for this purpose. If the soils encountered during the excavation differ than those described in this report or any unusual conditions are encountered, our office should be contacted immediately to examine the conditions and re-evaluate our recommendations if necessary. This report is applicable to the subject property only and is not applicable to other construction sites. Under no circumstances shall a portion of this report be removed or be used independently of the rest of the document, this report is applicable as a full document only. The preparation of this report has been performed in a manner that is consistent with the level and care currently practiced by professionals in this area under similar budget and time restraints. No warranty, expressed or implied, is made. Please review Appendix F, “Report Limitations.” This Appendix has been prepared to relay the risks associated with this report 9.0 References Das, Braja M., “Principles of Foundation Engineering” 5th ed., Pacific Grove, CA, Brooks/Cole- Thompson Learning, 2004. Day, Robert W., “Foundation Engineering Handbook,” McGraw-Hill, 2006. International Code Council, Inc., “2009 International Building Code (IBC),” International Code Council, Inc., 2009. Kehew, Alan, “Geology for Engineers and Environmental Scientists,” 3rd ed., Prentice Hall, 2006. Das, Braja M., “Principles of Geotechnical Engineering,” 3rd ed., Boston, MA, PWS Publishing Company, 1994. 665 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA 15 Vuke, Susan M., Lonn, Jeffrey D., Berg, Richard B., and Schmidt, Christopher J, “Geologic Map of the Bozeman 30' x 60' Quadrangle, Southwestern Montana,” USGS and Montana Bureau of Mines and Geology, Open File Report MBMG 648, 2014. 666 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA Appendix A USGS Topographic Map 667 668 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA Appendix B Test Pit Location Map 669 670 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA Appendix C NRCS Web Soil Survey Map 671 (APPROXIMATE) (APPROXIMATE) LEGEND Blackdog Silt Loam described as calcareous loess with a typical soil profile of silt loam (0-10 inches), silty clay loam (10-19 inches) and silt loam (19-60 Inches). Depth to groundwater greater than 80 inches. Meadowcreek Loam described as alluvium with a typical soil profile of loam (0-11 inches), silt loam (11-25 Inches), and very gravelly sand (26-60 inches) . Depth to groundwater listed as 24 to 42 inches. Source: Natural Resources Conservation Service, "Web Soil Survey - Version 17," December 10, 2013, United States Department of Agriculture, <http://websoilsurvey.nrcs.usda.gov/app/> Aerial Photo Date = July 28, 2011 - August 19, 2011 672 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA Appendix D Geology Maps 673 (APPROXIMATE) (APPROXIMATE) LEGEND Braid plain alluvium, older than Qab (Pleistocene) Rounded to well-rounded, dominantly cobble gravel with clasts as large as boulders, and sand, silt, and clay; mostly composed of clasts of Archean metamorphic rock, and dark-colored volcanic rock, with subordinate Paleozoic limestone and Proterozoic Belt rocks. Clast lithologies in general order of decreasing abundance include Precambrian metamorphic rocks, mafic volcanic rocks, dacite(?) porphyry, quartzite, sandstone, limestone, and chert. A well in this unit indicates a thickness of 9 m (30 ft) of alluvium overlying Tertiary deposits. Alluvial-fan deposit, older than Qaf (Pleistocene) Light brown, gray, and locally reddish gray, angular and subangular, locally derived gravel in a coarse sand and granule matrix. Clast size ranges from pebble to small boulder. Fan morphology dissected. Maximum thickness probably about 45 m (150 ft). Source: Vuke, Susan M., Lonn, Jeffrey D., Berg, Richard B., & Schmidt, Christopher J., "Geologic Map of the Bozeman 30' x 60' Quadrangle, Southwestern Montana," MBMG, Open File Report 648, 2014. Braid Plain Alluvium, Older Approximate Site Location Alluvial Fan Deposit, Older 674 (APPROXIMATE) (APPROXIMATE) LEGEND Source: Stickney, Michael C., Holler, Kathleen M., Machette Michael N., "Quaternary Faults and Seismicity in Western Montana ," MBMG, Special Publication No. 114, 2000. Class A Faults are associated with at least 1 large magnitude earthquake within the last 1.6 million years. 675 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA Appendix E Test Pit Logs 676 TEST PIT LOG 677 TEST PIT LOG 678 TEST PIT LOG 679 TEST PIT LOG 680 TEST PIT LOG 681 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA Appendix F Report Limitations 682 GEOTECHNICAL INVESTIGATION REPORT #161004 – BAXTER SQUARE SUBDIVISION PHASE 4, BOZEMAN, MONTANA Report Limitations and Guidelines for Use This appendix has been prepared to help the client understand the risks associated with the use of this report and provide guidelines on the proper use of this report. This report was prepared to be used exclusively by Intrinsik Architecture and their authorized agents for residential improvements to be constructed within the Baxter Square Subdivision Phase 4 in Bozeman, Montana. All of the work was performed in accordance with generally accepted principles and practices used by geotechnical engineers and geologists practicing in this or similar localities. This report should not be used by anyone it was not prepared for, or for uses it was not intended for. Field investigations and preparation of this report was conducted in accordance with a specific set of requirements set out by the client, which may not satisfy the requirements of others. This report should not be used for nearby sites or for structures on the same site that differ from the structures that were proposed at the time this report was prepared. Any changes in the structures (type, orientation, size, elevation, etc.) proposed for this site must be discussed with our company for this report to be valid. Our services consist of professional opinions based on subsurface exploration at specific points, surface observation of the site, and the review of available published data. These data are then extrapolated by geologists and geotechnical engineers to give an opinion of the overall subsurface conditions. Based on the subsurface conditions that are thought to occur at the site, we evaluate how those conditions would respond to the construction that is proposed, and give recommendations on foundation design and subgrade improvement. Our subsurface exploration is limited to visual observation of the materials uncovered in an open test pit dug by an excavator. Soil testing was minimal in this investigation so conservative soil parameters have been estimated for bearing capacity and potential settlement from visual observation of the soil. Sampling and testing necessary for a local and global slope stability analysis have also not been completed for this site. Catastrophic events and other structures can contribute to the global stability of a slope, and have not been analyzed. If a more in depth subsurface investigation is desired, please contact our office to discuss your options. It is important to note that subsurface exploration identifies actual subsurface conditions only at specific points under the conditions present at the time of exploration. Because of this, actual conditions may differ from those inferred to exist. The transitions between materials observed may be much more gradual or abrupt than inferred and subsurface materials may be uncovered during construction that were not thought to occur when the initial subsurface investigation was carried out. Conditions at the site can also change with time due to natural processes and construction practices on the site or on adjacent sites. With these limitations in mind, it is recommended that our services be retained for observation of the materials encountered during construction and that we are informed of any changes that occur on the site and any unexpected conditions that are encountered. This report is only a preliminary recommendation, which may change if unexpected conditions are encountered during construction. We cannot be held responsible for damages due to constructing on a site with conditions that are different from conditions thought to occur from our investigation. The only way to verify if the conditions encountered during construction are the same as expected in our report is to have us inspect the subgrade materials during construction. We cannot be held responsible for constructing on materials that we have not seen in person. The scope of our investigation did not include an environmental assessment for determining the presence or absence of hazardous or toxic materials on the site. If information regarding the potential presence of hazardous materials on the site is desired, please contact us to discuss your options for obtaining this information. This report is valid as a complete document only. No portion of this report should be transmitted to other parties as an incomplete document. Misinterpretation of portions of this report (i.e. test pit logs) is possible when this information is transmitted to others without the supporting information presented in other portions of the report. If any questions arise with regards to any aspects of this report, please contact us at your convenience to avoid misinterpretation. Costly mistakes due to misinterpretation of geotechnical reports can usually be avoided by a quick phone call. 683 City of Bozeman Planning and Zoning Office 20 East Olive Street, No. 202 Bozeman, MT 59715 Re: 404 Permit Status for HRDC - Hoover Way Subdivision August 18, 2017 Dear Sir or Madam: The Hoover Way Subdivision parcel owned by the Human Resource Development Council (HRDC) is situated within the previously platted boundaries for the Baxter Square Subdivision PUD located in the E ½ of the SW ¼ of Section 35, Township 1 South, Range 5 East, Gallatin County, Montana. A field investigation to identify waters of the United States (WUS) on the subject parcel as required by the 404 permit system administered by the US Army Corps of Engineers (USACE) was completed by Vaughn Environmental Services, Inc. (VES) on May 11 and 12, 2017. The Baxter Square PUD was previously permitted under 404 Permit Reference Number 2003-90-818. Wetlands identified in 2003 for the Baxter Square PUD included Cattail Creek and depression wetlands that had formed on the north and south sides of a railroad berm that bisects the property. The 2003 permit authorized the filling of the depression wetlands located on either side of the railroad grade. A 0.3-acre shallow water depression wetland was constructed south of the berm in 2004 to mitigate for project impacts. The permit file was closed by the USACE in January 2010 after the project had successfully met the permit conditions. However, the permit expired before the land north of Sartain Street had been developed and before the depression wetlands along the railroad grade had been filled, necessitating the acquisition of a new 404 permit in 2017. Results of the current WUS investigation including wetlands are summarized in the enclosed Water of the US Delineation Report dated May 31, 2017. The report documents the project background, methodology used to identify project WUS, and findings of the field investigation. The May 2017 Wetland Delineation Report will be submitted to the USACE as supporting documentation for the 404 Joint Application for Proposed Work in Montana’s Streams, Wetlands, Floodplains, and Other Water Bodies and City plat approval process. Cumulative impacts to WUS associated with the Hoover Way Subdivision will total less than 0.5 acres meeting the 404 Nationwide Permit guidelines. Project development will not affect the bed or bank of any perennial stream, precluding the need for a 310 permit administered by the Gallatin Conservation District. Compensatory mitigation for project impacts to WUS will be purchased from a mitigation bank approved by the USACE for the Upper Missouri watershed. Please contact my office at 406 581-0655 or at bvaughn@montana.com if you have questions or require additional information. Thank you. Sincerely, Barbara Vaughn Environmental Engineer, MS 684 WATERS OF THE US DELINEATION REPORT HOOVER WAY SUBDIVISION BOZEMAN, MONTANA May 31, 2017 Prepared for: Human Resource Development Council 32 South Tracy Bozeman, MT 59715 Prepared by: 685 TABLE OF CONTENTS SECTION PAGE 1.0 PROJECT DESCRIPTION ....................................................................................... 1 1.1 Site Waterways .................................................................................................... 1 1.2 Climate ................................................................................................................. 1 2.0 WETLAND DELINEATION METHODS .................................................................... 6 2.1 Methods ................................................................................................................ 6 2.2 Technical Criteria .................................................................................................. 6 3.0 WETLAND DELINEATION RESULTS ..................................................................... 9 3.1 NRCS Soil Survey Results ..................................................................................... 9 3.2 W-1 – Open Depression Wetland, Emergent ......................................................... 9 3.3 W-2 – Open Depression Wetland, Emergent ....................................................... 11 4.0 SUMMARY ............................................................................................................. 12 5.0 REFERENCES ....................................................................................................... 13 FIGURE 1.0 - USGS 7.5’ Bozeman Quadrangle Topographic Map .................................... 3 FIGURE 2.0 - Aerial Photograph showing the study area ................................................... 4 FIGURE 2.0 - NWI Map of Hoover Way Subdivision........................................................... 5 TABLE 1.0 - Summary of Attributes for WUS delineated on Property ........................... 12 APPENDIX A - Routine Wetland Determination Data Forms APPENDIX B - Natural Resource Conservation Service Soil Survey APPENDIX C - Photo Log APPENDIX D - Wetland Exhibit, Sheet T1- 686 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 1 1.0 PROJECT BACKGROUND The field investigation to identify waters of the United States (WUS) associated with permitting the development of Hoover Subdivision located in Bozeman, Montana, was completed by Vaughn Environmental Services, Inc. (VES) on May 11 and 12, 2017. The proposed Hoover Subdivision is located on the boundary of the existing Baxter Square Subdivision, which was previously permitted by the US Army Corps of Engineers under Permit Reference Number 2003- 90-818. The Hoover Subdivision parcel was part of the 2003 Baxter Creek Subdivision City of Bozeman plat submittal and 404 permit. The Human Resource Development Council (HRDC) currently owns the north parcel targeted for development of affordable housing. The land is located within the southeast quarter, southwest quarter, of Sec 35, Township 1 South, Range 5 East, Gallatin County (Figure 1.0 – USGS 7.5’ Bozeman Quadrangle Topographic Map and Figure 2.0 – Aerial Photograph). Historic wetlands in the area are shown on the National Wetland Inventory map (Figure 3.0). This Waters of the US Delineation Report documents the project background, methodology used to identify project WUS, and findings of the field investigation. Wetlands identified in 2003 for the Baxter Square Subdivision included Cattail Creek and depression wetlands that had formed on the north and south sides of the railroad berm. As part of the 2003 Mitigation Plan, the depression wetland on the south side of the berm was expanded to create a large wetland depression with one to two feet of water. Impacts to the depression wetlands located at the base of swales on both sides of the berms were included in the 2003, 404 permit. The boundaries of the wetland constructed for mitigation in 2004 were included in 2017 within wetland one (W-1). The 2017 Wetland 2 (W-2) encompassed the historic depression wetland located north of the berm (2003 W-3). Six Wetland Determination Data Forms (SP-1 to SP-6) recording data collected on the site wetlands are included in Appendix A. Soil mapping information for the project is included in Appendix B and photos of the site are included in Appendix C. The Wetland Exhibit on Sheet T1 in Appendix D shows the boundaries of W-1 and W-2 and the soil test pit locations delineated in 2017. It also defines the 2003 wetland boundaries for the swales north and south of the railroad berm (2003, W-2 and W-3). The Wetland Delineation Report will be submitted to the USACE and the City of Bozeman as supporting documentation for the 404 Joint Application for Proposed Work in Montana’s Streams, Wetlands, Floodplains, and Other Water Bodies and City plat approval process. The land was historically used for irrigated crops and rangeland. The land at the north boundary is still used for agricultural purposes. Baxter Square Subdivision is located south of the proposed project. Single-family ranches are located west and east of the project. The area is mapped within the Meadowcreek loam (510B), classified as floodplain, floodplain steps, drainageways, and stream terraces found on 0 to 4 percent slopes (Appendix B - USDA/NRCS 2015). 1.1 SITE WATERWAYS Cattail Creek is located west of the project area (Figure 1.0 and Figure 2.0). The creek originates from a spring approximately one-quarter mile south of Durston Road. The Gallatin County Conservation District classifies the creek as a perennial stream. The creek flows across the west boundary of Baxter Square Subdivision outside the Hoover Subdivision boundaries. There are no other streams within the Hoover Subdivision parcel. The surface water in wetlands W-1 and W-2 flows west on both sides of the berm beyond the west property boundary. The surface water discharges to Cattail Creek, which ultimately discharges to the East Gallatin River, a water of the US. 687 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 2 1.2 CLIMATE The Bozeman area climate generally resembles that of a middle latitude steppe, with relatively long cold winters and short cool summers (Pac 1991). The region comprises a mountain complex within the steppe region, resulting in orographic effects that produce a local, cooler and wetter climate. Peak runoff generally occurs during the spring from snowmelt and combined snowmelt/rainfall events. These events produce relatively long periods of runoff. Summer thunderstorms also contribute to peak runoff although they are generally short in duration. The annual pattern of precipitation typically results in increasing precipitation from March to a peak in June, a decline through mid summer, another increase in late August to a second, smaller peak in September, followed by a general decline to the yearly low in February (Pac et al 1993). The annual temperature regime of the study area is generally characterized by significant seasonal variations. Winters are typically long and cold with subfreezing average temperatures from November to March. Average annual precipitation ranges from 13 inches per year at the lower elevations to 50 inches per year at the higher elevations in the Bridger Range north of Bozeman (NRCS 1972). Although the average annual precipitation is low enough to classify most of the area as semi-arid, about 70 percent of the annual total precipitation normally falls during the April to September growing season. Elevations in the study area range from 4,720 feet to 4,715 feet above mean sea level (amsl). The closest meteorological station to the study area is Montana State University located approximately 2.2 miles south of the project at 4,860 feet amsl. Records from 1961 to 1990 indicate that the average annual precipitation is 19.25 inches with an average total snowfall of 92.1 inches. The mean temperature range is 39 to 45 degrees Fahrenheit (USDA 1990) and the mean annual precipitation rate for the predominant soil series, the Meadowcreek loam (510B), is 10 to 19 inches. 688 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 3 Figure 1.0 USGS 7.5 minute Bozeman Quadrangle Topographic Map showing the proposed location of Hoover Way Subdivision. 689 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 4 Figure 2.0 Aerial photograph of the proposed location of Hoover Way Subdivision. 690 Waters of the US Delineation Report – Hoover Subdivision - HRDC 5 Hoover Subdivision U.S. Fish and Wildlife Service, National Standards and Support Team, wetlands_team@fws.gov Wetlands Estuarine and Marine Deepwater Estuarine and Marine Wetland Freshwater Emergent Wetland Freshwater Forested/Shrub Wetland Freshwater Pond Lake Other Riverine May 17, 2017 0 0.075 0.15 0.3 mi 0 0.125 0.25 0.5 km 1:9,634 This page was produced by the NWI mapper National Wetlands Inventory (NWI) This map is for general reference only. The US Fish and Wildlife Service is not responsible for the accuracy or currentness of the base data shown on this map. All wetlands related data should be used in accordance with the layer metadata found on the Wetlands Mapper web site. Figure 3.0 National Wetland Inventory Map of project area. 691 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 6 2.0 WETLAND DELINEATION METHODS 2.1 METHODS Waters of the US, specifically W-1 and W-2, were identified on May 11 and 12, 2017, using methodology developed by the USACE and other federal agencies for implementation of Section 404 of the CWA. Delineation procedures involved a review of existing site-specific information and completion of an onsite field investigation based on guidelines for the Routine Determination Method presented in the Field Guide for Wetland Delineation (Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (USACE 2010). The field investigation was completed for the landowners and the City of Bozeman to identify the location, extent, and characteristics of jurisdictional WUS within the study area boundaries for compliance with United States Army Corps of Engineers (USACE) regulations. The USACE requires a permit for the discharge of fill material into WUS in accordance with Section 404 of the Clean Water Act (CWA 1986). A Supreme Court 2001 decision in the case of the Solid Waste Agency of Northern Cook County versus US Army Corps of Engineers (SWANCC) limited the federal authority under the Clean Water act to regulate certain isolated wetlands. In light of the Court’s decision, WUS as it applies to the jurisdictional limits of the authority of the USACE include the area below the ordinary high water mark (OHWM) of stream channels and lakes or ponds connected to the tributary system, and wetlands adjacent to these waters. The jurisdictional status of wetlands depends on the presence or absence of a connection and/or proximity (meaning bordering, contiguous, or neighboring) to waters of the US. The Routine Level-2 Onsite Determination Method employs primarily qualitative procedures. Sample plots (approximately a 15-foot radius) are established within potential wetlands based on changes in plant communities, plant diversity, topography, and soil type. Data points are generally located parallel to watercourses, perpendicular to the apparent groundwater hydraulic gradient, and/or along topographical breaks. Vegetation composition, hydrology, and soil characteristics are assessed at each data collection point. If all three parameters exhibit positive wetland indictors, the area represented by the sample plot is classified as wetland. If any one of the parameters does not display a positive indicator, the area is classified as a non-wetland or upland unless the wetland is atypical or problematic. The jurisdictional authority of the USACE over wetlands identified in the field depends on the presence or absence of a surface water connection and/or proximity to waters of the US. Six Wetland Determination Data Forms recording data collected on three paired wetland and upland test pits on W-1 and W-2 are included in Appendix A. The test pit locations are shown on Sheet T1 in Appendix D. 2.2 TECHNICAL CRITERIA A wetland must meet three technical criteria for it to be categorized as jurisdictional. The USACE (259 Federal Register 853532) and the Environmental Protection Agency (47 FR 31810) jointly define wetlands as “areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions.” The following conditions must be present for an area to be considered a jurisdictional wetland. 1. Hydrophytic Vegetation: Defined as plant species normally or commonly adapted to saturation of sufficient duration to cause anaerobic conditions in the root zone. 692 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 7 2. Wetland Hydrology: Defined as hydrology supported by sources of water that result in saturated, flooded, or ponded soil conditions. 3. Hydric Soils: Defined as soil that forms under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (59 Fed. Reg. 35680, 7/13/94). Hydrophytic Vegetation Plants must be physiologically or morphologically adapted to saturated or anaerobic soil conditions to grow in wetlands. The USACE and the US Fish and Wildlife Service (USFWS) have determined the estimated probability of finding representative wetland species within specified areas under natural conditions. Accordingly, plants may be categorized as obligate (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), or upland (UPL) in decreasing order of moisture dependence or tolerance. Obligate species occur greater than 99 percent of the time in a wetland. Facultative wetland species have a 67 to 99 percent probability of occurring in a wetland. Facultative species exhibit a 34 to 67 percent probability of occurring in a wetland. Facultative upland species have a 67 to 99 percent probability of occurring in a non-wetland and upland species have a greater than 99 percent probability of occurring in a non-wetland. Species with an indicator status of OBL, FACW, or FAC are considered hydrophytic. Vegetation indicator status for this investigation was derived from the National Wetland Plant List for the Western Mountains, Valleys, and Coast Region (Lichvar and Kartesz 2014). Taxonomic references included Dorn 1984, Hitchcock 1971, Lackschewitz 1991, and Lesica and Husby 2001. The name and indicator status of individual species within each vegetation stratum was recorded on the data form in descending order of abundance (Appendix A). Under the dominance test introduced in the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (USACE 2010), a sample plot is classified as having wetland vegetation if the cumulative total of the estimated percent cover for the dominant hydrophytic species exceeds 50 percent and 50 percent or greater of the dominant species have a hydrophytic indicator status. The Regional Supplement also introduced the Prevalence Index, Morphological Adaptations, and Wetland Non-Vascular plants as indicators of hydrophytic vegetation only when indicators of hydric soil and wetland hydrology are also present. Either direct observations of inundation or well data showing a free water surface at depths less than 12 inches continuously for more than 5 percent of the growing season have been used nationally to distinguish active wetland hydrology. Surface water, groundwater, direct precipitation, and/or snowmelt may contribute to wetland hydrology. Field observations were used to determine existing wetland hydrology. A positive indication of wetland hydrology requires either one primary indicator or two or more secondary indicators. The Regional Supplement for the Western Mountains area lists the primary indicators as surface water, high water table, saturation, water marks, sediment deposits, drift deposits, algal mat or crust, iron deposits, surface soil cracks, inundation visible on aerial imagery, sparsely vegetated concave surface, water stained leaves, salt crust, aquatic invertebrates, hydrogen sulfide odor, oxidized rhizospheres along living roots, presence of reduced iron, recent iron reduction in tilled soils, and stunted or stressed plants. Secondary indicators include water-stained leaves, drainage patterns, dry-season water table, saturation visible on aerial imagery, geomorphic position, shallow aquitard, FAC-neutral test, raised ant mounds, and frost-heave hummocks. 693 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 8 Hydric Soils Soil is considered saturated when the capillary fringe occurs within a major portion of the root zone (within 12 inches of the surface). The Natural Resource Conservation Service (NRCS), formerly the Soil Conservation Service (SCS), in cooperation with the National Technical Committee for Hydric Soils (NTCHS), has compiled a list of hydric soils in the United States. The list identifies soil series mapped by the NRCS that meet the hydric criteria. Upland (non- wetland) soils may have inclusions of hydric soils that may not be demarcated on NRCS maps. Field examination of site-specific soil characteristics is necessary to confirm the presence of hydric soils. The profile description presented on the data form reflects site soil conditions as determined from soil pits, not the NRCS designation. The NRCS soil survey information reviewed for the project area is included in Appendix B. Hydric soils exhibit certain physical characteristics that can be observed visually. These characteristics, or indicators, include high organic matter content (histic epipedons), accumulation of sulfidic material, gley formation (greenish or bluish gray color), redoximorphic features (mottling), and low soil chromas (dark soil colors – soil chroma). Organic matter content is estimated visually and texturally; redoximorphic features are identified visually; sulfidic material is identified by the odor of sulfide gases; and soil colors are determined using a Munsell soil color chart (Munsell 1988). The colorimetric determination is to be made immediately below the “A” horizon or 10 inches whichever is less. The Regional Supplement for Western Mountains introduced new classifications for hydric soil indicators based on the soil type (organic, muck or mineral), soil matrix, and type of redoximorphic features such as concentrations, depletions, reduced matrix, or covered or coated sand grains. The full description of each category is included in Chapter Three of the Regional Supplement for the Western Mountains area. Wetland soils can be assumed to be present in any plant community where all the dominant species have an indicator status of OBL or FACW, and the wetland boundary is abrupt (Environmental Laboratory 1987). Wetland Hydrology Technical criteria for wetland hydrology guidelines have been established as “permanent or periodic inundation, or soil saturation within 12 inches of the ground surface for a significant period (usually 14 days or more or 12.5 percent of the growing season) during the growing season” (Environmental Laboratory 1987). The minimum duration required for soil saturation is five percent of the growing season in consecutive days. Inundation or saturation for periods less than 5 percent of the growing season is evidence of non-wetland conditions. Systems with continuous inundation or saturation between 5 and 12.5 percent of the growing season may or may not be jurisdictional wetlands based on other criteria. The growing season is defined for purposes of this report as the number of days where there is a 50 percent probability that the minimum daily temperature is greater than or equal to 28° Fahrenheit (Environmental Laboratory 1987). The Bozeman growing season extends from May 5 to October 1 according to the WETS Bozeman Climate data. Approximately 19 days of saturation would meet the wetland hydrology criterion for a specific wetland. 694 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 9 3.0 WETLAND DELINEATION RESULTS The field investigation to identify waters of the United States (WUS) within the area proposed for development of Hoover Subdivision located on Baxter Lane was completed by VES on May 11 and 12, 2017. Two depression wetlands (W-1) and (W-2) were delineated within the property boundaries. The wetlands are separated by a railroad berm. The surface water in both wetlands continues to flow west across the property boundary. There is a downgradient surface water connection to Cattail Creek, which discharges to the East Gallatin River. The findings of the wetland delineation investigation are detailed in the following sections. Six Wetland Determination Data Forms recording data collected on W-1 (SP-1 through SP-4) and W-2 (SP-5 and SP-6) are included in Appendix A. Wetlands 1 and 2 (W-1 and W-2) are classified as open depression wetland systems, primarily sourced by groundwater, based on the Smith Hydrogeomorphic System (Smith et al 1995). The wetlands are classified as palustrine emergent wetlands with less than 30 percent of a scrub-shrub overstory under the Cowardin classification system (Cowardin 1979). The depression wetlands are permanently flooded, classified as WUS by virtue of the down gradient surface water connection to Cattail Creek, a perennial stream. The NRCS soil survey results for the project site are summarized in Section 3.1. The characteristics of the project WUS are described in Section 3.2 and Section 3.3. The Wetland Determination Data forms are included in Appendix A and the NRCS soil map and soil descriptions are included in Appendix B. Photographs of the site WUS are included in Appendix C. Appendix D contains the Wetland Exhibit and Topographic Map that show the wetland boundaries and soil test pit locations. 3.1 NRCS SOIL SURVEY RESULTS The web soil survey for Gallatin County (USDA/NRCS 2017) maps W-1 and W-2 within the Meadowcreek loam (510B) map unit found on 0 to 4 percent slopes (Appendix B). The Meadowcreek series consists of very deep, somewhat poorly drained, soils that formed in alluvium. The series are found on flood plains, flood-plain steps, drainageways, and stream terraces. The series is taxonomically classified as a fine-loamy over sandy or sandy-skeletal, mixed, superactive, frigid Fluvaquentic Haplustolls. The soil series is hydric by virtue of the suborder. 3.2 W-1 – OPEN DEPRESSION WETLAND, EMERGENT VEGETATION Wetland 1 (W-1) encompasses a large shallow water depression wetland constructed for mitigation in 2004. The mitigation wetland was constructed to include the historic depression wetland that had formed in the swale on the south side of a railroad berm. Surface water from the wetland discharges offsite across the west boundary to Cattail Creek. A mature woody overstory has established on the south and north sides of the railroad berms. Numerous trees and shrubs were planted in 2004 around the mitigation wetland. Four test pits (SP-1 through SP-4) were excavated on the side slopes of the depression wetland to define the wetland/upland boundary. Test pit SP-1 was located within two feet of the water’s edge on the south side of the open water depression. Test pit SP-2 was located in upland three feet upslope of SP-1. Test pit SP-3 was located in wetland at the edge of ponded surface water on the east side of W-1. Test pit SP-4 was located in upland four feet upslope of SP-3. 695 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 10 Vegetation The vegetation dominating wetland data collection point SP-1 included tufted hairgrass (Deschampsia caespitosa – FACW), Baltic rush (Juncus balticus – FACW), and beaked sedge (Carex utriculata – OBL). Black cottonwood (Populus balsamifera – FAC), quaking aspen (Populus tremuloides – FACU), gray willow (Salix bebbiana – FACW), and yellow willow (Salix lutea – OBL) dominated the woody overstory. Eighty-six percent of the dominant species were hydrophytic meeting the dominance test. Data collection point SP-2 exhibited a greater dominance of smooth brome (Bromus inermis – UPL), common chokecherry (Prunus virginiana – FACU), and Saskatoon service berry (Amelanchier alnifolia – FACU). The vegetation cover did not meet the dominance or prevalence tests for wetland vegetation. Wetland test pit SP-3 was dominated by common cattail (Typha latifolia – OBL), beaked sedge, tufted hairgrass, Baltic rush, gray willow, and Wood’s rose. Eighty-three percent of the dominant species were hydrophytic, which meets the dominance test for hydrophytic vegetation. The vegetation cover at SP-4 was dominated by the same species as SP-3 although at a lower percent cover. The cover was 83 percent hydrophytic, meeting the wetland vegetation dominance test. Soil The soil profile at SP-1 revealed a dark grayish brown (10 YR 4/2) clay loam from 0 to 4 inches below the ground surface (bgs) with a high percentage of roots. The profile exhibited a dark gray (10 YR 4/1) clay loam with 25 percent yellowish brown (10 YR 5/6) redoximorphic features from 4 to 16 inches bgs. The depleted matrix provided an indication of a hydric soil. The soil profile in SP-2 revealed a very dark brown (10 YR 2/2) silt loam with a slight clay content from 1 to 14 inches bgs No redox features were observed at SP-2. The soil profile did not meet the hydric soil criteria. The profile at test pit SP-3 revealed a dark grayish brown (10 YR 4/2) clay loam from 0 to 4 inches below the ground surface (bgs) with a high rock content. The profile exhibited a dark gray (10 YR 4/1) clay loam with 30 percent yellowish brown (10 YR 5/6) redoximorphic features from 4 to 13 inches bgs. The depleted matrix provided an indication of a hydric soil. Test pit SP-4 exhibited a very dark brown (10 YR 2/2) silt loam from 1 to 10 inches bgs. The clay content of the soil increased from 10 to 12 inches. No redox features were observed. Hydrology The soil in SP-1 was saturated at 3 inches bgs. The test pit was located 24 inches from the water’s edge in the open water pond and 10 inches above the water level. No wetland hydrological indicators were observed at SP-2. Test pit SP-3 was saturated to the ground surface. Geomorphic position and saturation visible on aerial imagery were secondary indicators of wetland hydrology. There were no indicators of wetland hydrology at SP-4. 696 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 11 3.2 W-2 – OPEN DEPRESSION WETLAND, EMERGENT VEGETATION Paired test pits SP-5 (upland) and SP-6 (wetland) were located at the east end of the depression wetland swale that forms on the north side of the railroad berm. The west end of W-2 encompasses a palustrine meadow that continues north across the property boundary. The meadow is part of a historic freshwater emergent wetland identified on the NWI map (Figure 3.0). This wetland has decreased in areal extent over the last 10 years. Vegetation The vegetation cover at SP-5 was dominated by smooth brome, gypsy flower (Cynoglossum offinale – FACU), common snowberry (Symphoricarpos albus – FACU), and western water hemlock (Cicuta douglasii – OBL). The data collection point did not meet the dominance or prevalence tests for hydrophytic vegetation. Smooth brome, gray willow, and yellow willow dominated the cover at SP-6. Nebraska sedge (Carex nebrascensis – OBL) and Baltic rush were also observed within the data collection point. The vegetation cover met the dominance test for hydrophytic vegetation. Additional species noted in the cover of W-2 were leafy tussock sedge (Carex aquatilis – OBL), field horsetail (Equisetum arvense – FAC), reed canary grass (Phalaris arundinacea – FACW), bluejoint reedgrass (Calamagrostis canadensis – FACW), field meadow foxtail (Alopecurus pratensis – FAC), red-oser dogwood (Cornus alba – FACW), and common chokecherry (Prunus virginiana – FACU). Soil The profile in SP-5 revealed a very dark brown (10 YR 2/2) silt loam from 1 to 10 inches bgs. The profile from 10 to 14 inches exhibited a dark grayish brown (10 YR 4/2) clay loam without redoximorphic features. Test pit SP-6 exhibited a very dark brown (10 YR 2/2) silt clay loam from 1 to 8 inches. The profile from 8 to 12 inches bgs displayed a dark gray (10 YR 4/1) clay loam with 15 percent yellowish brown redox concentrations in the matrix, meeting the criteria for a depleted matrix. Hydrology Test pit SP-5 exhibited a single secondary indicator of wetland hydrology, geomorphic position. Test pit SP-6 was saturated to the ground surface. Ponded surface water was observed adjacent to SP-6. Two secondary indicators were also noted at SP-6, geomorphic position and saturation visible on aerial imagery. 697 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 12 4.0 SUMMARY Wetlands 1 and 2 (W-1 and W-2) are classified as open depression wetland systems, primarily sourced by groundwater, based on the Smith Hydrogeomorphic System (Smith et al 1995). The wetlands are classified as palustrine emergent wetlands with less than 30 percent of a scrub-shrub overstory under the Cowardin classification system (Cowardin 1979). This report will be submitted to the USACE with the 310/404 joint permit application. Table 1.0 Summary of Attributes for WUS delineated on Property. Wetland Designation Hydrogeomorphic Class (Smith) Jurisdictional Status Areal Extent W-1 Shallow Water Pond and Swale Open Depression Jurisdictional 0.7812 acres W-2 Swale and Meadow Open Depression Jurisdictional 0.3758 acres 698 Waters of the US Delineation Report – Hoover Way Subdivision - HRDC 13 5.0 REFERENCES Clean Water Act, Section 404. 1986. Federal Register - Regulatory Programs of the Corps of Engineers. Cowardin, Lewis M., Virginia Carter, Francis C. Golet, and Edward T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. FWS/OBS- 79/31. Office of Biological Services, Fish and Wildlife Services, USDI, Washington, DC. Dorn, R.D. 1984. Vascular Plants of Montana. Mountain West Publishing, Wyoming. Environmental Laboratory 1987. “Corps of Engineers Wetland Delineation Manual,” Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksbrug, Miss. Hitchcock, A.S. 1971. Manual of the Grasses of the United States, Volume One and Two. Dover Publications, New York. Lackschewitz, K. 1991. Vascular Plants of West-Central Montana – Identification Guidebook. General Technical Report –277. Intermountain Research Station. USDA, Forest Service. Missoula, MT. Lichvar , Robert W. and John T. Kartesz. 2012. North American Digital Flora. National Wetland Plant List, version 3.0. USACE. Engineer Research and Development Center. Cold Regions Research and Engineering Laboratory, Hanover NH and BONAP, Chapel Hill. NC. Lesica, P., P. Husby. 2001. Field Guide to Montana’s Wetland Vascular Plants. USDA Natural Resources Conservation Service, Bozeman, MT Munsell. 1988. Soil Color Charts. New Windsor, New York. Smith, R.D., A. Ammann, C. Bartoldus, and M.M. Brinson. 1995. An approach for assessing wetland functions using hydrogeomorphic classification, reference wetlands, and functional indices. Wetland Research Program Technical Report WRP-DE-9. US Army Corps of Engineers Waterways Experiment Station. Vicksburg, MS. US Department of Agriculture, Natural Resource Conservation Service 1990, WETS Climate Summary Data US Department of Agriculture Soil Conservation Service 1987. Hydric Soils of the US. In cooperation with the National Technical Committee for Hydric Soils. Washington DC. U.S. Army Corps of Engineers. 2010. Regional Supplement to theCorps of Engineers Wetland Delineation Manual: WesternMountains, Valleys, and Coast Region (Version 2.0), ed. J. S.Wakeley, R. W. Lichvar, and C. V. Noble. ERDC/EL TR-10-3.Vicksburg, MS: U.S. Army Engineer Research and DevelopmentCenter. WEBSITES: USDA/NRCS Web Soil Survey, Gallatin County, accessed May 2017: http://websoilsurvey.nrcs.usda.gov/app/ US Fish and Wildlife Service, accessed May 2017 https://www.fws.gov/wetlands/data/mapper.html 699 APPENDIX A WETLAND DETERMINATION DATA FORMS Waters of the US Delineation Report – Hoover Way Subdivision 700 WETLAND DETERMINATION DATA FORM –––– Western Mountains, Valleys, and Coast Region Project/Site: Hoover Subdivision _______ City/County: Bozeman, MT, Gallatin County ________ ________ Sampling Date: ____ May 11-12,2017 ____ Applicant/Owner: ___ HRDC __________ State: MT _________ _________________ Sampling Point: ____ SP-1, wet,open water pond, 24” from water, 10” above Investigator(s): _____ Barbara Vaughn ___ _________________ Section, Township, Range: SE ¼ ,SW ¼ Sec 35, T1S, R5E ____ Landform (hillslope, terrace, etc.): wetland depression _________ Local relief (concave, convex, none): _____ pond slope ________ Slope (%) 5% _ Subregion (LLR): E _______________ Lat:” 45.70269 _____ Long:-111.07562 ___ ________ Datum: NAD83 ____________ _________________ Soil Map Unit Name: Meadowcreek loam 0% to 4 % (510B) ___ _________________ NWI classification: __ freshwater emergent _________________ Are climatic / hydrologic conditions on the site typical for this time of year? Yes X ____ ________ No ______ (If no, explain in Remarks.) Are Vegetation _____ , Soil ____________ , or Hydrology _____ significantly disturbed? Are “Normal Circumstances” present? Yes X _______ No __________ Are Vegetation _____ , Soil ____________ , or Hydrology _____ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARYFINDI SUMMARY OF FINDINGS NGS –––– Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes X _____ No ________ Is the Sampled Area Hydric Soil Present? Yes X _____ No ________ within a Wetland? Yes X _____ No ________ Wetland Hydrology Present? Yes X _____ No ________ Remarks: Depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION –––– Use scientific names of o f plants Absolute Dominant Indicator Tree Stratum (Plot size:_____15”__________) % Cover Species? Status 1. Populus balsamifera _______________________ 35 ____ yes ____ FAC ____ 2. Populus tremuloides _______________________ 10 ____ yes ____ FACU __ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ 45 _____ =Total Cover Sapling/Shrub Stratum (Plot size:____15’________) 1. Salix bebbiana ____________________________ 15 _____ yes ____ FACW __ 2. Salix lutea _______________________________ 5 ______ yes ____ OBL ____ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ 5. ________________________________________ _______ ______ ________ 20 _____ =Total Cover Herb Stratum (Plot size:_______15 radius________) 1. Deschampsia caespitosa ____________________ 45 _____ yes ____ FACW __ 2. Juncus balticus ___________________________ 15 _____ yes ____ FACW __ 3. Carex utriculata __________________________ 15 _____ yes ____ OBL ____ 4. ________________________________________ _______ ______ ________ 5 _________________________________________ _______ ______ ________ 6. ________________________________________ _______ ______ ________ 7. ________________________________________ _______ ______ ________ 8. ________________________________________ _______ ______ ________ 9. ________________________________________ _______ ______ ________ 10. _______________________________________ _______ ______ ________ 11. _______________________________________ _______ ______ ________ 75 _____ =Total Cover Woody Vine Stratum (Plot size:_______________) 1. ________________________________________ _______ ______ ________ 2. ________________________________________ _______ ______ ________ 140 ____ =Total Cover % Bare Ground in Herb Stratum______0_____ Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Dominance Test worksheet: Number of Dominant Species That are OBL, FACW, OR FAC: 6 ____________ (A) Total Number of Dominant Species Across All Strata: 7 ____________ (B) Percent of Dominant Species That Are OBL, FACW, OR FAC: 86 ___________ (A/B) Prevalance Index worksheet: SOIL Sampling Point: __SP-1_____________ Profile Description: (Describe to the depth needed to document the indicator or confirm confir m the absence of indicators.) Depth Matrlx Redox Features (inches) Color (moist) % Color (moist) % Type Loc Texture Remarks 1-4 _______ 10YR 4/2 _______ 100 _______ _________________ __________ __________ __________ clay loam, ____ roots _________ 4-16 ______ 10YR 4/1 _______ 75 ________ 10YR 5/6 _________ 25 ________ C _________ M_________ clay loam ____ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted) Indicators for Problematic Hydric Soils:Soils : ____ Histosol (A1) ____ Sandy Redox (S5) ____ 2 cm Muck (A10) ____ Histic Epipedon (A2) ____ Stripped Matrix (S6) ____ Red Parent Material (TF2) ____ Black Histic (A3) ____ Loamy Mucky Mineral (F1) (except MLRA 1) ____ Other (Explain in Remarks) ____ Hydrogen Sulfide (A4) ____ Loamy Gleyed Matrix (F2) ____ Depleted Below Dark Surface (A11) X ____ Depleted Matrix (F3) ____ Thick Dark Surface (A12) ____ Redox Dark Surface (F6) ³Indicators of hydrophytic vegetation and ____ Sandy Mucky Mineral (S1) ____ Depleted Dark Surface (F7) wetland hydrology must be present _____Sandy Gleyed Matrix (S4) ____Redox Depressions (F8) unless disturbed or problematicRestrictive Layer (if present): Restrictive Layer (if present): Type: ____________________________________________________ Depth (inches): _____________________________________________ Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ____ Surface Water (A1) ____ Water-Stained Leaves (B9) (except MLRA ____ Water-Stained Leaves (B9) (MLRA 1,2, ____ High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) X __ Saturation (A3) ____ Salt Crust (B11) X ____ Drainage Patterns (B10) ____ Water Marks (B1) ____ Aquatic Invertebrates (B13) ____ Dry-Season Water Table (C2) ____ Sediment Deposits (B2) ____ Hydrogen Sulfide Odor (C1) X ____ Saturation Visible on Aerial Imagery (C9) ____ Drift Deposits (B3) ____ Oxidized Rhizospheres along Living Roots (C3) ____ Geomorphic Position (D2) ____ Algal Mat or Crust (B4) ____ Presence of Reduced Iron (C4) ____ Shallow Aquitard (D3) ____ Iron Deposits (B5) ____ Recent Iron Reduction in Tilled Soils (C6) ____ FAC-Neutral Test (D5) ____ Surface Soil Cracks (B6) ____ Stunted or Stressed Plants (D1) (LRR A) ____ Raised Ant Mounds (D6) (LRR A) ____ Inundation Visible or Aerial Imagery (B7) ____ Other (Explain in Remarks) ____ Frost-Heave Hummocks (D7) _____Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present? Yes ______ No X ____ Depth (inches): ________________ Water Table Present? Yes ______ No X ____ Depth (inches): ________________ Saturation Present? Yes X ___ No _____ Depth (inches): 3 ______________ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Ponded surface water in depression 1 to 2 feet deep. US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Hyric Soil Present? Yes X No Wetland Hydrology Present Yes X _____ No ________ ________ 702 WETLAND DETERMINATION DATA FORM –––– Western Mountains, Valleys, and Coast Region Project/Site: Hoover Subdivision _______ City/County: Bozeman, MT, Gallatin County ________ ________ Sampling Date: ____ May 11-12,2017 ____ Applicant/Owner: ___ HRDC __________ State: MT _________ _________________ Sampling Point: ____ SP-2, upl, upslope 3’ from SP-1 Investigator(s): _____ Barbara Vaughn ___ _________________ Section, Township, Range: SE ¼ ,SW ¼ Sec 35, T1S, R5E ____ Landform (hillslope, terrace, etc.): wetland depression _________ Local relief (concave, convex, none): _____ pond slope ________ Slope (%) 5% _ Subregion (LLR): E _______________ Lat:” 45.70266 _____ Long: -111.07565 ___ ________ Datum: NAD83 ____________ _________________ Soil Map Unit Name: Meadowcreek loam 0% to 4 % (510B) ___ _________________ NWI classification: __ freshwater emergent _________________ Are climatic / hydrologic conditions on the site typical for this time of year? Yes X ____ ________ No ______ (If no, explain in Remarks.) Are Vegetation _____ , Soil ____________ , or Hydrology _____ significantly disturbed? Are “Normal Circumstances” present? Yes X _______ No __________ Are Vegetation _____ , Soil ____________ , or Hydrology _____ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS –––– Attach site map ma p showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ________ No X ______ Is the Sampled Area Hydric Soil Present? Yes ________ No X ______ within a Wetland? Yes _______ No X _____ Wetland Hydrology Present? Yes ________ No X ______ Remarks: Depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION –––– Use scientific names of plants Absolute Dominant Indicator Tree Stratum (Plot size:_____15”__________) % Cover Species? Status 1. Populus balsamifera _______________________ 35 ____ yes ____ FAC ____ 2. Populus tremuloides _______________________ 10 ____ yes ____ FACU __ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ 45 _____ =Total Cover Sapling/Shrub Stratum (Plot size:____15’________) 1. Salix bebbiana ____________________________ 15 _____ yes ____ FACW __ 2. Salix lutea _______________________________ 5 ______ yes ____ OBL ____ 3. Prunus virginiana _________________________ 15 _____ yes ____ FACU __ 4. Amelanchier alnifolia _______________________ 10 _____ yes ____ FACU __ 5. ________________________________________ _______ ______ ________ 45 _____ =Total Cover Herb Stratum (Plot size:_______15 radius________) 1. Bromus inermis ___________________________ 35 _____ yes ____ UPL ____ 2. Deschampsia caespitosa ____________________ 25 _____ yes ____ FACW __ 3. Carex utriculata __________________________ 10 _____ no ____ OBL ____ 4. ________________________________________ _______ ______ ________ 5 _________________________________________ _______ ______ ________ 6. ________________________________________ _______ ______ ________ 7. ________________________________________ _______ ______ ________ 8. ________________________________________ _______ ______ ________ 9. ________________________________________ _______ ______ ________ 10. _______________________________________ _______ ______ ________ 11. _______________________________________ _______ ______ ________ 70 _____ =Total Cover Woody Vine Stratum (Plot size:_______________) 1. ________________________________________ _______ ______ ________ 2. ________________________________________ _______ ______ ________ 160 ____ =Total Cover % Bare Ground in Herb Stratum______0_____ Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Dominance Test worksheet: Number of Dominant Species That are OBL, FACW, OR FAC: 4 ____________ (A) Total Number of Dominant Species Across All Strata: 8 ____________ (B) Percent of Dominant Species That Are OBL, FACW, OR FAC: 50 ___________ (A/B) Prevalance Index worksheet: SOIL Sampling Point: __SP-2_____________ Profileto Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrlx Redox Features (inches) Color (moist) % Color (moist) % Type Loc Texture Remarks 1-14 ______ 10YR 2/2 _______ 100 _______ _________________ __________ __________ __________ silt loam _____ minor clay content __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted) Indicators for Problematic Hydric Soils:Soils : ____ Histosol (A1) ____ Sandy Redox (S5) ____ 2 cm Muck (A10) ____ Histic Epipedon (A2) ____ Stripped Matrix (S6) ____ Red Parent Material (TF2) ____ Black Histic (A3) ____ Loamy Mucky Mineral (F1) (except MLRA 1) ____ Other (Explain in Remarks) ____ Hydrogen Sulfide (A4) ____ Loamy Gleyed Matrix (F2) ____ Depleted Below Dark Surface (A11) ____ Depleted Matrix (F3) ____ Thick Dark Surface (A12) ____ Redox Dark Surface (F6) ³Indicators of hydrophytic vegetation and ____ Sandy Mucky Mineral (S1) ____ Depleted Dark Surface (F7) wetland hydrology must be present _____Sandy Gleyed Matrix (S4) ____Redox Depressions (F8) unless disturbed or problematicRestrictive Layer (if present): Restrictive Layer (if present): Type: ____________________________________________________ Depth (inches): _____________________________________________ Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ____ Surface Water (A1) ____ Water-Stained Leaves (B9) (except MLRA ____ Water-Stained Leaves (B9) (MLRA 1,2, ____ High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) ____ Saturation (A3) ____ Salt Crust (B11) ____ Drainage Patterns (B10) ____ Water Marks (B1) ____ Aquatic Invertebrates (B13) ____ Dry-Season Water Table (C2) ____ Sediment Deposits (B2) ____ Hydrogen Sulfide Odor (C1) ____ Saturation Visible on Aerial Imagery (C9) ____ Drift Deposits (B3) ____ Oxidized Rhizospheres along Living Roots (C3) ____ Geomorphic Position (D2) ____ Algal Mat or Crust (B4) ____ Presence of Reduced Iron (C4) ____ Shallow Aquitard (D3) ____ Iron Deposits (B5) ____ Recent Iron Reduction in Tilled Soils (C6) ____ FAC-Neutral Test (D5) ____ Surface Soil Cracks (B6) ____ Stunted or Stressed Plants (D1) (LRR A) ____ Raised Ant Mounds (D6) (LRR A) ____ Inundation Visible or Aerial Imagery (B7) ____ Other (Explain in Remarks) ____ Frost-Heave Hummocks (D7) _____Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present? Yes ______ No X ____ Depth (inches): ________________ Water Table Present? Yes ______ No X ____ Depth (inches): ________________ Saturation Present? Yes ______ No X ____ Depth (inches): ________________ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Ponded surface water in depression 1 to 2 feet deep. US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version HHHHyric yric Soil Present? Yes No X XXX WWWWetland etland Hydrology Present Yes ______ No XXXX ______ 704 WETLAND DETERMINATION DATA FORM –––– Western Mountains, Valleys, and Coast Region Project/Site: Hoover Subdivision _______ City/County: Bozeman, MT, Gallatin County ________ ________ Sampling Date: ____ May 11-12,2017 ____ Applicant/Owner: ___ HRDC __________ State: MT _________ _________________ Sampling Point: ____ SP-3, wet, southeast edge of W-1 Investigator(s): _____ Barbara Vaughn ___ _________________ Section, Township, Range: SE ¼ ,SW ¼ Sec 35, T1S, R5E ____ Landform (hillslope, terrace, etc.): depression wetland ________ Local relief (concave, convex, none): _____ concave __________ Slope (%) 5% _ Subregion (LLR): E _______________ Lat:” 45.70298 _____ _________________ Long: ___ -111.07513 ________________ Datum: NAD83 ____ ____________ Soil Map Unit Name: Meadowcreek loam 0% to 4 % (510B) ___ _________________ NWI classification: freshwater emergent, persistent, temporary flooded _________ Are climatic / hydrologic conditions on the site typical for this time of year? Yes X ____ ________ No ______ (If no, explain in Remarks.) Are Vegetation _____ , Soil ____________ , or Hydrology _____ significantly disturbed? Are “Normal Circumstances” present? Yes X _______ No __________ Are Vegetation _____ , Soil ____________ , or Hydrology _____ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS –––– Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes X _____ No ________ Is the Sampled Area Hydric Soil Present? Yes X _____ No ________ within a Wetland? Yes X _____ No ________ Wetland Hydrology Present? Yes X _____ No ________ Remarks: Depression wetland constructed in 2005. Wetland W-1 encompasses constructed pond, constructed palustrine meadow, and existing swale with surface water that discharges west past property boundary to Cattail Creek. VEGETATION –––– Use scientific s cientific names of plants Absolute Dominant Indicator Tree Stratum (Plot size:_____15”__________) % Cover Species? Status 1. ________________________________________ _______ ______ ________ 2. ________________________________________ ______ ______ ________ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ _______ =Total Cover Sapling/Shrub Stratum (Plot size:____15’________) 1. Salix bebbiana ____________________________ 5 ______ yes ____ FACW __ 2 Rosa woodsii _____________________________ 3 ______ yes ____ FACU __ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ 5. ________________________________________ _______ ______ ________ 8 ______ =Total Cover Herb Stratum (Plot size:_______15 radius________) 1. Typha latifolia ____________________________ 35 _____ yes ____ OBL ____ 2. Carex utriculata __________________________ 30 _____ yes ____ OBL ____ 3. Deschampia caespitosa _____________________ 25 _____ yes ____ FACW __ 4. Juncus balticus ___________________________ 20 _____ yes ____ FACW __ 5 Carex nebrascensis ________________________ 10 _____ no ____ OBL ____ 6. ________________________________________ _______ ______ ________ 7. ________________________________________ _______ ______ ________ 8. ________________________________________ _______ ______ ________ 9. ________________________________________ _______ ______ ________ 10. _______________________________________ _______ ______ ________ 11. _______________________________________ _______ ______ ________ 120 ____ =Total Cover Woody Vine Stratum (Plot size:_______________) 1. ________________________________________ _______ ______ ________ 2. ________________________________________ _______ ______ ________ 128 ____ =Total Cover % Bare Ground in Herb Stratum______0_____ Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Dominance Do minance Test worksheet: Number of Dominant Species That are OBL, FACW, OR FAC: 5 ____________ (A) Total Number of Dominant Species Across All Strata: 6 ____________ (B) Percent of Dominant Species That Are OBL, FACW, OR FAC: 83 ___________ (A/B) Prevalance Index worksheet: SOIL Sampling Point: __SP-3_____________ Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrlx Redox Features (inches) Color (moist) % Color (moist) % Type Loc Texture Remarks 1-4 _______ 10YR 4/2 _______ 100 _______ _________________ __________ __________ __________ clay loam, ___ rock __________ 4-13 ______ 10YR 4/1 _______ 70 ________ 10YR 5/6 _________ 30 ________ C _________ M_________ clay loam ____ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted) Indicators for Problematic Hydric Soils:Soils : ____ Histosol (A1) ____ Sandy Redox (S5) ____ 2 cm Muck (A10) ____ Histic Epipedon (A2) ____ Stripped Matrix (S6) ____ Red Parent Material (TF2) ____ Black Histic (A3) ____ Loamy Mucky Mineral (F1) (except MLRA 1) ____ Other (Explain in Remarks) ____ Hydrogen Sulfide (A4) ____ Loamy Gleyed Matrix (F2) ____ Depleted Below Dark Surface (A11) X ____ Depleted Matrix (F3) ____ Thick Dark Surface (A12) ____ Redox Dark Surface (F6) ³Indicators of hydrophytic vegetation and ____ Sandy Mucky Mineral (S1) ____ Depleted Dark Surface (F7) wetland hydrology must be present _____Sandy Gleyed Matrix (S4) ____Redox Depressions (F8) unless disturbed or problematicRestrictive Layer (if present): Restrictive Layer (if present): Type: ____________________________________________________ Depth (inches): _____________________________________________ Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ____ Surface Water (A1) ____ Water-Stained Leaves (B9) (except MLRA ____ Water-Stained Leaves (B9) (MLRA 1,2, ____ High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) X __ Saturation (A3) ____ Salt Crust (B11) ____ Drainage Patterns (B10) ____ Water Marks (B1) ____ Aquatic Invertebrates (B13) ____ Dry-Season Water Table (C2) ____ Sediment Deposits (B2) ____ Hydrogen Sulfide Odor (C1) X ____ Saturation Visible on Aerial Imagery (C9) ____ Drift Deposits (B3) ____ Oxidized Rhizospheres along Living Roots (C3) X ____ Geomorphic Position (D2) ____ Algal Mat or Crust (B4) ____ Presence of Reduced Iron (C4) ____ Shallow Aquitard (D3) ____ Iron Deposits (B5) ____ Recent Iron Reduction in Tilled Soils (C6) ____ FAC-Neutral Test (D5) ____ Surface Soil Cracks (B6) ____ Stunted or Stressed Plants (D1) (LRR A) ____ Raised Ant Mounds (D6) (LRR A) ____ Inundation Visible or Aerial Imagery (B7) ____ Other (Explain in Remarks) ____ Frost-Heave Hummocks (D7) _____Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present? Yes ______ No X ____ Depth (inches): ________________ Water Table Present? Yes ______ No X ____ Depth (inches): ________________ Saturation Present? Yes X ___ No _____ Depth (inches): ground surface ____ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Ponded surface water in center of depression. US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Hyric Soil Present? Yes X No Wetland Hydrology Present Yes X _____ No ________ ________ 706 WETLAND DETERMINATION DATA FORM –––– Western Mountains, Valleys, and Coast Region Project/Site: Hoover Subdivision _______ City/County: Bozeman, MT, Gallatin County ________ ________ Sampling Date: ____ May 11-12,2017 ____ Applicant/Owner: ___ HRDC __________ State: MT _________ _________________ Sampling Point: ____ SP-4, upl, upslope 3’ from SP-3 Investigator(s): _____ Barbara Vaughn ___ _________________ Section, Township, Range: SE ¼ ,SW ¼ Sec 35, T1S, R5E ____ Landform (hillslope, terrace, etc.): wetland depression _________ Local relief (concave, convex, none): _____ pond slope ________ Slope (%) 5% _ Subregion (LLR): E _______________ Lat:” 45.70296 _____ _________________ Long: ___ -111.07507 ________________ Datum: NAD83 ____ ____________ Soil Map Unit Name: Meadowcreek loam 0% to 4 % (510B) ___ _________________ NWI classification: __ freshwater emergent, persistent, temporary flooded _______ Are climatic / hydrologic conditions on the site typical for this time of year? Yes X ____ ________ No ______ (If no, explain in Remarks.) Are Vegetation _____ , Soil ____________ , or Hydrology _____ significantly disturbed? Are “Normal Circumstances” present? Yes X _______ No __________ Are Vegetation _____ , Soil ____________ , or Hydrology _____ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY SUMMAR Y OF FINDINGS –––– Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes X ______ No _______ Is the Sampled Area Hydric Soil Present? Yes ________ No X ______ within a Wetland? Yes _______ No X _____ Wetland Hydrology Present? Yes ________ No X ______ Remarks: Mitigation depression wetland constructed in 2005. Extended existing wetlands located north and south of railroad berm. W-1 encompasses constructed pond and existing swale that extends west past property boundary. VEGETATION –––– UUUUsssseeee scientific names of plants Absolute Dominant Indicator Tree Stratum (Plot size:_____15”__________) % Cover Species? Status 1. ________________________________________ _______ ______ ________ 2. ________________________________________ ______ ______ ________ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ _______ =Total Cover Sapling/Shrub Stratum (Plot size:____15’________) 1. Salix bebbiana ____________________________ 5 ______ yes ____ FACW __ 2. Rosa woodsii _____________________________ 3 ______ yes ____ FACU __ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ 5. ________________________________________ _______ ______ ________ 8 ______ =Total Cover Herb Stratum (Plot size:_______15 radius________) 1. Typha latifolia ____________________________ 30 _____ yes ____ OBL ____ 2. Carex utriculata __________________________ 25 _____ yes ____ OBL ____ 3. Deschampsia caepitosa _____________________ 25 _____ yes ____ FACW __ 4. Juncus balticus ___________________________ 20 _____ yes ____ FACW __ 5 Carex nebrascensis ________________________ 10 _____ no ____ OBL ____ 6. ________________________________________ _______ ______ ________ 7. ________________________________________ _______ ______ ________ 8. ________________________________________ _______ ______ ________ 9. ________________________________________ _______ ______ ________ 10. _______________________________________ _______ ______ ________ 11. _______________________________________ _______ ______ ________ 110 ____ =Total Cover Woody Vine Stratum (Plot size:_______________) 1. ________________________________________ _______ ______ ________ 2. ________________________________________ _______ ______ ________ 118 ____ =Total Cover % Bare Ground in Herb Stratum______0_____ Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Dominance Test worksheet:works heet: Number of Dominant Species That are OBL, FACW, OR FAC: 5 ____________ (A) Total Number of Dominant Species Across All Strata: 6 ____________ (B) Percent of Dominant Species That Are OBL, FACW, OR FAC: 83 ___________ (A/B) Prevalance Index worksheet: SOIL Sampling Point: __SP-4_____________ Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrlx Redox Features (inches) Color (moist) % Color (moist) % Type Loc Texture Remarks 1-10 ______ 10YR 2/2 _______ 100 _______ _________________ __________ __________ __________ silt loam _____ 10-12 _____ 10 YR 2/2 ______ 100 _______ _________________ __________ __________ __________ silt loam _____ more clay______ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted) Indicators for Problematic Hydric Soils:Soils : ____ Histosol (A1) ____ Sandy Redox (S5) ____ 2 cm Muck (A10) ____ Histic Epipedon (A2) ____ Stripped Matrix (S6) ____ Red Parent Material (TF2) ____ Black Histic (A3) ____ Loamy Mucky Mineral (F1) (except MLRA 1) ____ Other (Explain in Remarks) ____ Hydrogen Sulfide (A4) ____ Loamy Gleyed Matrix (F2) ____ Depleted Below Dark Surface (A11) ____ Depleted Matrix (F3) ____ Thick Dark Surface (A12) ____ Redox Dark Surface (F6) ³Indicators of hydrophytic vegetation and ____ Sandy Mucky Mineral (S1) ____ Depleted Dark Surface (F7) wetland hydrology must be present _____Sandy Gleyed Matrix (S4) ____Redox Depressions (F8) unless disturbed or problematicRestrictive Layer (if present): Restrictive Layer (if present): Type: ____________________________________________________ Depth (inches): _____________________________________________ Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ____ Surface Water (A1) ____ Water-Stained Leaves (B9) (except MLRA ____ Water-Stained Leaves (B9) (MLRA 1,2, ____ High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) ____ Saturation (A3) ____ Salt Crust (B11) ____ Drainage Patterns (B10) ____ Water Marks (B1) ____ Aquatic Invertebrates (B13) ____ Dry-Season Water Table (C2) ____ Sediment Deposits (B2) ____ Hydrogen Sulfide Odor (C1) ____ Saturation Visible on Aerial Imagery (C9) ____ Drift Deposits (B3) ____ Oxidized Rhizospheres along Living Roots (C3) ____ Geomorphic Position (D2) ____ Algal Mat or Crust (B4) ____ Presence of Reduced Iron (C4) ____ Shallow Aquitard (D3) ____ Iron Deposits (B5) ____ Recent Iron Reduction in Tilled Soils (C6) ____ FAC-Neutral Test (D5) ____ Surface Soil Cracks (B6) ____ Stunted or Stressed Plants (D1) (LRR A) ____ Raised Ant Mounds (D6) (LRR A) ____ Inundation Visible or Aerial Imagery (B7) ____ Other (Explain in Remarks) ____ Frost-Heave Hummocks (D7) _____Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present? Yes ______ No X ____ Depth (inches): ________________ Water Table Present? Yes ______ No X ____ Depth (inches): ________________ Saturation Present? Yes ______ No X ____ Depth (inches): ________________ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Ponded surface water in depression 1 to 2 feet deep. US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version HHHHyric yric Soil Present? Yes No X XXX WWWWetland etland Hydrology Present Yes ______ No XXXX ______ 708 WETLAND DETERMINATION DATA FORM –––– Western Mountains, Valleys, and Coast Region Project/Site: Hoover Subdivision _______ City/County: Bozeman, MT, Gallatin County ________ ________ Sampling Date: ____ May 11-12,2017 ____ Applicant/Owner: ___ HRDC __________ State: MT _________ _________________ Sampling Point: ____ SP-5, upl, W-2 N of berm Investigator(s): _____ Barbara Vaughn ___ _________________ Section, Township, Range: SE ¼ ,SW ¼ Sec 35, T1S, R5E ____ Landform (hillslope, terrace, etc.): wetland swale _____________ Local relief (concave, convex, none): _____ swale ____________ Slope (%) 5% _ Subregion (LLR): E _______________ Lat:” 45.70328 _____ _________________ Long: -111.07508 ___ ________________ Datum: NAD83 ____ ____________ Soil Map Unit Name: Meadowcreek loam 0% to 4 % (510B) ___ _________________ NWI classification: __ freshwater emergent, persistent, temporary flooded _______ Are climatic / hydrologic conditions on the site typical for this time of year? Yes X ____ ________ No ______ (If no, explain in Remarks.) Are Vegetation _____ , Soil ____________ , or Hydrology _____ significantly disturbed? Are “Normal Circumstances” present? Yes X _______ No __________ Are Vegetation _____ , Soil ____________ , or Hydrology _____ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS –––– Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes _______ No X ______ Is the Sampled Area Hydric Soil Present? Yes ________ No X ______ within a Wetland? Yes _______ No X _____ Wetland Hydrology Present? Yes ________ No X ______ Remarks: W-2 located north of berm. Surface waters accumulates in depression at base of berm. Wetland fringe on W-2 extends 50 feet north at west end of swale to north fence boundary. Part of large historic palustrine wetland that continues north. VEGETATION VEGET ATION –––– Use scientific names of plants Absolute Dominant Indicator Tree Stratum (Plot size:_____15”__________) % Cover Species? Status 1. ________________________________________ _______ ______ ________ 2. ________________________________________ ______ ______ ________ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ _______ =Total Cover Sapling/Shrub Stratum (Plot size:____15’________) 1. Symphoricarpos alba ______________________ 40 _____ yes ____ FACU __ 2. Cicuta douglasii __________________________ 10 _____ yes ____ OBL ____ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ 5. ________________________________________ _______ ______ ________ 50 _____ =Total Cover Herb Stratum (Plot size:_______15 radius________) 1. Bromus inermis ___________________________ 60 _____ yes ____ FACU __ 2. Cynoglossum officinale _____________________ 10 _____ no ____ FACU __ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ 5 _________________________________________ _______ ______ ________ 6. ________________________________________ _______ ______ ________ 7. ________________________________________ _______ ______ ________ 8. ________________________________________ _______ ______ ________ 9. ________________________________________ _______ ______ ________ 10. _______________________________________ _______ ______ ________ 11. _______________________________________ _______ ______ ________ 70 _____ =Total Cover Woody Vine Stratum (Plot size:_______________) 1. ________________________________________ _______ ______ ________ 2. ________________________________________ _______ ______ ________ 120 ____ =Total Cover % Bare Ground in Herb Stratum______0_____ Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Dominance Test worksheet: Number of Dominant Species That are OBL, FACW, OR FAC: 1 ____________ (A) Total Number of Dominant Species Across All Strata: 3 ____________ (B) Percent of Dominant Species That Are OBL, FACW, OR FAC: 33 ___________ (A/B) Prevalance Index worksheet: SOIL Sampling Point: __SP-5_____________ Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrlx Redox Features (inches) Color (moist) % Color (moist) % Type Loc Texture Remarks 1-10 ______ 10YR 2/2 _______ 100 _______ _________________ __________ __________ __________ silt loam _____ _____________ 10-14 _____ 10 YR 4/2 ______ 100 _______ _________________ __________ __________ __________ clay loam ____ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted) Indicators In dicators for Problematic Hydric Soils:Soils : ____ Histosol (A1) ____ Sandy Redox (S5) ____ 2 cm Muck (A10) ____ Histic Epipedon (A2) ____ Stripped Matrix (S6) ____ Red Parent Material (TF2) ____ Black Histic (A3) ____ Loamy Mucky Mineral (F1) (except MLRA 1) ____ Other (Explain in Remarks) ____ Hydrogen Sulfide (A4) ____ Loamy Gleyed Matrix (F2) ____ Depleted Below Dark Surface (A11) ____ Depleted Matrix (F3) ____ Thick Dark Surface (A12) ____ Redox Dark Surface (F6) ³Indicators of hydrophytic vegetation and ____ Sandy Mucky Mineral (S1) ____ Depleted Dark Surface (F7) wetland hydrology must be present _____Sandy Gleyed Matrix (S4) ____Redox Depressions (F8) unless disturbed or problematicRestrictive Layer (if present): Restrictive Layer (if present): Type: ____________________________________________________ Depth (inches): _____________________________________________ Remarks: no redox features HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ____ Surface Water (A1) ____ Water-Stained Leaves (B9) (except MLRA ____ Water-Stained Leaves (B9) (MLRA 1,2, ____ High Water Table (A2) 1, 2, 4A, and 4B) 4A, and a nd 4B) ____ Saturation (A3) ____ Salt Crust (B11) ____ Drainage Patterns (B10) ____ Water Marks (B1) ____ Aquatic Invertebrates (B13) ____ Dry-Season Water Table (C2) ____ Sediment Deposits (B2) ____ Hydrogen Sulfide Odor (C1) ____ Saturation Visible on Aerial Imagery (C9) ____ Drift Deposits (B3) ____ Oxidized Rhizospheres along Living Roots (C3) X ____ Geomorphic Position (D2) ____ Algal Mat or Crust (B4) ____ Presence of Reduced Iron (C4) ____ Shallow Aquitard (D3) ____ Iron Deposits (B5) ____ Recent Iron Reduction in Tilled Soils (C6) ____ FAC-Neutral Test (D5) ____ Surface Soil Cracks (B6) ____ Stunted or Stressed Plants (D1) (LRR A) ____ Raised Ant Mounds (D6) (LRR A) ____ Inundation Visible or Aerial Imagery (B7) ____ Other (Explain in Remarks) ____ Frost-Heave Hummocks (D7) _____Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present? Yes ______ No X ____ Depth (inches): ________________ Water Table Present? Yes ______ No X ____ Depth (inches): ________________ Saturation Present? Yes ______ No X ____ Depth (inches): ________________ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Ponded surface water in depression 1 to 2 feet deep. US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Hyric Soil Present? Yes No X Wetland Hydrology Present Yes ______ No X ______ ______ 710 WETLAND DETERMINATION DATA FORM –––– Western Mountains, Valleys, and Coast Region Project/Site: Hoover Subdivision _______ City/County: Bozeman, MT, Gallatin County ________ ________ Sampling Date: ____ May 11-12,2017 ____ Applicant/Owner: ___ HRDC __________ State: MT _________ _________________ Sampling Point: ____ SP-6, wet, W-2 N of berm, west of SP-5 Investigator(s): _____ Barbara Vaughn ___ _________________ Section, Township, Range: SE ¼ ,SW ¼ Sec 35, T1S, R5E ____ Landform (hillslope, terrace, etc.): wetland swale _____________ Local relief (concave, convex, none): _____ swale ____________ Slope (%) 5% _ Subregion (LLR): E _______________ Lat:” 45.70330 _____ _________________ Long: -111.07517 ___ ________________ Datum: NAD83 ____ ____________ Soil Map Unit Name: Meadowcreek loam 0% to 4 % (510B) ___ _________________ NWI classification: __ freshwater emergent, persistent, temporary flooded _______ Are climatic / hydrologic conditions on the site typical for this time of year? Yes X ____ ________ No ______ (If no, explain in Remarks.) Are Vegetation _____ , Soil ____________ , or Hydrology _____ significantly disturbed? Are “Normal Circumstances” present? Yes X _______ No __________ Are Vegetation _____ , Soil ____________ , or Hydrology _____ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS –––– Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes X _____ No _______ Is the Sampled Area Hydric Soil Present? Yes X _____ No _______ within a Wetland? Yes X _____ No _______ Wetland Hydrology Present? Yes X _____ No _______ Remarks: W-2 located north of berm. Surface waters accumulates in depression at base of berm. Wetland fringe on W-2 extends 50 feet north at west end of swale to north fence boundary. Part of large historic palustrine wetland that continues north. VEGETATION –––– Use scientific names of plants Absolute Dominant Indicator Tree Stratum (Plot size:_____15”__________) % Cover Species? Status 1. ________________________________________ _______ ______ ________ 2. ________________________________________ ______ ______ ________ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ _______ =Total Cover Sapling/Shrub Stratum (Plot size:____15’________) 1. Salix bebbiana ____________________________ 10 _____ yes ____ FACW __ 2. Salix lutea _______________________________ 5 ______ yes ____ OBL ____ 3. ________________________________________ _______ ______ ________ 4. ________________________________________ _______ ______ ________ 5. ________________________________________ _______ ______ ________ 15 _____ =Total Cover Herb Stratum (Plot size:_______15 radius________) 1. Bromus inermis ___________________________ 60 _____ yes ____ FACU __ 2. Carex nebrascensis ________________________ 15 _____ no ____ OBL ____ 3. Juncus balticus ____________________________ 10 _____ no ____ FACW __ 4. ________________________________________ _______ ______ ________ 5 _________________________________________ _______ ______ ________ 6. ________________________________________ _______ ______ ________ 7. ________________________________________ _______ ______ ________ 8. ________________________________________ _______ ______ ________ 9. ________________________________________ _______ ______ ________ 10. _______________________________________ _______ ______ ________ 11. _______________________________________ _______ ______ ________ 85 _____ =Total Cover Woody Vine Stratum (Plot size:_______________) 1. ________________________________________ _______ ______ ________ 2. ________________________________________ _______ ______ ________ 100 ____ =Total Cover % Bare Ground in Herb Stratum______0_____ Remarks: Additional species: Carex aqualtilis, Carex utriculata, Cornus alba, Equisetum arvense, Phalaris arundinacea, Calamagrostis canadensis, Alopecurus pratensis, Prunus virginiana US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Dominance Test worksheet: Number of Dominant Species That are OBL, FACW, OR FAC: 2 ____________ (A) Total Number of Dominant Species Across All Strata: 3 ____________ (B) Percent of Dominant Species SOIL Sampling Point: __SP-6_____________ Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrlx Redox Features (inches) Color (moist) % Color (moist) % Type Loc Texture Remarks 1-8 _______ 10YR 2/2 _______ 100 _______ _________________ __________ __________ __________ silt clay loam _ _____________ 8-12 ______ 10 YR 4/1 ______ 85 ________ 10 YR 5/6 ________ 15 ________ C _________ M_________ clay loam ____ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ __________ ______________ __________ _________________ __________ __________ __________ ____________ _____________ Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted) Indicators In dicators for Problematic Hydric Soils:Soils : ____ Histosol (A1) ____ Sandy Redox (S5) ____ 2 cm Muck (A10) ____ Histic Epipedon (A2) ____ Stripped Matrix (S6) ____ Red Parent Material (TF2) ____ Black Histic (A3) ____ Loamy Mucky Mineral (F1) (except MLRA 1) ____ Other (Explain in Remarks) ____ Hydrogen Sulfide (A4) ____ Loamy Gleyed Matrix (F2) ____ Depleted Below Dark Surface (A11) X ____ Depleted Matrix (F3) ____ Thick Dark Surface (A12) ____ Redox Dark Surface (F6) ³Indicators of hydrophytic vegetation and ____ Sandy Mucky Mineral (S1) ____ Depleted Dark Surface (F7) wetland hydrology must be present _____Sandy Gleyed Matrix (S4) ____Redox Depressions (F8) unless disturbed or problematicRestrictive Layer (if present): Restrictive Layer (if present): Type: ____________________________________________________ Depth (inches): _____________________________________________ Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) ____ Surface Water (A1) ____ Water-Stained Leaves (B9) (except MLRA ____ Water-Stained Leaves (B9) (MLRA 1,2, ____ High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) X __ Saturation (A3) ____ Salt Crust (B11) ____ Drainage Patterns (B10) ____ Water Marks (B1) ____ Aquatic Invertebrates (B13) ____ Dry-Season Water Table (C2) ____ Sediment Deposits (B2) ____ Hydrogen Sulfide Odor (C1) X ____ Saturation Visible on Aerial Imagery (C9) ____ Drift Deposits (B3) ____ Oxidized Rhizospheres along Living Roots (C3) X ____ Geomorphic Position (D2) ____ Algal Mat or Crust (B4) ____ Presence of Reduced Iron (C4) ____ Shallow Aquitard (D3) ____ Iron Deposits (B5) ____ Recent Iron Reduction in Tilled Soils (C6) ____ FAC-Neutral Test (D5) ____ Surface Soil Cracks (B6) ____ Stunted or Stressed Plants (D1) (LRR A) ____ Raised Ant Mounds (D6) (LRR A) ____ Inundation Visible or Aerial Imagery (B7) ____ Other (Explain in Remarks) ____ Frost-Heave Hummocks (D7) _____Sparsely Vegetated Concave Surface (B8) Field Observations: Surface Water Present? Yes ______ No X ____ Depth (inches): ________________ Water Table Present? Yes ______ No X ____ Depth (inches): ________________ Saturation Present? Yes X ____ No ______ Depth (inches): ground surface ____ (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Ponded surface water in base of swale 2 to 6 inches deep. US Army Corps of Engineers Western Mountains, Valleys, and Coast –Final Version Hyric Soil Present? Yes XXXX No Wetland Hydrology Present Yes XXXX _____ No ________ 712 APPENDIX B NRCS SOIL SURVEY Waters of the US Delineation Report – Hoover Way Subdivision 713 Soil Map—Gallatin County Area, Montana (Hoover Subdivision - HRDC) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/15/2017 Page 1 of 3 5060980 5061010 5061040 5061070 5061100 5061130 5061160 5060980 5061010 5061040 5061070 5061100 5061130 5061160 494020 494050 494080 494110 494140 494170 494200 494230 494260 494290 494020 494050 494080 494110 494140 494170 494200 494230 494260 494290 45° 42' 14'' N 111° 4' 37'' W 45° 42' 14'' N 111° 4' 23'' W 45° 42' 8'' N 111° 4' 37'' W 45° 42' 8'' N 111° 4' 23'' W N Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 50 100 200 300 Feet 0 20 40 80 120 Meters Map Scale: 1:1,370 if printed on A landscape (11" x 8.5") sheet. Figure 4.0 Soil map showing depression wetlands on Hoover Way Subdivision parcel. 714 LOCATION MEADOWCREEK MT Established Series Rev. DES-WDB-JCK 05/2013 MEADOWCREEK SERIES The Meadowcreek series consists of very deep, somewhat poorly drained soils that formed in alluvium. They are on flood plains, flood-plain steps, drainageways, and stream terraces. Slopes are 0 to 4 percent. Mean annual precipitation is about 305 mm, and mean annual air temperature is about 6 degrees C. TAXONOMIC CLASS: Fine-loamy over sandy or sandy-skeletal, mixed, superactive, frigid Fluvaquentic Haplustolls TYPICAL PEDON: Meadowcreek loam, cultivated (colors are for dry soil unless otherwise noted). Ap--0 to 13 cm; grayish brown (10YR 5/2) loam, very dark grayish brown (10YR 3/2) moist; weak fine and medium subangular blocky structure; slightly hard, friable, moderately sticky and slightly plastic; many very fine roots; strongly effervescent; moderately alkaline (pH 8.0); abrupt smooth boundary. (10 to 18 cm thick) A1--13 to 25 cm; grayish brown (10YR 5/2) loam, very dark grayish brown (10YR 3/2) moist; weak medium prismatic structure parting to weak fine and medium subangular blocky; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many fine tubular and interstitial pores; strongly effervescent; moderately alkaline (pH 8.0); clear smooth boundary. (8 to 20 cm thick) A2--25 to 38 cm; gray (10YR 5/1) silt loam, very dark gray (10YR 3/1) moist; weak medium prismatic structure; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many very fine tubular and interstitial pores; slightly alkaline (pH 7.4); clear smooth boundary. (0 to 15 cm thick) Bg1--38 to 69 cm; light brownish gray (10YR 6/2) loam, dark grayish brown (10YR 4/2) moist; few fine distinct brown (7.5YR 5/3) moist redox concentrations; weak coarse prismatic structure; few thin very dark grayish brown (10YR 3/2) moist, layers of soil; slightly hard, friable, moderately sticky and slightly plastic; common very fine roots; many very fine tubular and interstitial pores; neutral (pH 7.0); gradual smooth boundary. (13 to 38 cm thick) Bg2--69 to 79 cm; gray (10YR 6/1) sandy loam, dark grayish brown (10YR 4/2) moist; common fine distinct brown (7.5YR 5/4) moist redox concentrations; weak coarse prismatic structure; slightly hard, friable, nonsticky and moderately plastic; common very fine roots; many very fine tubular and interstitial pores; 5 percent gravel; neutral (pH 7.2); clear smooth boundary. (0 to 12 cm thick) 2C--79 to 152 cm; varigated colors, very gravelly sand; single grain; loose, nonsticky and nonplastic; few very fine roots; 55 percent gravel; neutral (pH 7.2). TYPE LOCATION: Lewis and Clark County, Montana; 396 meters south and 610 meters east of the NW corner of sec. 8, T. 10 N., R. 3 W. Latitude is 46 degrees, 30 minutes, 35 seconds; longitude is 112 degrees, 00 minutes, 47 seconds. 715 RANGE IN CHARACTERISTICS: Soil temperature - 5.5 to 8.3 degrees C Mollic epipedon thickness - 25 to 38 cm Depth to lithologic discontinuity - 50 to 100 cm Depth to seasonal high water table - 60 to 100 cm A horizons Hue: 10YR or 2.5Y Value: 4 or 5 dry; 2 or 3 moist Chroma: 1 or 2 Texture: loam, silt loam, clay loam, or silty clay loam with thin strata of sandy loam or sandy clay loam Clay content: 18 to 35 percent Rock fragments: 0 to 15 percent--0 to 10 percent gravel; 0 to 5 percent cobbles Electrical conductivity: 0 to 8 mmhos/cm Calcium carbonate equivalent: 0 to 10 percent Reaction: pH 6.6 to 8.4 Bg horizons Hue: 10YR, 2.5Y or 5Y Value: 5 or 6 dry; 3 or 4 moist Chroma: 1, 2, or 3 Texture: loam, sandy loam, sandy clay loam, or silt loam, with some thin strata of fine sandy loam Clay content: 18 to 25 percent Rock fragments: 0 to 5 percent gravel Electrical conductivity: 0 to 4 mmhos/cm Calcium carbonate equivalent: 0 to 10 percent Reaction: pH 6.1 to 8.4 2C horizon Texture: sand, coarse sand or loamy sand Clay content: 0 to 10 percent Rock fragments: 35 to 75 percent--35 to 70 percent gravel; 0 to 15 percent cobbles and stones Reaction: pH 6.1 to 8.4 COMPETING SERIES: There are no competing series. GEOGRAPHIC SETTING: Landform - flood plains, flood-plain steps, drainageways, and stream terraces Elevation - 1,067 to 1,890 meters Slope - 0 to 4 percent Parent material - alluvium Climate - long, cold winters; moist springs; warm, dry summers Mean annual precipitation - 254 to 483 mm Mean annual air temperature - 3.9 to 7.2 degrees C Frost-free period - 70 to 130 days GEOGRAPHICALLY ASSOCIATED SOILS: None listed. DRAINAGE AND PERMEABILITY: Somewhat poorly drained; moderate over very rapid permeability. USE AND VEGETATION: Meadowcreek soils are used mainly for irrigated crops. Some small areas are used for rangeland. Potential native vegetation is mainly western wheatgrass, slender 716 wheatgrass, tall reedgrass, basin wildrye, prairie cordgrass, tufted hairgrass, sedges, and forbs. DISTRIBUTION AND EXTENT: Meadowcreek soils are of moderate extent in western Montana. MLRAs - 43B, 44B, 46, 58A. MLRA SOIL SURVEY REGIONAL OFFICE (MO) RESPONSIBLE: Bozeman, Montana SERIES ESTABLISHED: Choteau-Conrad Area, parts of Teton and Pondera Counties, Montana, 1991; proposed in Lewis and Clark County, Montana, 1979. REMARKS: Diagnostic horizons and features recognized in this pedon are: Mollic epipedon - from 0 to 38 cm (Ap, A1, and A2 horizons) Redox concentrations - 38 to 79 cm (Bg1 and Bg2 horizons) Lithologic discontinuity - at 79 cm (2C horizon) Particle-size control section - from 25 to 100 cm (A2, Bg1, Bg2, and part of the 2C horizons) Meadowcreek soils have a frigid temperature regime, an ustic moisture regime and an aquic moisture subclass. Redox depletions were not recorded at the type location in 1979. The need for documentation in support of the Fluvaquentic subgroup is recognized and should be investigated. ADDITIONAL DATA: Soil interpretation record - MT0407 National Cooperative Soil Survey U.S.A. 717 APPENDIX C PHOTO LOG Waters of the US Delineation Report – Hoover Way Subdivision 718 Photo 1. The photo is looking at SP-1 near the south edge of W-1, the open water pond constructed for mitigation. 719 Photo 2. The view is looking northwest at SP-2 upslope from SP-1 near the edge of W-1. 720 Photo 3. Photo shows W-1 looking northwest toward swale extending from open water pond. 721 Photo 4. Photo shows W-1 looking west at SP-3. This area was expanded during mitigation construction from historic wetland located on south side of berm. 722 Photo 5. The view is looking at SP-3 and SP-4 located on northeast side of W-1 723 Photo 6. The view is looking west at SP-5 and the edge of W-2, the swale that forms at the north side of the railroad berm. 724 Photo 7. The photo is taken looking west at SP-6 located at the east side of W-2. 725 Photo 8. The view is looking west at W-2. Photo 9. The photo is looking northwest at the palustrine meadow that extends from W-2. 726 Appendix D WETLAND EXHIBIT Waters of the US Delineation Report – Hoover Way Subdivision 727 Δ Δ 728 INCHES 18 24 30 36 42 48 54 60 72 84 96 108 120 EQUIVALENT SIZE INCHES 54 62 77 1/2 87 1/8 96 7/8 106 1/2 13 1/2 18 22 1/2 26 5/8 31 5/16 36 40 45 1830 5390 5400 4400 3510 2415 1305 1065 875 690 600 445 315 170 LBS. Arch pipe is manufactured with a tongue and groove joint to standard or special strengths in accordance with ASTM Specifications C506. Flexible compounds may be used for joint sealant. 132 11.4 51.7 99.1 66.0 81.8 25.6 34.6 17.7 14.3 1.6 6.4 Hoover Way Preliminary Traffic Report Bozeman, Montana Abelin Traffic Services 1 March, 2017 Hoover Way Residential Development Preliminary Traffic Report Bozeman, Montana A. PROJECT DESCRIPTION This document studies the possible effect on the surrounding road system from a proposed 2.7- acre residential development located north of Baxter Lane in Bozeman, Montana. The study area selected for this project includes Baxter Lane between Davis Lane and North 19th Avenue. This traffic report is preliminary and is based on available data only. B. EXISTING CONDITIONS The proposed development property currently consists of a 2.7-acre parcel of undeveloped land located north of Sartain Street and west of Thomas Drive (North 27th Avenue). The site is located north of the Baxter Square subdivision. Adjacent Roadways Baxter Lane is an east/west minor arterial route that extends across the northern section of Bozeman. The road provides access to a variety of commercial and residential areas. The road has a varying cross-section with a mix of urban and rural road designs, bike lanes, and some on-street parking. The posted speed limit is 40 MPH. Traffic data available from the Montana DOT indicates that the road currently carries 9,400 VPD west of North 19th Avenue. Davis Lane is a north/south minor arterial route that extends through the western section of Bozeman. North of Baxter Lane the road has a rural cross-section and a 35 MPH speed limit. South of Baxter Lane Davis Lane has been improved to include a divided five-lane urban cross section. The intersection of Baxter Lane and Davis Lane is currently a four-way STOP controlled intersection. Traffic data available from the Montana DOT indicates that the road currently carries 5,200 VPD north of Baxter Lane and 5,800 VPD south of Baxter Lane. Thomas Drive/ North 27th Avenue is a north/south collector route that provides access to the residential and commercial areas west of north 19th Avenue. Between Sartain Street and Baxter Lane, half of the road has been improved to City of Bozeman standards for divided collector roadways. South of Baxter Lane the road has been completed with full center medians and bike lanes. Existing Level of Service Based on the City of Bozeman Subdivision Regulations, the developers must study all effected 730 Hoover Way Preliminary Traffic Report Bozeman, Montana Abelin Traffic Services 2 March, 2017 intersections within ½ mile of the proposed development, which includes the intersections of Baxter Lane with Davis Lane, Thomas Drive, and 19th Avenue. Abelin Traffic Services (ATS) obtained traffic data from the 2016 Bozeman TMP. The data includes the existing Level of Service (LOS) calculations and peak-hour intersection volumes at Baxter Lane/Davis Lane and Baxter Lane/North 19th Avenue collected in 2015. Table 1 shows the existing LOS for the AM and PM peak hours at the study intersections without the traffic from the proposed development. The table shows that the intersection of Baxter Lane & Davis Lane is currently operating at LOS F & D during the peak hours. The only way to correct this issue would be with the installation of a traffic signal or roundabout. The intersection of Baxter Lane with North 19th Avenue is currently operating within acceptable limits and has additional reserve capacity. Table 1 – 2015 Level of Service Summary* AM Peak Hour PM Peak Hour Intersection Delay (Sec.) LOS Delay (Sec.) LOS Baxter Lane & Davis Lane 54.6 F 24.0 C Baxter Lane & North 19th Avenue 32.8 D 24.5 C *Source: 2016 Bozeman TMP C. PROPOSED DEVELOPMENT The development currently under consideration for this site includes 2.7 acres of land located north of Sartain Street which would be developed into an affordable housing residential development. The property would include four single family homes and 24 townhouse units on separated lots. Access to the Hoover Way residential development would be provided by a connection through Sartain Street to Thomas Drive. It is likely that some traffic from the Hoover Way development will use Buchrake Avenue to the south to access Baxter Lane. However, for the purposes of this study is was assumed that all traffic from the development will use Thomas Drive. It is anticipated that the project would begin construction in the fall of 2017 with full build-out by 2018. D. TRIP GENERATION AND ASSIGNMENT ATS performed a trip generation analysis to determine the anticipated future traffic volumes from the proposed developments using the trip generation rates contained in Trip Generation (Institute of Transportation Engineers, Ninth Edition). These rates are the national standard and are based on the most current information available to planners. A vehicle “trip” is defined as any trip that either begins or ends at the development site. ATS determined that the critical traffic impacts on the intersections and roadways would occur during the weekday morning and evening peak hours. According to the ITE trip generation rates, at full build-out the development would produce 14 AM peak hour trips, 16 PM peak hour trips, and 177 daily trips. See Table 2 for detailed trip generation information. 731 Hoover Way Preliminary Traffic Report Bozeman, Montana Abelin Traffic Services 3 March, 2017 Table 2 - Trip Generation Rates Land Use Units AM Peak Hour Trip Ends per Unit Total AM Peak Hour Trip Ends PM Peak Hour Trip Ends per Unit Total PM Peak Hour Trip Ends Weekday Trip Ends per Unit Total Weekday Trip Ends Townhouse 24 0.44 11 0.52 12 5.81 139 Single Family 4 0.75 3 1 4 9.52 38 28 14 16 177 E. TRIP DISTRIBUTION The traffic distribution and assignment for the proposed subdivisions was based upon the existing ADT volumes along the adjacent roadways and peak-hour intersection turning volumes. Traffic is expected to distribute onto the surrounding road network as shown on Figure 1. Figure 1 – Trip Distribution F. TRAFFIC IMPACTS OUTSIDE OF THE DEVELOPMENT Projected Level of Service The Hoover Way residential development will produce relatively low traffic volumes compared to the existing traffic volumes in this area. Based on the current traffic volumes within the study area it is estimated that the Hoover Way development will increase traffic volumes at the adjacent intersections by only 0.2% to 0.4%. This increase in traffic volumes will not impact the operations of these intersections in any way. It should be noted that there is currently no traffic volume information for the intersection of Thomas Drive and Baxter Lane, which would likely see a slightly higher proportionate increase in traffic volumes with the Hoover Way development. It is Hoover Way Development 8% 8% 12% 2% Baxter Lane 30% 20% 20% North 19th Davis Lane Thomas Drive 732 Hoover Way Preliminary Traffic Report Bozeman, Montana Abelin Traffic Services 4 March, 2017 not expected that the traffic from the Hoover Way development will have a major impact at this location, but it may be of value to document the existing traffic conditions at this location and determine if any existing capacity related issues may exist. Traffic volumes at the intersection of Buchrake Avenue with Baxter Lane could be reviewed if requested by the City. The existing capacity and LOS problem at the intersection of Baxter Lane and Davis Lane will be address by City of Bozeman project CTSM-12 which includes the installation of a traffic signal and related intersection geometric improvements. Future Level of Service The Bozeman TMP projects high levels of growth in this area over the next 25 years and recommends a variety of roadway improvements to address roadway capacity needs. The TMP indicates that traffic volumes on Baxter Lane will increase to 16,000 VPD by 2040. Traffic volumes on Davis Lane will increase to 5,000 VPD and volumes on 27th Avenue will increase to 4,000 VPD. In order to address these increases in traffic the TMP recommends improving Davis Street north of Baxter to a five-lane minor arterial cross-section (MSN-11), improving North 27th Avenue to a three-lane collector north of Baxter Lane (MSN-7), and improving Baxter lane to a three-lane arterial roadway west of north 19th avenue (MSN-40). It is not known when these planned road improvements will be implemented. These improvements will improve roadway operations throughout this section of Bozeman through 2040. It is likely that the intersection of North 27th Avenue with Baxter Lane will eventually require higher levels of traffic control, but this improvement will be tied to the future development within this area. It would be of value to evaluate the existing traffic volumes along North 27th Avenue (Thomas Drive) to determine when this section of road may require expansion to the recommended three-lane collector design. 733 1091 Stoneridge Drive • Bozeman, Montana • Phone (406) 587-1115 • Fax (406) 587-9768 www.chengineers.com • E-Mail: info@chengineers.com Civil/Structural Engineering and Surveying August 18, 2017 Dr. Craig Woolard, P.E. City of Bozeman Engineering Department 20 E. Olive Bozeman, MT 59718 RE: Hoover Way Subdivision - Waiver Request – Intersection Level of Service Dear Mr. Woolard: A waiver is requested from Bozeman Municipal Code (BMC) Section 38.24.060.B.4 for the Baxter Lane and Davis Lane intersection for the Hoover Way affordable housing subdivision. The referenced code section requires that all intersections with arterial and collector streets operate at a minimum level of service (LOS) “C” for the design period of the development, which is a minimum of 15 years following application approval. This intersection is currently operating at a LOS of “F” for the AM Peak Hour and LOS of “D” for the PM Peak Hour conditions. The above-referenced section allows the review authority to grant a waiver from a LOS of less than “C” if it is determined that: 1. Granting of a waiver from the level of service for the intersection would not be contrary to public health and safety and is in the public interest. The proposed development will have minimal effects to this intersection. The subject intersection is currently a 4-way stop and is scheduled to be improved to reduce traffic delays at the intersection. 2. Improvements to the intersection to raise the overall level of service to a “C” or better are currently scheduled for commencement of construction within three years as shown on the most recently adopted transportation capital improvement plan. This intersection is on the Capital Improvement Plan and is scheduled for fiscal year 2020. 3. All right-of-way necessary for the required intersection improvements have been obtained by the City or the Montana Department of Transportation. All right-of-way and right-of-way easements necessary for the required intersection improvements have been obtained. 734 Civil/Structural Engineering and Surveying 4. The commission has approved a financing plan for the intersection improvements. It is our understanding that the commission has approved a financing plan for these intersection improvements. If you require any further information, please give me a call. Sincerely, Matt Hausauer, P.E. CC: Shawn Kohtz, P.E. Chris Saunders G:\C&H\16\161004\TRAFFIC\WAIVER REQUEST_INTERSECTION LOS.DOC 735 736 737 738 739 740 February TO: Planning 2, 2018 Board 2/6/18 RE: Hoover City Commission Way Major Subdivision 2/12/18 Preliminary Plat and Preliminary PUD Application Dear Planning # 17117 Board and and 17546 City Commission, First development I would like should to say be that thoughtful I am pro-and development. beneficial to neighborhoods. Having said that, This all list of “relaxations” Setbacks are an is none important of the component above. of thoughtful development, as is density. I object Proposed to any road variance and access in the improvements already meager are setbacks not shown in the on the R3 map, zone. but take a drive down be roads seriously to narrow the subdivision. inadequate Buckrake and for a Thomas high density roads development and one can see without the current new or access improved would As would for the not wetlands, have an objection if the Corps to them. of Engineers approves the wetland proposals, I Sincereley, Joy 2285 Bozeman, Miller Buckrake MT Ave 741 742 743 744 745 746 747 8.8 4.4 2.8 WATER SQ. FT. RISE AREA 65 138 154 168 3/4 102 122 88 73 22 36 1/4 51 1/8 43 3/4 28 1/2 INCHES SPAN 58 1/2 INCHES 5 9 10 10 11 7 8 5 1/2 6 2 1/2 4 4 1/2 3 1/2 WALL T 4 1/2 RISE 1" 1" T SPAN TYPICAL CROSS SECTION T WT./FT. 729 That Are OBL, FACW, OR FAC: 67 ___________ (A/B) Prevalance Index worksheet: ________ Total % Cover of:_________ _ Multiply by: OBL species _____________ x 1 = ____________ FACW species _____________ x 2 = ____________ FAC species _____________ x 3 = ____________ FACU species _____________ x 4 = ____________ UPL species _____________ x 5 = ____________ Column Totals: _____________ (A) (B) Prevalance Index = B/A = ________________ Hyrdophytic Vegetation Indicators: X ___ Dominance Test is >50% ____ Prevalence Index is ≤3.0 ____ Morphological Adaptions¹ (Provide supporting data in Remarks or on a separate sheet) ____ Wetland Non-Vascular Plants¹ ____ Problematic Hydrophytic Vegetation¹ (Explain) Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes XXXX No 711 ________ Total % Cover of:_________ _ Multiply by: OBL species 10 ___________ x 1 = 10 __________ FACW species _____________ x 2 = ____________ FAC species _____________ x 3 = ____________ FACU species 110 __________ x 4 = 440 _________ UPL species _____________ x 5 = ____________ Column Totals: 120 __________ (A) 450(B) Prevalance Index = B/A = ___3.75_____________ Hyrdophytic Vegetation Indicators: ____ Dominance Test is >50% ____ Prevalence Index is ≤3.0 ____ Morphological Adaptions¹ (Provide supporting data in Remarks or on a separate sheet) ____ Wetland Non-Vascular Plants¹ ____ Problematic Hydrophytic Vegetation¹ (Explain) Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No X 709 ________ Total % Cover of:_________ _ Multiply by: OBL species _____________ x 1 = ____________ FACW species _____________ x 2 = ____________ FAC species _____________ x 3 = ____________ FACU species _____________ x 4 = ____________ UPL species _____________ x 5 = ____________ Column Totals: _____________ (A) (B) Prevalance Index = B/A = ________________ Hyrdophytic Vegetation Indicators: X ___ Dominance Test is >50% ____ Prevalence Index is ≤3.0 ____ Morphological Adaptions¹ (Provide supporting data in Remarks or on a separate sheet) ____ Wetland Non-Vascular Plants¹ ____ Problematic Hydrophytic Vegetation¹ (Explain) Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Hydro phytic Vegetation Present? Yes XXXX No 707 ________ Total % Cover of:_________ _ Multiply by: OBL species _____________ x 1 = ____________ FACW species _____________ x 2 = ____________ FAC species _____________ x 3 = ____________ FACU species _____________ x 4 = ____________ UPL species _____________ x 5 = ____________ Column Totals: _____________ (A) (B) Prevalance Index = B/A = ________________ Hyrdophytic Vegetation Indicators: X ___ Dominance Test is >50% ____ Prevalence Index is ≤3.0 ____ Morphological Adaptions¹ (Provide supporting data in Remarks or on a separate sheet) ____ Wetland Non-Vascular Plants¹ ____ Problematic Hydrophytic Vegetation¹ (Explain) Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes X No 705 ________ Total % Cover of:_________ _ Multiply by: OBL species 10 ___________ x 1 = 20 __________ FACW species 40 ___________ x 2 = 80 __________ FAC species 35 ___________ x 3 = 105 _________ FACU species 70 ___________ x 4 = 280 _________ UPL species _____________ x 5 = ____________ Column Totals: 155 __________ (A) 485 (B) Prevalance Index = B/A = ___485/155=3.13_____________ Hyrdophytic Vegetation Vegetati on Indicators: ____ Dominance Test is >50% ____ Prevalence Index is ≤3.0 ____ Morphological Adaptions¹ (Provide supporting data in Remarks or on a separate sheet) ____ Wetland Non-Vascular Plants¹ ____ Problematic Hydrophytic Vegetation¹ (Explain) Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Hydro phytic Vegetation Present? Yes No X XXX 703 ________ Total % Cover of:_________ _ Multiply by: OBL species _____________ x 1 = ____________ FACW species _____________ x 2 = ____________ FAC species _____________ x 3 = ____________ FACU species _____________ x 4 = ____________ UPL species _____________ x 5 = ____________ Column Totals: _____________ (A) (B) Prevalance Index = B/A = ________________ Hyrdophytic Vegetation Indicators: X ___ Dominance Test is >50% ____ Prevalence Index is ≤3.0 ____ Morphological Adaptions¹ (Provide supporting data in Remarks or on a separate sheet) ____ Wetland Non-Vascular Plants¹ ____ Problematic Hydrophytic Vegetation¹ (Explain) Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes X No 701 KHM/MJC TMS 11/08/17 Prelim PUD 612 OPTIMUM MOUNTING HEIGHT 6' ABOVE GRADE RUN LEAD WIRES TO CONTROLLER 1 L701 NTS Irrigation Controller Detail 9 L701 NTS Irrigation Control Valve - TURF VALVE BOX WITH LOCKING LID FINISH GRADE - SEE NOTE WATERPROOF CONNECTIONS (2) 18-24" COILED WIRE SCH. 80 TOE NIPPLE SCH. 40 FITTINGS BRICK SUPPORTS (4) 3 4" MINUS WASHED GRAVEL 10 L701 NTS Irrigation Control Valve - DRIP 3 L701 NTS Mini Weather Station - Hunter or Equivalent 11 L701 NTS Hunter Pro Spray or Equivalent 12 L701 NTS Rotor Detail 4 L702 NTS Quick Coupler 8 L701 NTS Isolation Valve 2 L701 NTS Backflow Preventer 5 L701 NTS Trenching Details FINISH GRADE LATERAL LATERAL MAIN LINE BEDDING LOW VOLTAGE WIRE LOW VOLTAGE WIRE SECTIONS PLANS SNAKE ALL LATERAL PIPE IN TRENCH TAPE AND BUNDLE ALL WIRING AT 10' INTERVALS. USE 6" WIDE MARKING TAPE 6" ABOVE ALL DIRECT BURIAL WIRING. ALL SPLICES SHALL BE MADE IN VALVE BOXES AND LOCATED ON AS-BUILT PLANS. ALL 120V. WIRING SHALL BE IN CONDUIT WITH MARKER TAPE AS ABOVE. ALL WIRING UNDER PAVEMENT AND THROUGH SLEEVES SHALL BE IN CONDUIT. TIE A LOOSE 20" LOOP IN WIRING AT ALL CHANGES IN DIRECTION GREATER THAN 30 DEGREES. UNTIE ALL LOOPS AFTER MAKING CONNECTIONS FINISH GRADE MARKING TAPE TIES LOOP DIRECT BURY SECTION CONDUIT SECTION DIRECT BURY PLAN CONDUIT PLAN NOTE: FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE BOX. NOTE: FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE BOX. NOTE: FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE BOX. NOTE: FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE BOX. NOTE: FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE BOX. NOTE: FINISH GRADES AT VALVE BOXES MUST BE AT A LEVEL SUCH THAT THE ESTABLISHED TURF OR MULCH SURFACE WILL FLUSH WITH THE TOP OF THE BOX. QUICK COUPLING VALVE: RAINBIRD HQ44-RC OR EQUIVALENT 3 4" ROUND VALVE BOX WITH LOCKING LID 3 INCH MINIMUM DEPTH OF 3 4" WASHED GRAVEL BRICK (1 OF 2) PVC SCH. 80 NIPPLE PVC 1X1 TXT COUPLING LASCO G132212 SWING JOINT PVC OR POLY MAINLINE PIPE PER PLAN 36" #4 REBAR WITH STAINLESS STEEL GEAR CLAMPS FINISH GRADE. EQ. EQ. 7 L701 NTS Valve Box Layout IRRIGATION CONTROL VALVE BOX PROVIDE EQUAL SPACING BETWEEN BOXES EDGE OF PAVEMENT ALIGN BOXES PARALLEL TO THE EDGE OF PAVEMENT PLACE BOXES A MINIMUM OF ONE (1) FOOT FROM EDGE OF PAVEMENT (1) FINISHED GRADE NOTES 1. 1 1 2" BACKFLOW ASSEMBLY, PER LOCAL CODES AND ORDINANCES 2. PRESSURE VACUUM BREAKERS MUST BE INSTALLED AT LEAST 12" ABOVE DOWNSTREAM PIPING 3. ALL NIPPLES AND VALVES TO BE COPPER OR BRASS MANUAL BRASS SHUTOFF BALL VALVE MANUAL BRASS SHUTOFF BALL VALVE WINTERIZATION ASSEMBLY TO BE INSTALLED AS CLOSE TO BACKFLOW PREVENTER AS POSSIBLE. 1"x4" CEDAR PANEL BACKFLOW ENCLOSURE NOTE: GROUP SIMILAR BOX TYPES AND SIZES TOGETHER, I.E. PLACE RECTANGULAR OR ROUND BOXES TOGETHER. FINISH GRADE SCH. 40 PVC SLEEVE - 4" MIN. OR 2X THE O.D. OF THE IRRIGATION PIPING WRAP 12 GAUGE WIRE AROUND EACH END OF THE SLEEVE AND EXTEND TO THE SURFACE WASHED AND GRADED MORTAR SAND BACKFILL IN ROCKY SOIL. PAVEMENT EDGE 6 L701 NTS Irrigation Sleeve NOTE: 1. CAP SLEEVES UNTIL USE. 2. 4" MIN. HORIZONTAL SEPARATION REQUIRED BETWEEN SLEEVES IN THE SAME TRENCH. 3. IRRIGATION PIPE AND CONTROL WIRES SHALL BE SLEEVED SEPARATELY. 4. SOIL AROUND SLEEVE BACKFILLED AND COMPACTED TO THE SAME DENSITY AS THE SURROUNDING SOIL. 1' MIN. DEPTH PER TRENCHING DETAIL Irrigation Details L 701 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l701_hoover way pud_irrigationdetails.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 611 INDIVIDUAL PLANT REQUIREMENTS. 5. ALL SHRUBS OUTSIDE OF DEDICATED PLANTING BEDS TO HAVE DEDICATED BUBBLERS EVENLY DISTRIBUTED AROUND BASE, WITH TWO (2) EVENLY SPACED 1 GPH EMITTER. 6. BUBBLERS TO TREES MAY BE OMITTED WHERE OVERHEAD IRRIGATION WILL PROVIDE ADEQUATE WATER. 7. ALL MIXED SHRUB AND PERENNIAL PLANTINGS TO BE IRRIGATED WITH DEDICATED DRIP TUBING W/ EMITTERS ADJUSTED PER INDIVIDUAL PLANT REQUIREMENTS. 8. LAWN AND SEED AREAS TO BE IRRIGATED WITH SPRAY OR ROTOR OVERHEAD IRRIGATION AS INDICATED PER PLAN. 9. ALL HEADS MUST ACHIEVE HEAD-TO-HEAD COVERAGE FOR SOD AREAS. 10. SYSTEM SHALL UTILIZE WEATHER / MOISTURE MONITOR. 11. BACKFLOW ASSEMBLY AND BLOWOUT ASSEMBLY SHALL BE LOCATED IN MECHANICAL ROOM OR APPROVED EXTERNAL GRADEBOX, AND IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO COORDINATE INSTALLATION PER LOCAL CODES AND ORDINANCES, WITH ARCHITECTURE AND WITH ALL OTHER TRADES. 12. POWER SOURCE FOR IRRIGATION CONTROLLER TO BE COORDINATED WITH ELECTRICAL ENGINEERING AND ELECTRICAL CONTRACTOR BY LANDSCAPE CONTRACTOR. 13. DO NOT INSTALL IRRIGATION SYSTEM WHEN OBVIOUS OBSTRUCTIONS OR GRADE CHANGES ARE PRESENT. 14. ALL INFORMATION TO BE FIELD VERIFIED BY CONTRACTOR PRIOR TO INSTALLATION. 15. THE CONTRACTOR SHALL MAINTAIN AN ACCURATE & CURRENT 'AS-BUILT' IRRIGATION PLAN ON SITE AT ALL TIMES. 16. ALL SPRAY AND ROTOR HEADS WITHIN SOD LAWN AREAS TO PROVIDE A PRECIPITATION RATE OF 1.5"/sqft. SYM DESCRIPTION IRRIGATION POINT OF CONNECTION NOTE: IRRIGATION LAYOUT TO BE DETERMINED IN FIELD BY IRRIGATION CONTRACTOR, ENTIRE PUD TO BE ON SYSTEM INCLUDING BOULEVARDS, OPEN SPACES AND INDIVIDUAL HOUSING UNITS ON ONE SYSTEM TO BE CONTROLLED BY HOA. IRRIGATION SLEEVE, 4" MIN. SCH. 40 PVC W C BF BACKFLOW PREVENTER IRRIGATION CONTROLLER WEATHER STATION CP IRRIGATION SCHEDULE PHASE ONE 0 15 30 60 N 1 L700 1"=30'-0" Irrigation Plan Irrigation Plan L 700 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l700_hoover way pud_irrigation.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 610 Planting Over Underground Stormwater Structures L502 NTS 1 Landscape Details L 502 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\hoover way pud_alldetails.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 609 3' DIAMETER WITH 3" HIGH MOUNDED RING OF SOIL BURLAP TO BE REMOVED FROM TOP 1 3 OF ROOT BALL. REMOVE WIRE CAGE FOLLOWING PLANTING. 1 3 NATIVE SOIL WITH 1 3 SANDY LOAM AND 1 3 DEBRIS FREE TOPSOIL. AMENDED SOIL, MOUND TO ELEVATION OF CROWN ORIGINAL GRADE Ball and Burlap Deciduous Tree Planting Detail - On Slope L501 3/8"=1' 2 PRUNE SHRUB TO REMOVE DEAD OR DAMAGED LEAVES AND BRANCHES ELEVATION OF SHRUB CROWN TO BE 3" ABOVE FINISHED GRADE ELEVATION CIRCULAR SWALE TO RING SHRUB, 2' DIAMETER WITH 3" HIGH MOUNDED RING OF SOIL ALL CONTAINMENT MATERIALS AROUND ROOTS TO BE REMOVED PRIOR TO INSTALLATION 1 3 NATIVE SOIL WITH 1 3 SANDY LOAM AND 1 3 DEBRIS FREE TOPSOIL. EXCAVATE HOLE 2X DIAMETER OF ROOT BALL Shrub Planting Detail L501 3/4"=1' 3 X X X Y TOP DRESS WITH 1" COMPOST AND TILL NATIVE SOIL TO 12" DEPTH X = PLANT SPACING. REFER TO PLANT LEGEND FOR SPACING Y = SPACING BETWEEN ROWS. 86% OF X O = PLANT LOCATION TRIANGULAR SPACING Perennial Planting Detail L501 1/2"=1' 4 BED EDGING AND MULCH AS SPECIFIED TRIANGULAR SPACING = PLANT LOCATION X X X Y Y = SPACING BETWEEN ROWS, 86% OF X. X = PLANT SPACING. REFER TO PLANT LEGEND FOR SPACING REQUIREMENTS. Ornamental Grass Planting Detail L501 1/2"=1' 5 TOP DRESS WITH 1" COMPOST AND TILL NATIVE SOIL TO 12" DEPTH BED EDGING AND MULCH AS SPECIFIED 3 16" x 4" NATURAL STEEL EDGING MULCH MATERIAL PER PLAN MIN 3" DEEP. FINAL ELEVATION MIN 1" BELOW TOP OF STEEL EDGING 1" FACE REVEAL #4 REBAR, 24" OC, MIN. 18" DEPTH SPOT WELD ON SITE TO STEEL EDGING WEED FABRIC PER PLAN 4" STAPLES, 18" OC PREPARED SUBGRADE. REMOVE ALL STONES OR OTHER DEBRIS GREATER THAN 1" DIA. AND TILL EXISTING SOIL MIN. 4" BEFORE ADDING TOPSOIL OR AMENDMENTS. 3" MIN. TOPSOIL; SEE NOTE SOD PER PLAN Edging Detail L501 1"=1' 6 NOTE: 1. CONTRACTOR SHALL PROVIDE A 6" MINIMUM DEPTH OF TOPSOIL WITH 1" COMPOST TILLED IN ON ALL LAWN AREAS. TOPSOIL SHALL BE DRUM ROLLED OR TRACK-PACKED AND GRADED SMOOTHLY AND EVENLY. PAVEMENT EDGE - SEE PLANS AND PAVING DETAILS FOR ADDITIONAL INFORMATION. SEE ALSO EDGING DETAILS AS APPLICABLE. 1"REVEAL - SEE NOTE 2 NOTE: 1. SLOPE PLANTED AREAS AWAY FROM PAVED AREAS 2. FINISH GRADES AT PAVEMENT EDGES MUST BE AT A LEVEL SUCH THAT THE ESTABLISHED TURF SURFACE WILL BE ONE (1) INCH BELOW TOP OF PAVEMENT FOR A MINIMUM DISTANCE OF SIX (6) FEET FROM THE EDGE. 3. CONTRACTOR SHALL PROVIDE A 6" MINIMUM DEPTH OF TOPSOIL WITH 1" COMPOST TILLED IN ON ALL LAWN AREAS. TOPSOIL SHALL BE DRUM ROLLED OR TRACK-PACKED AND GRADED SMOOTHLY AND EVENLY. 3" MIN. TOPSOIL. SEE NOTE 3 SLOPE SOD PER PLAN Sod Planting at Pavement Edge L501 3/4"=1' 7 PREPARED SUBGRADE. REMOVE ALL STONES OR OTHER DEBRIS GREATER THAN 1" DIA. AND TILL EXISTING SOIL MIN. 4" BEFORE ADDING TOPSOIL OR AMENDMENTS. 3 4" MINUS WASHED AGGREGATE BASE MATERIAL UNLESS OTHERWISE NOTED. SEE PAVING DETAILS FOR BASE MATERIAL DEPTH SEE PLAN FOR DIMENSIONS 4" X 4" X 8' TREATED TIMBERS FOR BASE BELOW GRADE FRONT SECTION/ELEVATION 1 4" X 18" NATURAL STEEL FOR PLANTER BED. CONTINUOUS WELD; GRIND SEAMS AND CORNERS 6" OF 3 4" MINUS COMPACTED GRAVEL NATIVE SOIL 18" 1 4" X 18" PLATE STEEL 1 4" X 2" X 2" ANGLE STEEL STIFFENER 1 4" X 2" X 2" ANGLE STEEL CORNER BRACE PLAN VIEW Raised Steel Planter L501 1/2"=1' 9 SIDE SECTION 1 4" X 18" NATURAL STEEL FOR PLANTER BED. CONTINUOUS WELD; GRIND SEAMS AND CORNERS 4" X 4" TREATED TIMBER FOR BASE OF PLANTER; PLACE ON 6" OF COMPACTED 3 4" MINUS GRAVEL 12" X 2.5" STAINLESS STEEL LAG BOLT SPACED 2' ON CENTER ALONG LENGTH OF PLANTER 1 4" X 4" NATURAL STEEL RETURN FOR PLANTER BED BASE. CONTINUOUS WELD; GRIND SEAMS AND CORNERS 18" 1 4" X 4" X 4" ANGLE STEEL 7" 1 4" X 2" X 2" ANGLE STEEL STIFFENER 6" COMPACTED GRAVEL BASE Raised Steel Planter L501 1"=1' 10 6' Min WIDTH 3" Min THICKNESS OF 3 8" Minus COMPACTED GRAVEL ( NATURAL FINES SEE NOTE 1.) 3" Min THICKNESS OF 3 4" Minus COMPACTED CRUSHED GRAVEL BASE COMPACTED SUBGRADE (SEE NOTE 2.) 2% Max SLOPE 4:1 Max NOTES: 1. NATURAL FINES SHALL CONSIST OF 80% SAND, 10% SILT, AND 10% CLAY 2. A SOIL STERILANT SHALL BE APPLIED TO THE SUBGRADE PRIOR TO PLACEMENT OF GRAVEL BASE. Class II Gravel Fines Trail (typ) L501 3/8"=1' 11 Landscape Details L 501 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\hoover way pud_alldetails.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 608 2' MATURE SPREAD 4'-5' 2' 4'-6' 2'-3' 2' ACHILLEA MILLEFOLIUM *** 'MOONSHINE' YARROW 1 GAL POT PER PLAN 6 1'-2' 2' 1 GAL POT PER PLAN 54 2' 12"-18" ATHERIUM ANGUSTRUM FORMA RUBELLUM LADY IN RED FERN 1 GAL POT PER PLAN 13 3' 3' ECHINACEA PURPUREA 'WHITE SWAN' *** WHITE SWAN ECHINEACEA 1 GAL POT PER PLAN 10 3' 18" AMSONIA 'BLUE ICE' *** BLUE ICE BLUESTAR 1 GAL POT PER PLAN 72 12" 18" KENTUCKY BLUEGRASS SOD 17,300 sqft PLANT SCHEDULE NEPETA X FAASSENII 'WALKERS LOW'*** WALKERS LOW CATMINT 1 GAL POT PER PLAN 54 2' 2'-3' 50'-60' 2" B & B PER PLAN 14 35'-40' 35'-40' 2" B & B PER PLAN 9 40'-50' 20'-30' AMELANCHIER X ALNIFOLIA *** AUTUMN BRILLIANCE SERVICEBERRY 10' B & B PER PLAN 15 40' 25' BETULA OCCIDENTALIS WATER BIRCH 2" B & B PER PLAN 7 25' 15'-20' 1 GAL POT PER PLAN 36 12"-18" 12" 0 5 10 20 N 1 L106 1"= 10'-0" Block 3 Lots 1-6 Landscape Plan Block 3 Lots 1-6 Landscape Plan L 106 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 607 1 GAL POT PER PLAN 6 1'-2' 2' 1 GAL POT PER PLAN 54 2' 12"-18" ATHERIUM ANGUSTRUM FORMA RUBELLUM LADY IN RED FERN 1 GAL POT PER PLAN 13 3' 3' ECHINACEA PURPUREA 'WHITE SWAN' *** WHITE SWAN ECHINEACEA 1 GAL POT PER PLAN 10 3' 18" AMSONIA 'BLUE ICE' *** BLUE ICE BLUESTAR 1 GAL POT PER PLAN 72 12" 18" KENTUCKY BLUEGRASS SOD 17,300 sqft PLANT SCHEDULE NEPETA X FAASSENII 'WALKERS LOW'*** WALKERS LOW CATMINT 1 GAL POT PER PLAN 54 2' 2'-3' 50'-60' 2" B & B PER PLAN 14 35'-40' 35'-40' 2" B & B PER PLAN 9 40'-50' 20'-30' AMELANCHIER X ALNIFOLIA *** AUTUMN BRILLIANCE SERVICEBERRY 10' B & B PER PLAN 15 40' 25' BETULA OCCIDENTALIS WATER BIRCH 2" B & B PER PLAN 7 25' 15'-20' 1 GAL POT PER PLAN 36 12"-18" 12" 0 5 10 20 N 1 L105 1"= 10'-0" Block 2 Lots 1-5 Landscape Plan Lots 1-5 (Block 2) Landscape Plan L 105 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 606 4'-6' 2'-3' 2' ACHILLEA MILLEFOLIUM *** 'MOONSHINE' YARROW 1 GAL POT PER PLAN 6 1'-2' 2' 1 GAL POT PER PLAN 54 2' 12"-18" ATHERIUM ANGUSTRUM FORMA RUBELLUM LADY IN RED FERN 1 GAL POT PER PLAN 13 3' 3' ECHINACEA PURPUREA 'WHITE SWAN' *** WHITE SWAN ECHINEACEA 1 GAL POT PER PLAN 10 3' 18" AMSONIA 'BLUE ICE' *** BLUE ICE BLUESTAR 1 GAL POT PER PLAN 72 12" 18" KENTUCKY BLUEGRASS SOD 17,300 sqft PLANT SCHEDULE NEPETA X FAASSENII 'WALKERS LOW'*** WALKERS LOW CATMINT 1 GAL POT PER PLAN 54 2' 2'-3' 50'-60' 2" B & B PER PLAN 14 35'-40' 35'-40' 2" B & B PER PLAN 9 40'-50' 20'-30' AMELANCHIER X ALNIFOLIA *** AUTUMN BRILLIANCE SERVICEBERRY 10' B & B PER PLAN 15 40' 25' BETULA OCCIDENTALIS WATER BIRCH 2" B & B PER PLAN 7 25' 15'-20' 1 GAL POT PER PLAN 36 12"-18" 12" 0 15 30 60 N 1 L104 1"= 10'-0" Lot 1-8 Landscape Plan Lots 1-8 Landscape Plan L 104 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 605 2' 4'-6' 2'-3' 2' ACHILLEA MILLEFOLIUM *** 'MOONSHINE' YARROW 1 GAL POT PER PLAN 6 1'-2' 2' 1 GAL POT PER PLAN 54 2' 12"-18" ATHERIUM ANGUSTRUM FORMA RUBELLUM LADY IN RED FERN 1 GAL POT PER PLAN 13 3' 3' ECHINACEA PURPUREA 'WHITE SWAN' *** WHITE SWAN ECHINEACEA 1 GAL POT PER PLAN 10 3' 18" AMSONIA 'BLUE ICE' *** BLUE ICE BLUESTAR 1 GAL POT PER PLAN 72 12" 18" KENTUCKY BLUEGRASS SOD 17,300 sqft PLANT SCHEDULE NEPETA X FAASSENII 'WALKERS LOW'*** WALKERS LOW CATMINT 1 GAL POT PER PLAN 54 2' 2'-3' 50'-60' 2" B & B PER PLAN 14 35'-40' 35'-40' 2" B & B PER PLAN 9 40'-50' 20'-30' AMELANCHIER X ALNIFOLIA *** AUTUMN BRILLIANCE SERVICEBERRY 10' B & B PER PLAN 15 40' 25' BETULA OCCIDENTALIS WATER BIRCH 2" B & B PER PLAN 7 25' 15'-20' 1 GAL POT PER PLAN 36 12"-18" 12" 0 5 10 20 N 1 L103 1"= 10'-0" Lot 9-12 Landscape Plan Lot 9-12 Landscape Plan L 103 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 604 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SPR SPR SPR SPR SPR SPR BF CP W PROPOSED WELL LOCATION CONNECTION POINT AND APPROVED BACK FLOW PREVENTION ASSEMBLY IRRIGATION SLEEVE, TYP. IRRIGATION SCHEDULE PHASE ONE IRRIGATION TYPE ANNUAL ET RATE TOTAL AREA /QTY TOTAL ANNUAL H20 571,787 gal TOTAL ANNUAL H20 REQUIRED TOTAL ACRE FEET PER YEAR 1.75 acre feet 362,424 gal 20,060 sq.ft. H.E. SPRAY IRRIG. (SOD) 142,007 gal 7,860 sq.ft. H.E. BLVD SPRAY IRRIG. (SOD) 1,710 gal / week 30,780 gal 76 TREES H.E. TREE BUBBLER 76 PLANTS H.E. SHRUB DRIP IRRIG. 555 PLANTS H.E. PERN DRIP IRRIG. 29 in / sq.ft. 29 in / sqft 810 gal / week 14,580 gal 1,222 gal / week 21,996 gal 1 IRRIGATION NOTES AND SPECIFICATIONS 1. ALL VALVE BOXES TO BE STANDARD SIZE OR LARGER 2. IRRIGATION MAIN LINE TO BE 1.5" SCH 40 PVC PIPE OR 150 PSI POLY PIPE 3. ALL TREES TO BE IRRIGATED THROUGH DEDICATED BUBBLERS EVENLY DISTRIBUTED AROUND BASE OF TREE WITH FOUR (4) EVENLY SPACED 1 GPH BUBBLER EMITTERS. 4. TREES AND SHRUBS PLACED WITHIN PLANTING BEDS MAY UTILIZE DRIP IRRIGATION ADJUSTED PER INDIVIDUAL PLANT REQUIREMENTS. 5. ALL SHRUBS OUTSIDE OF DEDICATED PLANTING BEDS TO HAVE DEDICATED BUBBLERS EVENLY DISTRIBUTED AROUND BASE, WITH TWO (2) EVENLY SPACED 1 GPH EMITTER. 6. BUBBLERS TO TREES MAY BE OMITTED WHERE OVERHEAD IRRIGATION WILL PROVIDE ADEQUATE WATER. 7. ALL MIXED SHRUB AND PERENNIAL PLANTINGS TO BE IRRIGATED WITH DEDICATED DRIP TUBING W/ EMITTERS ADJUSTED PER INDIVIDUAL PLANT REQUIREMENTS. 8. LAWN AND SEED AREAS TO BE IRRIGATED WITH SPRAY OR ROTOR OVERHEAD IRRIGATION AS INDICATED PER PLAN. 9. ALL HEADS MUST ACHIEVE HEAD-TO-HEAD COVERAGE FOR SOD AREAS. 10. SYSTEM SHALL UTILIZE WEATHER / MOISTURE MONITOR. 11. BACKFLOW ASSEMBLY AND BLOWOUT ASSEMBLY SHALL BE LOCATED IN MECHANICAL ROOM OR APPROVED EXTERNAL GRADEBOX, AND IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO COORDINATE INSTALLATION PER LOCAL CODES AND ORDINANCES, WITH ARCHITECTURE AND WITH ALL OTHER TRADES. 12. POWER SOURCE FOR IRRIGATION CONTROLLER TO BE COORDINATED WITH ELECTRICAL ENGINEERING AND ELECTRICAL CONTRACTOR BY LANDSCAPE CONTRACTOR. 13. DO NOT INSTALL IRRIGATION SYSTEM WHEN OBVIOUS OBSTRUCTIONS OR GRADE CHANGES ARE PRESENT. 14. ALL INFORMATION TO BE FIELD VERIFIED BY CONTRACTOR PRIOR TO INSTALLATION. 15. THE CONTRACTOR SHALL MAINTAIN AN ACCURATE & CURRENT 'AS-BUILT' IRRIGATION PLAN ON SITE AT ALL TIMES. 16. ALL SPRAY AND ROTOR HEADS WITHIN SOD LAWN AREAS TO PROVIDE A PRECIPITATION RATE OF 1.5"/sqft. SYM DESCRIPTION IRRIGATION POINT OF CONNECTION NOTE: IRRIGATION LAYOUT TO BE DETERMINED IN FIELD BY IRRIGATION CONTRACTOR, ENTIRE PUD TO BE ON SYSTEM INCLUDING BOULEVARDS, OPEN SPACES AND INDIVIDUAL HOUSING UNITS. ONE SYSTEM TO BE CONTROLLED BY HOA. IRRIGATION SLEEVE, 4" MIN. SCH. 40 PVC W C BF BACKFLOW PREVENTER IRRIGATION CONTROLLER WEATHER STATION CP IRRIGATION SCHEDULE PHASE ONE 0 15 30 60 N 1 L700 1"=30'-0" Irrigation Plan Irrigation Plan L 700 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l700_hoover way pud_irrigation.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 01/17/18 REV 1 603 QUAKING ASPEN (MULTI-STEM) ULMUS DAVIDIANA 'DISCOVERY' *** DISCOVERY ELM RUDBECKIA GOLDSTURM *** BLACK EYED SUSAN SESLERIA AUTUMNALIS *** AUTUMN MOOR GRASS ARONIA MELANOCARPA 'AUTUMN MAGIC' BLACK CHOKEBERRY FESTUCA GLAUCA 'BLUE SELECT' *** BLUE SELECT FESCUE TREES SHRUBS SYMB. BOTANICAL NAME COMMON NAME SIZE TYPE SPACING # 2" B & B PER PLAN 9 5 GAL POT PER PLAN 54 PERENNIALS & GRASSES 1 GAL POT PER PLAN 36 EUONYMOUS ELATUS 'COMPACTUS' *** DWARF BURNING BUSH 5 GAL POT PER PLAN 22 DESCHAMPSIA CESPITOSA TUFTED HAIRGRASS 1 GAL POT PER PLAN 99 LIATRIS SPICATA 'KOBOLD' *** BLAZING STAR 1 GAL POT PER PLAN 8 OTHER SMALL ROCK BARK (OR APPROVED EQUAL) 3" DEPTH 8,125 sqft MATURE HEIGHT 50'-80' 3'-5' 2' 4'-6' 2'-3' 2' MATURE SPREAD 4'-5' 2' 4'-6' 2'-3' 2' ACHILLEA MILLEFOLIUM *** 'MOONSHINE' YARROW 1 GAL POT PER PLAN 6 1'-2' 2' 1 GAL POT PER PLAN 54 2' 12"-18" ATHERIUM ANGUSTRUM FORMA RUBELLUM LADY IN RED FERN 1 GAL POT PER PLAN 13 3' 3' ECHINACEA PURPUREA 'WHITE SWAN' *** WHITE SWAN ECHINEACEA 1 GAL POT PER PLAN 10 3' 18" AMSONIA 'BLUE ICE' *** BLUE ICE BLUESTAR 1 GAL POT PER PLAN 72 12" 18" KENTUCKY BLUEGRASS SOD 15,683 sqft PLANT SCHEDULE NEPETA X FAASSENII 'WALKERS LOW'*** WALKERS LOW CATMINT 1 GAL POT PER PLAN 77 2' 2'-3' 50'-60' 2" B & B PER PLAN 9 35'-40' 35'-40' 2" B & B PER PLAN 9 40'-50' 20'-30' AMELANCHIER X ALNIFOLIA *** AUTUMN BRILLIANCE SERVICEBERRY 10' B & B PER PLAN 15 40' 25' BETULA OCCIDENTALIS WATER BIRCH 2" B & B PER PLAN 7 25' 15'-20' 1 GAL POT PER PLAN 36 12"-18" 12" MALUS 'SPRING SNOW' SPRING SNOW CRABAPPLE 2" B & B PER PLAN 6 20'-25' 15'-20' SPR CARAGANA PYGMAEA *** PYGMY CARAGANA 5 GAL POT PER PLAN 22 4' 4' SPIREA JAPONICA 'FROEBELII' *** FROEBEL SPIREA 5 GAL POT PER PLAN 10 3'-4' 4'-5' LANDSCAPE INSTALL NOTES 1. PLACE TREES, SHRUBS, AND PLANT MATERIAL WITH LANDSCAPE ARCHITECT PRESENT. 2. ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK 3. VERIFY ALL QUANTITIES. ILLUSTRATED PLAN SHALL DICTATE COUNT. 4. NO SUBSTITUTIONS WILL BE ALLOWED WITHOUT THE WRITTEN CONSENT OF THE LANDSCAPE ARCHITECT. ALL REQUESTS SHOULD BE SUBMITTED TO DESIGN 5 LANDSCAPE ARCHITECTURE. 406-587-4873 OR TROY@DESIGN5LA.COM 5. ALL SOD AND SEED AREAS SHALL HAVE A MINIMUM OF 4" TOPSOIL 6. ALL PLANTING BEDS SHALL HAVE A MINIMUM OF 12" OF PREPARED, AMENDED SOIL TO PROMOTE PLANT GROWTH 7. LANDSCAPE ARCHITECT SHALL MEET WITH LANDSCAPE CONTRACTOR ON SITE, AT PREDETERMINED INTERVALS TO DISCUSS PROGRESS, QUESTIONS AND PRODUCT PLACEMENT. 8. ALL EDGING SHALL BE 3 16"x4" NATURAL STEEL (OR AS OTHERWISE SPECIFIED IN DETAILS). TAC WELD TO #4 REBAR DRIVEN MIN. 18" DEEP. 9. STEEL PLANTER BOXES TO BE 1 4" STEEL. 10. ALL PLANTING BEDS SHALL HAVE A WEED BARRIER INSTALLED BETWEEN THE SOIL AND COVERING LAYER OF ROCK OR MULCH PER PLAN. 11. ALL TREES SHALL BE STAKED FOR MIN. 2 YEARS. REMOVE STAKES AFTER 2 YEARS. 12. ALL AREAS ON SITE DISTURBED BY CONSTRUCTION ACTIVITIES NOT INDICATED ON LANDSCAPE PLAN ARE TO BE RECLAIMED AND RE-ESTABLISHED TO PRE-DISTURBANCE CONDITION, WITH APPROVAL OF LANDSCAPE ARCHITECT. 13. PERMANENT UNDERGROUND IRRIGATION SYSTEM TO BE INSTALLED AT TIME OF LANDSCAPE INSTALLATION. IRRIGATION TO BE INSTALLED IN ACCORDANCE WITH ALL STATE AND LOCAL CODES AND ORDINANCES. 0 5 10 20 N 1 L106 1"= 10'-0" Block 3 Lots 1-6 Landscape Plan Block 3 Lots 1-6 Landscape Plan L 106 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 01/17/18 REV 1 602 BOTANICAL NAME COMMON NAME SIZE TYPE SPACING # 2" B & B PER PLAN 9 5 GAL POT PER PLAN 54 PERENNIALS & GRASSES 1 GAL POT PER PLAN 36 EUONYMOUS ELATUS 'COMPACTUS' *** DWARF BURNING BUSH 5 GAL POT PER PLAN 22 DESCHAMPSIA CESPITOSA TUFTED HAIRGRASS 1 GAL POT PER PLAN 99 LIATRIS SPICATA 'KOBOLD' *** BLAZING STAR 1 GAL POT PER PLAN 8 OTHER SMALL ROCK BARK (OR APPROVED EQUAL) 3" DEPTH 8,125 sqft MATURE HEIGHT 50'-80' 3'-5' 2' 4'-6' 2'-3' 2' MATURE SPREAD 4'-5' 2' 4'-6' 2'-3' 2' ACHILLEA MILLEFOLIUM *** 'MOONSHINE' YARROW 1 GAL POT PER PLAN 6 1'-2' 2' 1 GAL POT PER PLAN 54 2' 12"-18" ATHERIUM ANGUSTRUM FORMA RUBELLUM LADY IN RED FERN 1 GAL POT PER PLAN 13 3' 3' ECHINACEA PURPUREA 'WHITE SWAN' *** WHITE SWAN ECHINEACEA 1 GAL POT PER PLAN 10 3' 18" AMSONIA 'BLUE ICE' *** BLUE ICE BLUESTAR 1 GAL POT PER PLAN 72 12" 18" KENTUCKY BLUEGRASS SOD 15,683 sqft PLANT SCHEDULE NEPETA X FAASSENII 'WALKERS LOW'*** WALKERS LOW CATMINT 1 GAL POT PER PLAN 77 2' 2'-3' 50'-60' 2" B & B PER PLAN 9 35'-40' 35'-40' 2" B & B PER PLAN 9 40'-50' 20'-30' AMELANCHIER X ALNIFOLIA *** AUTUMN BRILLIANCE SERVICEBERRY 10' B & B PER PLAN 15 40' 25' BETULA OCCIDENTALIS WATER BIRCH 2" B & B PER PLAN 7 25' 15'-20' 1 GAL POT PER PLAN 36 12"-18" 12" MALUS 'SPRING SNOW' SPRING SNOW CRABAPPLE 2" B & B PER PLAN 6 20'-25' 15'-20' SPR CARAGANA PYGMAEA *** PYGMY CARAGANA 5 GAL POT PER PLAN 22 4' 4' SPIREA JAPONICA 'FROEBELII' *** FROEBEL SPIREA 5 GAL POT PER PLAN 10 3'-4' 4'-5' LANDSCAPE INSTALL NOTES 1. PLACE TREES, SHRUBS, AND PLANT MATERIAL WITH LANDSCAPE ARCHITECT PRESENT. 2. ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK 3. VERIFY ALL QUANTITIES. ILLUSTRATED PLAN SHALL DICTATE COUNT. 4. NO SUBSTITUTIONS WILL BE ALLOWED WITHOUT THE WRITTEN CONSENT OF THE LANDSCAPE ARCHITECT. ALL REQUESTS SHOULD BE SUBMITTED TO DESIGN 5 LANDSCAPE ARCHITECTURE. 406-587-4873 OR TROY@DESIGN5LA.COM 5. ALL SOD AND SEED AREAS SHALL HAVE A MINIMUM OF 4" TOPSOIL 6. ALL PLANTING BEDS SHALL HAVE A MINIMUM OF 12" OF PREPARED, AMENDED SOIL TO PROMOTE PLANT GROWTH 7. LANDSCAPE ARCHITECT SHALL MEET WITH LANDSCAPE CONTRACTOR ON SITE, AT PREDETERMINED INTERVALS TO DISCUSS PROGRESS, QUESTIONS AND PRODUCT PLACEMENT. 8. ALL EDGING SHALL BE 3 16"x4" NATURAL STEEL (OR AS OTHERWISE SPECIFIED IN DETAILS). TAC WELD TO #4 REBAR DRIVEN MIN. 18" DEEP. 9. STEEL PLANTER BOXES TO BE 1 4" STEEL. 10. ALL PLANTING BEDS SHALL HAVE A WEED BARRIER INSTALLED BETWEEN THE SOIL AND COVERING LAYER OF ROCK OR MULCH PER PLAN. 11. ALL TREES SHALL BE STAKED FOR MIN. 2 YEARS. REMOVE STAKES AFTER 2 YEARS. 12. ALL AREAS ON SITE DISTURBED BY CONSTRUCTION ACTIVITIES NOT INDICATED ON LANDSCAPE PLAN ARE TO BE RECLAIMED AND RE-ESTABLISHED TO PRE-DISTURBANCE CONDITION, WITH APPROVAL OF LANDSCAPE ARCHITECT. 13. PERMANENT UNDERGROUND IRRIGATION SYSTEM TO BE INSTALLED AT TIME OF LANDSCAPE INSTALLATION. IRRIGATION TO BE INSTALLED IN ACCORDANCE WITH ALL STATE AND LOCAL CODES AND ORDINANCES. 0 5 10 20 N 1 L105 1"= 10'-0" Block 2 Lots 1-5 Landscape Plan Lots 1-5 (Block 2) Landscape Plan L 105 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 01/17/18 REV 1 601 5 GAL POT PER PLAN 54 PERENNIALS & GRASSES 1 GAL POT PER PLAN 36 EUONYMOUS ELATUS 'COMPACTUS' *** DWARF BURNING BUSH 5 GAL POT PER PLAN 22 DESCHAMPSIA CESPITOSA TUFTED HAIRGRASS 1 GAL POT PER PLAN 99 LIATRIS SPICATA 'KOBOLD' *** BLAZING STAR 1 GAL POT PER PLAN 8 OTHER SMALL ROCK BARK (OR APPROVED EQUAL) 3" DEPTH 8,125 sqft MATURE HEIGHT 50'-80' 3'-5' 2' 4'-6' 2'-3' 2' MATURE SPREAD 4'-5' 2' 4'-6' 2'-3' 2' ACHILLEA MILLEFOLIUM *** 'MOONSHINE' YARROW 1 GAL POT PER PLAN 6 1'-2' 2' 1 GAL POT PER PLAN 54 2' 12"-18" ATHERIUM ANGUSTRUM FORMA RUBELLUM LADY IN RED FERN 1 GAL POT PER PLAN 13 3' 3' ECHINACEA PURPUREA 'WHITE SWAN' *** WHITE SWAN ECHINEACEA 1 GAL POT PER PLAN 10 3' 18" AMSONIA 'BLUE ICE' *** BLUE ICE BLUESTAR 1 GAL POT PER PLAN 72 12" 18" KENTUCKY BLUEGRASS SOD 15,683 sqft PLANT SCHEDULE NEPETA X FAASSENII 'WALKERS LOW'*** WALKERS LOW CATMINT 1 GAL POT PER PLAN 77 2' 2'-3' 50'-60' 2" B & B PER PLAN 9 35'-40' 35'-40' 2" B & B PER PLAN 9 40'-50' 20'-30' AMELANCHIER X ALNIFOLIA *** AUTUMN BRILLIANCE SERVICEBERRY 10' B & B PER PLAN 15 40' 25' BETULA OCCIDENTALIS WATER BIRCH 2" B & B PER PLAN 7 25' 15'-20' 1 GAL POT PER PLAN 36 12"-18" 12" MALUS 'SPRING SNOW' SPRING SNOW CRABAPPLE 2" B & B PER PLAN 6 20'-25' 15'-20' SPR CARAGANA PYGMAEA *** PYGMY CARAGANA 5 GAL POT PER PLAN 22 4' 4' SPIREA JAPONICA 'FROEBELII' *** FROEBEL SPIREA 5 GAL POT PER PLAN 10 3'-4' 4'-5' 0 15 30 60 N 1 L104 1"= 10'-0" Lot 1-8 Landscape Plan Lots 1-8 Landscape Plan L 104 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 01/17/18 REV 1 600 TUFTED HAIRGRASS 1 GAL POT PER PLAN 99 LIATRIS SPICATA 'KOBOLD' *** BLAZING STAR 1 GAL POT PER PLAN 8 OTHER SMALL ROCK BARK (OR APPROVED EQUAL) 3" DEPTH 8,125 sqft MATURE HEIGHT 50'-80' 3'-5' 2' 4'-6' 2'-3' 2' MATURE SPREAD 4'-5' 2' 4'-6' 2'-3' 2' ACHILLEA MILLEFOLIUM *** 'MOONSHINE' YARROW 1 GAL POT PER PLAN 6 1'-2' 2' 1 GAL POT PER PLAN 54 2' 12"-18" ATHERIUM ANGUSTRUM FORMA RUBELLUM LADY IN RED FERN 1 GAL POT PER PLAN 13 3' 3' ECHINACEA PURPUREA 'WHITE SWAN' *** WHITE SWAN ECHINEACEA 1 GAL POT PER PLAN 10 3' 18" AMSONIA 'BLUE ICE' *** BLUE ICE BLUESTAR 1 GAL POT PER PLAN 72 12" 18" KENTUCKY BLUEGRASS SOD 15,683 sqft PLANT SCHEDULE NEPETA X FAASSENII 'WALKERS LOW'*** WALKERS LOW CATMINT 1 GAL POT PER PLAN 77 2' 2'-3' 50'-60' 2" B & B PER PLAN 9 35'-40' 35'-40' 2" B & B PER PLAN 9 40'-50' 20'-30' AMELANCHIER X ALNIFOLIA *** AUTUMN BRILLIANCE SERVICEBERRY 10' B & B PER PLAN 15 40' 25' BETULA OCCIDENTALIS WATER BIRCH 2" B & B PER PLAN 7 25' 15'-20' 1 GAL POT PER PLAN 36 12"-18" 12" MALUS 'SPRING SNOW' SPRING SNOW CRABAPPLE 2" B & B PER PLAN 6 20'-25' 15'-20' SPR CARAGANA PYGMAEA *** PYGMY CARAGANA 5 GAL POT PER PLAN 22 4' 4' SPIREA JAPONICA 'FROEBELII' *** FROEBEL SPIREA 5 GAL POT PER PLAN 10 3'-4' 4'-5' LANDSCAPE INSTALL NOTES 1. PLACE TREES, SHRUBS, AND PLANT MATERIAL WITH LANDSCAPE ARCHITECT PRESENT. 2. ALL PLANT MATERIAL SHALL CONFORM TO THE CURRENT AMERICAN STANDARD FOR NURSERY STOCK 3. VERIFY ALL QUANTITIES. ILLUSTRATED PLAN SHALL DICTATE COUNT. 4. NO SUBSTITUTIONS WILL BE ALLOWED WITHOUT THE WRITTEN CONSENT OF THE LANDSCAPE ARCHITECT. ALL REQUESTS SHOULD BE SUBMITTED TO DESIGN 5 LANDSCAPE ARCHITECTURE. 406-587-4873 OR TROY@DESIGN5LA.COM 5. ALL SOD AND SEED AREAS SHALL HAVE A MINIMUM OF 4" TOPSOIL 6. ALL PLANTING BEDS SHALL HAVE A MINIMUM OF 12" OF PREPARED, AMENDED SOIL TO PROMOTE PLANT GROWTH 7. LANDSCAPE ARCHITECT SHALL MEET WITH LANDSCAPE CONTRACTOR ON SITE, AT PREDETERMINED INTERVALS TO DISCUSS PROGRESS, QUESTIONS AND PRODUCT PLACEMENT. 8. ALL EDGING SHALL BE 3 16"x4" NATURAL STEEL (OR AS OTHERWISE SPECIFIED IN DETAILS). TAC WELD TO #4 REBAR DRIVEN MIN. 18" DEEP. 9. STEEL PLANTER BOXES TO BE 1 4" STEEL. 10. ALL PLANTING BEDS SHALL HAVE A WEED BARRIER INSTALLED BETWEEN THE SOIL AND COVERING LAYER OF ROCK OR MULCH PER PLAN. 11. ALL TREES SHALL BE STAKED FOR MIN. 2 YEARS. REMOVE STAKES AFTER 2 YEARS. 12. ALL AREAS ON SITE DISTURBED BY CONSTRUCTION ACTIVITIES NOT INDICATED ON LANDSCAPE PLAN ARE TO BE RECLAIMED AND RE-ESTABLISHED TO PRE-DISTURBANCE CONDITION, WITH APPROVAL OF LANDSCAPE ARCHITECT. 13. PERMANENT UNDERGROUND IRRIGATION SYSTEM TO BE INSTALLED AT TIME OF LANDSCAPE INSTALLATION. IRRIGATION TO BE INSTALLED IN ACCORDANCE WITH ALL STATE AND LOCAL CODES AND ORDINANCES. 0 5 10 20 N 1 L103 1"= 10'-0" Lot 9-12 Landscape Plan Lot 9-12 Landscape Plan L 103 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 01/17/18 REV 1 599 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SARTAIN STREET 497' S PR SPR SPR SPR SPR SPR 181'-5" X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SARTAIN STREET SPR SPR SPR SPR SPR SPR PHASE 4 PHASE 2 PHASE 1 PHASE 3 0 15 30 60 N 1 L102 1"= 30'-0" Overall: Lots Landscape Plans Overall: Lots Landscape Plans L 102 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 01/17/18 REV 1 SHEET L103 SHEET L104 SHEET L106 SHEET L105 597 CELTIS OCCIDENTALIS COMMON HACKBERRY 2.5" CAL B & B PER PLAN 10 GLEDITSIA TRIACANTHOS v. INERMIS *** THORNLESS HONEYLOCUST OTHER KENTUCKY BLUEGRASS SOD- BOULEVARDS SOD 6,850 SF MATURE HEIGHT 50'-65' 30'-50' MATURE SPREAD 20'-40' 2.5" CAL B & B PER PLAN 11 30'-40' THYMUS SERPYLLUM 'MAGIC CARPET' MAGIC CARPET CREEPING THYME 3" POT 1' O.C. 200 1"-2" 12"-15" KENTUCKY BLUEGRASS SOD- OPEN SPACE SOD 3,580 SF PIPESTONE LANDSCAPE BOULDERS; 2'-6' DIAMETER 12 STREET FRONTAGE LANDSCAPING REQUIRED: ONE LARGE CANOPY TREE FOR EVERY 50 FEET OF STREET FRONTAGE . HOOVER WAY STREET FRONTAGE = 497 LINEAL FT' (10 TREES REQUIRED) GEORGIE MARIE LN STREET FRONTAGE = 181.5 LINEAL FT' (4 TREES REQUIRED) PROVIDED: HOOVER WAY WEST - 7 TREES PROVIDED DUE TO UTILITY CONFLICTS AND NARROW BLVDS. HOOVER WAY EAST - 10 TREES PROVIDED GEORGIA MARIE LN NORTH - 4 TREES PROVIDED GEORGIA MARIE LN SOUTH - NO TREES PROVIDED DUE TO NARROW BLVDS. WETLAND SEED MIX BOTANICAL NAME COMMON NAME NOTE GRASS SEEDING *** SEED SEED JUNCUS TENUIS LESSER POVERTY RUSH GLYCERIA STRIATA FOWL MANNAGRASS AGROPYRON TRACHYCAULUS SEED SLENDER WHEATGRASS 'PRYOR' DESCHAMPSIA CAESPITOSA SEED TUFTED HAIRGRASS BROADCAST BROADCAST BROADCAST *** SEEDING RATE: 1 Lbs / 1000 sqft AREA ACCOUNTED FOR ON PRELIM PLAT= 2,250 SF BROADCAST SYM TYPE NATIVE UPLAND SEED MIX BOTANICAL NAME COMMON NAME NOTE GRASS SEEDING *** SEED SEED AGROPYRON TRACHYCAULUS SLENDER WHEATGRASS 'PRYOR' ELYMUS CANADENSIS CANADA WILDRYE FESTUCA OVINA SEED SHEEP FESCUE 'COVAR' AGROPYRON SMITHII SEED WESTERN WHEATGRASS BROADCAST BROADCAST BROADCAST *** SEEDING RATE: 1 Lbs / 1000 sqft AREA ACCOUNTED FOR ON PRELIM PLAT= 2,400 SF BROADCAST SYM TYPE POA CONPRESSA SEED RUBENS CANADA BLUEGRASS AGROPYRON RIPARIUM SEED SODAR STREAMBANK WHEATGRASS BROADCAST BROADCAST SUBDIVISION PLANTING NOTES: 1. SALVAGE AND TRANSPLANT WETLAND SOD FROM DESIGNATED WETLAND AREAS UNDER SUPERVISION OF WETLAND SPECIALIST. WETLAND SOD MUST CONTAIN DESIRABLE, NON-INVASIVE, NON-WEEDY SPECIES. SOD MATS WILL BE SALVAGED WITH BACKHOE SHOVEL TO A DEPTH OF 8 TO 10 INCHES. STORE MATS UNTIL TRANSPLANT AT SURFACE WATER'S EDGE OUTSIDE CONSTRUCTION ZONE. WATER SOD MATS PERIODICALLY FROM THE POND. TRANSPLANT SOD MATS TO RECONSTRUCTED EDGE OF WATER. ONCE PLACED AT WATER'S EDGE, OPTIMIZE ROOT/SOIL CONTACT BY COMPRESSING SOD MATS WITH BACK OF BACKHOE SHOVEL. ENSURE SMOOTH SEAMS BETWEEN MATS. 2. SALVAGE AND TRANSPLANT WOODY MATERIALS UNDER SUPERVISION OF WETLAND SPECIALIST. IF THE TIMING OF CONSTRUCTION IS APPROPRIATE FOR TRANSPLANT AND IF WOODY MATERIALS CAN BE REPLANTED WITHIN ONE WEEK, SALVAGE TREES AND SHRUBS REMOVED FROM WEST AND NORTH SIDES OF PONDS AND OPEN SPACE AREAS WITH AS MUCH OF THE ROOT MASS AS POSSIBLE. TRANSPLANT WOODY MATERIALS TO NEWLY CONSTRUCTED EDGE OF POND BASED ON REQUIRED MOISTURE REGIME FOR INDIVIDUAL SPECIES. TRANSPLANT ADDITIONAL SALVAGED WOODY PLANTS TO WETLAND AND UPLAND AREAS ON THE PERIMETER OF THE POND AS DETERMINED BY THE WETLAND SPECIALIST. 3. WATERCOURSE SETBACK PLANTINGS FAR EXCEED WATERCOURSE SETBACK PLANTING REQUIREMENTS, NO FURTHER PLANTINGS REQUIRED. WATERCOURSE SETBACK PLANTING: 1. EXISTING WETLAND AND WATERCOURSE PLANTINGS HAVE BEEN DETERMINED TO FAR EXCEED WATERCOURSE PLANING REQUIREMENTS. NO ADDITIONAL PLANTINGS RECOMMENDED. SEE WETLAND SPECIALIST REPORT. POINTS 5 5 C LANDSCAPE POINTS: HOOVER WAY PUD 15 REQUIRED OPEN SPACE POINTS - RESIDENTIAL PUD NON-SITE SPECIFIC OPEN SPACE. SEE WRITTEN SUBMITTAL FOR RELAXATION REQUEST. BOULDERS (5 REQUIRED, 12 PROVIDED) HISTORIC RAILROAD GRADE WITH RECREATIONAL TRAIL IS AN OUTDOOR RECREATION FACILITY AND COMPRISES 12% OF TOTAL OPEN SPACE. PRESERVED WETLANDS ON EITHER SIDE OF THE RAILROAD GRADE PROVIDE SIGNIFICANT RECREATION SPACE AND HABITAT FOR BIRDING AND WILL PROVIDE THE PUBLIC WITH ACCESS POINTS TO THIS HABITAT AS WELL AS INTERPRETIVE SIGNAGE. WE ARE SEEKING A RELAXATION OF THE FINAL FIVE POINTS FOR THE PRESERVATION OF A WELL DEVELOPED MATURE OVERSTORY OF NATIVE TREES, SHRUBS AND GRASSES THAT CURRENTLY EXISTS NEAR THE RAILROAD GRADE. EXISTING HERBACEOUS SOD AND WOODY PLANTS WILL BE SALVAGED AND TRANSPLANTED TO IMPACTED AREAS THAT EXHIBIT WETLAND HYDROLOGY. 5 0 15 30 60 N 1 L101 1"= 30'-0" Subdivision Landscape Plan Subdivision Landscape Plan L 101 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 596 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SARTAIN STREET PUBLIC PARK ZONE 2 - 50' WETLAND SETBACK ZONE 1 - 30' WETLAND SETBACK OVERHEAD POWER LINES 8' WIDE PRIVATE ROAD AND PUBLIC UTILITY EASEMENT 10' UTILITY EASEMENT ZONE 1 - 30' WETLAND SETBACK ZONE 2 - 50' WETLAND SETBACK COMMON OPEN SPACE & DEDICATED TRAIL CORRIDOR COMMON OPEN SPACE #3 15,843 sq/ft 5' GRAVEL TRAIL COMMON OPEN SPACE #2 1,769 sq/ft 497' EXISTING FENCE 1' CONTOURS, SEE CIVIL FOR COMPLETE GRADING PLAN 1 1 1 1 1 1 181'-5" UPLAND SEED EXISTING WETLAND AREA LIMIT DISTURBANCE WETLAND SOD/ SEED WETLAND SOD/ SEED BOULEVARD SOD TRANSPLANT WETLAND VEGETATION SEE NOTES OPEN SPACE LAWN OPEN SPACE BOULDERS (TYP) UNDERGROUND STORMWATER FACILITY OPEN SPACE BOULDERS (TYP) UNDERGROUND STORMWATER FACILITY RAILROAD GRADE AND PROPOSED GRAVEL TRAIL TRANSPLANT UPLAND AND TRANSITIONAL PLANT SPECIES, SEE PLANTING NOTES*** COMMON OPEN SPACE #1 4,400 sq/ft GEORGIA MARIE LANE HOOVER WAY TREES PERENNIALS SYMBOL BOTANICAL NAME COMMON NAME SIZE TYPE SPACING QUANTITY PLANT SCHEDULE CELTIS OCCIDENTALIS COMMON HACKBERRY 2.5" CAL B & B PER PLAN 10 GLEDITSIA TRIACANTHOS v. INERMIS *** THORNLESS HONEYLOCUST OTHER KENTUCKY BLUEGRASS SOD- BOULEVARDS SOD 7,860 SF MATURE HEIGHT 50'-65' 30'-50' MATURE SPREAD 20'-40' 2.5" CAL B & B PER PLAN 11 30'-40' THYMUS SERPYLLUM 'MAGIC CARPET' MAGIC CARPET CREEPING THYME 3" POT 1' O.C. 200 1"-2" 12"-15" KENTUCKY BLUEGRASS SOD- OPEN SPACE SOD 3,750 SF PIPESTONE LANDSCAPE BOULDERS; 3'-6' DIAMETER 12 STREET FRONTAGE LANDSCAPING REQUIRED: ONE LARGE CANOPY TREE FOR EVERY 50 FEET OF STREET FRONTAGE . HOOVER WAY STREET FRONTAGE = 497 LINEAL FT' (10 TREES REQUIRED) GEORGIE MARIE LN STREET FRONTAGE = 181.5 LINEAL FT' (4 TREES REQUIRED) PROVIDED: HOOVER WAY WEST - 7 TREES PROVIDED DUE TO UTILITY CONFLICTS AND NARROW BLVDS. HOOVER WAY EAST - 10 TREES PROVIDED GEORGIA MARIE LN NORTH - 4 TREES PROVIDED GEORGIA MARIE LN SOUTH - NO TREES PROVIDED DUE TO NARROW BLVDS. WETLAND SEED MIX BOTANICAL NAME COMMON NAME NOTE GRASS SEEDING *** SEED SEED JUNCUS TENUIS LESSER POVERTY RUSH GLYCERIA STRIATA FOWL MANNAGRASS AGROPYRON TRACHYCAULUS SEED SLENDER WHEATGRASS 'PRYOR' DESCHAMPSIA CAESPITOSA SEED TUFTED HAIRGRASS BROADCAST BROADCAST BROADCAST *** SEEDING RATE: 1 Lbs / 1000 sqft AREA ACCOUNTED FOR ON PRELIM PLAT= 2,250 SF BROADCAST SYM TYPE NATIVE UPLAND SEED MIX BOTANICAL NAME COMMON NAME NOTE GRASS SEEDING *** SEED SEED AGROPYRON TRACHYCAULUS SLENDER WHEATGRASS 'PRYOR' ELYMUS CANADENSIS CANADA WILDRYE FESTUCA OVINA SEED SHEEP FESCUE 'COVAR' AGROPYRON SMITHII SEED WESTERN WHEATGRASS BROADCAST BROADCAST BROADCAST *** SEEDING RATE: 1 Lbs / 1000 sqft AREA ACCOUNTED FOR ON PRELIM PLAT= 2,400 SF BROADCAST SYM TYPE POA CONPRESSA SEED RUBENS CANADA BLUEGRASS AGROPYRON RIPARIUM SEED SODAR STREAMBANK WHEATGRASS BROADCAST BROADCAST SUBDIVISION PLANTING NOTES: 1. SALVAGE AND TRANSPLANT WETLAND SOD FROM DESIGNATED WETLAND AREAS UNDER SUPERVISION OF WETLAND SPECIALIST. WETLAND SOD MUST CONTAIN DESIRABLE, NON-INVASIVE, NON-WEEDY SPECIES. SOD MATS WILL BE SALVAGED WITH BACKHOE SHOVEL TO A DEPTH OF 8 TO 10 INCHES. STORE MATS UNTIL TRANSPLANT AT SURFACE WATER'S EDGE OUTSIDE CONSTRUCTION ZONE. WATER SOD MATS PERIODICALLY FROM THE POND. TRANSPLANT SOD MATS TO RECONSTRUCTED EDGE OF WATER. ONCE PLACED AT WATER'S EDGE, OPTIMIZE ROOT/SOIL CONTACT BY COMPRESSING SOD MATS WITH BACK OF BACKHOE SHOVEL. ENSURE SMOOTH SEAMS BETWEEN MATS. 2. SALVAGE AND TRANSPLANT WOODY MATERIALS UNDER SUPERVISION OF WETLAND SPECIALIST. IF THE TIMING OF CONSTRUCTION IS APPROPRIATE FOR TRANSPLANT AND IF WOODY MATERIALS CAN BE REPLANTED WITHIN ONE WEEK, SALVAGE TREES AND SHRUBS REMOVED FROM WEST AND NORTH SIDES OF PONDS AND OPEN SPACE AREAS WITH AS MUCH OF THE ROOT MASS AS POSSIBLE. TRANSPLANT WOODY MATERIALS TO NEWLY CONSTRUCTED EDGE OF POND BASED ON REQUIRED MOISTURE REGIME FOR INDIVIDUAL SPECIES. TRANSPLANT ADDITIONAL SALVAGED WOODY PLANTS TO WETLAND AND UPLAND AREAS ON THE PERIMETER OF THE POND AS DETERMINED BY THE WETLAND SPECIALIST. 3. WATERCOURSE SETBACK PLANTINGS FAR EXCEED WATERCOURSE SETBACK PLANTING REQUIREMENTS, NO FURTHER PLANTINGS REQUIRED. WATERCOURSE SETBACK PLANTING: 1. EXISTING WETLAND AND WATERCOURSE PLANTINGS HAVE BEEN DETERMINED TO FAR EXCEED WATERCOURSE PLANING REQUIREMENTS. NO ADDITIONAL PLANTINGS RECOMMENDED. SEE WETLAND SPECIALIST REPORT. POINTS 5 5 C LANDSCAPE POINTS: HOOVER WAY PUD 15 REQUIRED OPEN SPACE POINTS - RESIDENTIAL PUD NON-SITE SPECIFIC OPEN SPACE. SEE WRITTEN SUBMITTAL FOR RELAXATION REQUEST. BOULDERS (5 REQUIRED, 12 PROVIDED) HISTORIC RAILROAD GRADE WITH RECREATIONAL TRAIL IS AN OUTDOOR RECREATION FACILITY AND COMPRISES 12% OF TOTAL OPEN SPACE. PRESERVED WETLANDS ON EITHER SIDE OF THE RAILROAD GRADE PROVIDE SIGNIFICANT RECREATION SPACE AND HABITAT FOR BIRDING AND WILL PROVIDE THE PUBLIC WITH ACCESS POINTS TO THIS HABITAT AS WELL AS INTERPRETIVE SIGNAGE. WE ARE SEEKING A RELAXATION OF THE FINAL FIVE POINTS FOR THE PRESERVATION OF A WELL DEVELOPED MATURE OVERSTORY OF NATIVE TREES, SHRUBS AND GRASSES THAT CURRENTLY EXISTS NEAR THE RAILROAD GRADE. EXISTING HERBACEOUS SOD AND WOODY PLANTS WILL BE SALVAGED AND TRANSPLANTED TO IMPACTED AREAS THAT EXHIBIT WETLAND HYDROLOGY. 5 0 15 30 60 N 1 L101 1"= 30'-0" Subdivision Landscape Plan Subdivision Landscape Plan L 101 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 01/17/18 REV 1 595 (406) 587 - 1115 SHEET INDEX L 100 - OVERALL SITE PLAN L 101 - SUBDIVISION LANDSCAPE PLAN L 102 - OVERALL LOT LANDSCAPE PLAN L 103 - BLOCK 1 LOT 9-12 LANDSCAPE PLAN L 104 - BLOCK 1 LOT 1-8 LANDSCAPE PLAN L 105 - BLOCK 2 LOT 1-5 LANDSCAPE PLAN L 106 - BLOCK 3 LOT 1-6 LANDSCAPE PLAN L 501 - LANDSCAPE DETAILS L502 - LANDSCAPE DETAILS L700 - IRRIGATION PLAN L701 - IRRIGATION DETAILS L702 - IRRIGATION DETAILS WETLAND CONSULTANT Vaughn Environmental Services Barbara Vaughn 8353 Saddle Mountain Road Bozeman, MT 59715 (406) 581-0655 PROJECT LOCATION 0 15 30 60 N 1 L100 1"= 30'-0" Site Plan Site Plan L 100 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 594 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SARTAIN STREET ZONE 2 - 50' WETLAND SETBACK ZONE 1 - 30' WETLAND SETBACK OVERHEAD POWER LINES 8' WIDE PRIVATE ROAD AND PUBLIC UTILITY EASEMENT 10' UTILITY EASEMENT ZONE 1 - 30' WETLAND SETBACK ZONE 2 - 50' WETLAND SETBACK COMMON OPEN SPACE & DEDICATED TRAIL CORRIDOR COMMON OPEN SPACE #3 15,843 sq/ft 5' GRAVEL TRAIL COMMON OPEN SPACE #2 1,769 sq/ft 497' EXISTING FENCE 1' CONTOURS, SEE CIVIL FOR COMPLETE GRADING PLAN 1 1 1 1 1 1 SPR SPR SPR SPR SPR SPR 181'-5" COMMON OPEN SPACE #1 4,400 sq/ft GEORGIA MARIE LANE HOOVER WAY PROJECT DATA - HOOVER WAY PUD PROJECT OWNER Human Resources Development Council of District IX Contact - Heather Grenier 32 S. Tracy Avenue Bozeman, MT 59715-4659 (406) 587 - 4486 ARCHITECT Intrinsik Architecture, Inc. 111 North Tracy Avenue Bozeman, MT 59715 (406) 582 - 8988 LEGAL DESCRIPTION S35, T01 S, R05 E, ACRES 2.725, E2W2SE4SW4 LESS POR BAXTER SQUARE SUB PH 1 & 2 2781 Sartain Street LANDSCAPE ARCHITECT DESIGN 5, LLC Troy Scherer 4249 East Cover Street Bozeman, MT 59718 (406) 587 - 4873 CIVIL ENGINEER C & H Engineering 1091 Stoneridge Drive Bozeman, MT 59718 (406) 587 - 1115 SHEET INDEX L 100 - OVERALL SITE PLAN L 101 - SUBDIVISION LANDSCAPE PLAN L 102 - OVERALL LOT LANDSCAPE PLAN L 103 - BLOCK 1 LOT 9-12 LANDSCAPE PLAN L 104 - BLOCK 1 LOT 1-8 LANDSCAPE PLAN L 105 - BLOCK 2 LOT 1-5 LANDSCAPE PLAN L 106 - BLOCK 3 LOT 1-6 LANDSCAPE PLAN L 501 - LANDSCAPE DETAILS L502 - LANDSCAPE DETAILS L700 - IRRIGATION PLAN L701 - IRRIGATION DETAILS L702 - IRRIGATION DETAILS WETLAND CONSULTANT Vaughn Environmental Services Barbara Vaughn 8353 Saddle Mountain Road Bozeman, MT 59715 (406) 581-0655 PROJECT LOCATION 0 15 30 60 N 1 L100 1"= 30'-0" Site Plan Site Plan L 100 design5la.com 406.587.4873 date issue drawn by: checked by: filename: z:\hoover way pud\autocad\01_sheets\l101_hoover way pud_landscape.dwg Hoover Way PUD Bozeman, Montana KHM/MJC TMS 11/08/17 Prelim PUD 01/17/18 REV 1 593 DEDICATED TRAIL CORRIDOR 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK FRONT YARD SETBACK 20' REAR YARD SETBACK CITY PARK PARCEL (NOT PART OF PROJECT) 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 4' OPEN WIRE FENCE TYP. @ SIDE & REAR YARDS ADJACENT TO OPEN SPACE LOT 4 BLOCK 2 LOT 5 BLOCK 2 LOT 6 BLOCK 2 PROJECT BOUNDARY 6' WOOD FENCE TYP. @ SHARED SIDE YARDS RAISED STEEL PLANTER RAISED STEEL PLANTER RAISED STEEL PLANTER 160 SF +/- CONCRETE PATIO (TYP.) 104 SF +/- FRONT PORCH (TYP.) CONCRETE DRIVEWAY 6' WOOD FENCE TYP. @ SHARED SIDE YARDS CONCRETE STEPS CONCRETE STEPS PROPERTY LINE PROPERTY LINE PROPERTY LINE 20'-0" TYP. 5'-0" 5'-0" 15'-0" 11'-6" OUTLINE OF ROOF OVERHEAD OUTLINE OF ROOF OVERHEAD OUTLINE OF ROOF OVERHEAD OUTLINE OF ROOF OVERHEAD OUTLINE OF FLOOR ABOVE OUTLINE OF FLOOR ABOVE 3'-0" OUTLINE OF ROOF OVERHEAD (2'+/- YARD ENCROACHMENT) TRANSITION FENCE HEIGHT TO 4' @ 8' FROM PROPERTY LINE. WHERE PERPINDICULAR TO OPEN WIRE FENCE. (TYP.) 15'-0" 11'-6" 2' +/- ALLOWED ROOF EAVE ENCROACHMENT 20' REAR YARD SETBACK 8' - 0" OUTLINE OF ROOF ABOVE 104 SF +/- FRONT PORCH (TYP.) 104 SF +/- FRONT PORCH (TYP.) 160 SF +/- CONCRETE PATIO (TYP.) 160 SF +/- CONCRETE PATIO (TYP.) CONCRETE DRIVEWAY CONCRETE DRIVEWAY 11' - 0" 11' - 1" +/- 11' - 0" 19' - 1" +/- 11' - 0" 4' OPEN WIRE FENCE TYP. @ SIDE & REAR YARDS ADJACENT TO OPEN SPACE sheet project code address revisionsINTRINSIK © 2017 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 \\BIGGRAY\FolderRedirection\jswanson\Documents\HMS-MAIN-CENTRAL_j_swanson.rvt A1.3 HMS HOOVER WAY TOWNHOMES SITE DETAILS BOZEMAN, MT 59718 2017-11-08 No. Description Date A1.3 3/4" = 1'-0" 2 6' FENCE SECTION DETAIL A1.3 3/4" = 1'-0" 3 WIRE FENCE SECTION DETAIL A1.3 1" = 1'-0" 4 WETLAND EDUCATIONAL SIGN A1.3 1" = 1'-0" 5 PROTECTED WETLAND AREA SIGN A1.3 1" = 1'-0" 6 WETLAND BUFFER YARD FENCE SIGN A1.3 1/8" = 1'-0" 1 BUILDING 1 SITE PLAN ILLUSTRATING YARD ENCROACHMENTS AND DIMENSIONAL DEVIATIONS 582 S-2 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' WETLAND SETBACK 50' WETLAND SETBACK WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 38' - 0" 50' - 0" REDUCED WETLAND SETBACK AREAS: RWSA-1 WETLAND SETBACK REDUCED TO 38' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-2 WETLAND SETBACK REDUCED TO 30' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-3 WETLAND SETBACK REDUCED TO 34.5' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-4 WETLAND SETBACK REDUCED TO 30' - MAINTAINS FULL 30' WIDE ZONE 1 34' - 6" PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 DELINEATED WETLAND BOUNDARY PROJECT BOUNDARY REDUCED WETLAND SETBACK AREA REDUCED WETLAND SETBACK AREA REDUCED WETLAND SETBACK AREA REDUCED WETLAND SETBACK AREA sheet project code address revisions © 2017 INTRINSIK PRELIMINARY NOT FOR CONSTRUCTION 111 North Tracy Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 \\BIGGRAY\FolderRedirection\jswanson\Documents\HMS-MAIN-CENTRAL_j_swanson.rvt A1.2 HMS HOOVER WAY TOWNHOMES COLORED SITE PLAN AND WETLAND EXHIBIT BOZEMAN, MT 59718 2017-11-08 No. Description Date A1.2 1" = 20'-0" 1 COLORED SITE PLAN AND WETLAND EXHIBIT 581 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X HOOVER WAY BUILDING 7 GEORGIA MARIE LANE BUILDING 6 BUILDING 5 SARTAIN STREET BUILDING 3 BUILDING 4 BUILDING 2 BUILDING 1 SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK (60' R.O.W.) (60' R.O.W.) NEW GRAVEL TRAIL EXISTING GRAVEL TRAIL COMMON OPEN SPACE COMMON OPEN SPACE CITY PARK PARCEL (NOT PART OF PROJECT) STREET VISION TRIANGLE STREET VISION TRIANGLE STREET VISION TRIANGLE STREET VISION TRIANGLE EXISTING GRAVEL TRAIL EXISTING WETLAND (PARK POND) RWSA-1 RWSA-2 RWSA-3 RWSA-4 SIGNS - SEE ATTACHED SIGNAGE DETAIL SHEET: S-1 = WETLAND EDUCATIONAL SIGN (2 TOTAL) S-2 = WETLAND BOUNDARY SIGN (10 TOTAL) S-3 = NO FERTILIZER/HERBICIDE AREA SIGN S-4 = WETLAND BUFFER SIGN MOUNTED TO INSIDE OF FENCE (8 TOTAL) 50' - 0" 30' - 0" OFF SITE WETLAND ON SITE WETLANDS OFF SITE WETLAND S-2 S-1 S-2 S-2 S-2 S-2 DOG S-1 STATION S-2 S-2 S-2 MAILBOX CLUSTER S-4 S-4 S-4 S-4 S-4 S-4 S-4 S-4 S-2 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' WETLAND SETBACK 50' WETLAND SETBACK WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 38' - 0" 50' - 0" REDUCED WETLAND SETBACK AREAS: RWSA-1 WETLAND SETBACK REDUCED TO 38' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-2 WETLAND SETBACK REDUCED TO 30' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-3 WETLAND SETBACK REDUCED TO 34.5' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-4 WETLAND SETBACK REDUCED TO 30' - MAINTAINS FULL 30' WIDE ZONE 1 34' - 6" PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 DELINEATED WETLAND BOUNDARY PROJECT BOUNDARY REDUCED WETLAND SETBACK AREA REDUCED WETLAND SETBACK AREA REDUCED WETLAND SETBACK AREA REDUCED WETLAND SETBACK AREA sheet project code address revisions © 2017 INTRINSIK PRELIMINARY NOT FOR CONSTRUCTION 111 North Tracy Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Local Revit Files\HMS-MAIN-CENTRAL_hfoch.rvt A1.2.1 HMS HOOVER WAY TOWNHOMES COLORED SITE PLAN AND WETLAND EXHIBIT BOZEMAN, MT 59718 CD 2018-01-17 No. Description Date A1.2.1 1" = 20'-0" 1 COLORED SITE PLAN AND WETLAND EXHIBIT 580 89'-5 3/4" 89'-6" 177'-2 7/8" 29'-2" 22'-2 3/8" 22'-2 3/8" 30'-3 7/8" 29'-7 1/2" 22'-2 3/8" 29'-5 1/4" 29'-1 5/8" 22'-2 3/8" 28'-10" 81'-0" 87'-5 3/8" 88'-0" 88'-0" 88'-0" 88'-0" 20'-0" 28'-8 1/8" 22'-2 3/8" 29'-4 5/8" 29'-2 1/4" 19'-11 1/2" 3'-3 5/8" 2'-3 5/8" 27'-1 3/4" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 94'-7 3/4" 20'-0" 28'-9 7/8" 22'-2 3/8" 29'-3 1/4" 29'-3 1/4" 22'-2 3/8" 29'-7 3/8" 20'-0" 29'-9 1/8" 22'-2 3/8" 29'-3 1/4" 29'-3 1/ 4" 22'-2 3/8" 3'-3 7/8" 26'-0 5/8" NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) 181'-4 3/8" 102'-11 1/8" 216'-9 7/8" COMMUNICATIONS STUBS GAS LINE 15' SIDEYARD SETBACK 15' FRONT YARD SETBACK 20' REAR YARD SETBACK 5' SIDEYARD SETBACK 15' FRONT YARD SETBACK 20' REAR YARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 15' FRONT YARD SETBACK 20' REAR YARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 15' FRONT YARD SETBACK 15' FRONT YARD SETBACK 15'SETBACK FRONT YARD SETBACK 15' FRONT YARD 20' REAR YARD SETBACK 20' REAR YARD SETBACK 20'SETBACK REAR YARD SETBACK 20' REAR YARD NEW GRAVEL TRAIL CITY PARK PARCEL (NOT PART OF PROJECT) EXISTING WETLAND (AKA "PARK POND") OFF SITE WETLAND ON SITE WETLANDS OFF SITE WETLAND DOG STATION WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY 14'-5 7/8" 251.0' 179° 53' 48" 330.90' 89° 18' 01" 181.44 269° 17' 59" 52.69' 179° 54' 31" 66.94' 185° 27' 24" 49.40' 179° 54' 31" 139.01' 269° 17' 09" 496.99' 359° 52' 35" RWSA-1 RWSA-2 RWSA-3 RWSA-4 S-2 S-1 S-2 S-2 S-2 S-2 S-1 S-2 S-2 S-2 S-4 S-4 S-4 S-4 S-4 S-4 S-4 S-4 S-2 6' WOOD FENCE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 4' OPEN WIRE FENCE TYP. @ SIDE YARDS ADJACENT TO OPEN SPACE 4' OPEN WIRE FENCE TYP. @ SIDE YARDS ADJACENT TO OPEN SPACE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 6' WOOD FENCE 6' WOOD FENCE 4' OPEN WIRE FENCE TYP. @ SIDE YARDS ADJACENT TO OPEN SPACE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 6' WOOD FENCE 6' WOOD FENCE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 4' OPEN WIRE FENCE TYP. @ SIDE & REAR YARDS ADJACENT TO OPEN SPACE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 4' OPEN WIRE FENCE TYP. @ SIDE & REAR YARDS ADJACENT TO OPEN SPACE WETLAND SETBACK ZONE 2 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) LOT 1 BLOCK 1 LOT 2 BLOCK 1 LOT 3 BLOCK 1 LOT 4 BLOCK 1 LOT 5 BLOCK 1 LOT 6 BLOCK 1 LOT 7 BLOCK 1 LOT 8 BLOCK 1 LOT 9 BLOCK 1 LOT 10 BLOCK 1 LOT 11 BLOCK 1 LOT 12 BLOCK 1 LOT 1 BLOCK 3 LOT 2 BLOCK 3 LOT 3 BLOCK 3 LOT 4 BLOCK 3 LOT 5 BLOCK 3 LOT 6 BLOCK 3 LOT 1 BLOCK 2 LOT 2 BLOCK 2 LOT 3 BLOCK 2 LOT 4 BLOCK 2 LOT 5 BLOCK 2 LOT 6 BLOCK 2 RWSA-1 WETLAND SETBACK REDUCED TO 38' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-2 WETLAND SETBACK REDUCED TO 30' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-3 WETLAND SETBACK REDUCED TO 34.5' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-4 WETLAND SETBACK REDUCCED TO 30' - MAINTAINS FULL 30' WIDE ZONE 1 REDUCED WETLAND SETBACK AREAS: S-1 = WETLAND EDUCATIONAL SIGN (2 TOTAL) S-2 = WETLAND BOUNDARY SIGN (10 TOTAL) S-3 = NO FERTILIZER/HERBICIDE AREA SIGN S-4 = WETLAND BUFFER SIGN MOUNTED TO INSIDE OF FENCE (8 TOTAL) SIGNS: sheet project code address revisionsINTRINSIK © 2017 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 \\BIGGRAY\FolderRedirection\jswanson\Documents\HMS-MAIN-CENTRAL_j_swanson.rvt A1.1 HMS HOOVER WAY TOWNHOMES OVERALL SITE PLAN BOZEMAN, MT 59718 2017-11-08 A1.1 1" = 20'-0" 1 OVERALL SITE PLAN N No. Description Date 579 S S S S S S S S S S S S S S S S S S S S S 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 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 W W W W W W W W W W W W W W W S S S S 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 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 W W W W W W W W W W W W W W W W W W W S S S S S S S S S S S S X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X LINE TYPE LEGEND PROPERTY LINE YARD SETBACK LINE FENCE COMMUNICATION LINE GAS LINE ELECTRICAL LINE SEWER LINE PROJECT BOUNDARY NO PLANT ZONE 30' WETLAND SETBACK 50' WETLAND SETBACK WATER LINE DELINEATED WETLAND BOUNDRY HOOVER WAY BUILDING 7 GEORGIA MARIE LANE BUILDING 6 BUILDING 5 SARTAIN STREET BUILDING 3 BUILDING 4 BUILDING 2 BUILDING 1 SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK EXISTING GRAVEL PATH (60' R.O.W.) (60' R.O.W.) SS SS SS SS EXISTING GRAVEL PATH SS COMMON OPEN SPACE COMMON OPEN SPACE MAILBOX CLUSTER COMMON OPEN SPACE & DEDICATED TRAIL CORRIDOR STREET VISION TRIANGLE STREET VISION TRIANGLE STREET VISION TRIANGLE STREET VISION TRIANGLE 29'-2" 22'-2 3/8" 22'-2 3/8" 29'-4 1/2" 177'-2 7/8" 39'-7 3/4" 22'-2 3/8" 22'-2 3/8" 29'-7 1/4" 29'-7 1/4" 22'-2 3/8" 22'-2 3/8" 29'-2" 38'-8 1/8" 22'-2 3/8" 22'-2 3/8" 29'-7 1/4" 29'-7 1/4" 22'-2 3/8" 22'-2 3/8" 29'-2" 89'-4 1/8" 89'-3 3/8" 89'-2 5/8" 89'-2 7/8" 89'-3" 89'-3 1/8" 89'-3 5/8" 89'-3 3/4" 89'-3 7/8" 89'-5 1/4" 89'-5 1/2" 89'-5 5/8" 89'-5 3/4" 89'-6" 177'-2 7/8" 29'-2" 22'-2 3/8" 22'-2 3/8" 30'-3 7/8" 29'-7 1/2" 22'-2 3/8" 29'-5 1/4" 29'-1 5/8" 22'-2 3/8" 28'-10" 81'-0" 87'-5 3/8" 88'-0" 88'-0" 88'-0" 88'-0" 20'-0" 28'-8 1/8" 22'-2 3/8" 29'-4 5/8" 29'-2 1/4" 19'-11 1/2" 3'-3 5/8" 2'-3 5/8" 27'-1 3/4" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 88'-5 3/8" 94'-7 3/4" 20'-0" 28'-9 7/8" 22'-2 3/8" 29'-3 1/4" 29'-3 1/4" 22'-2 3/8" 29'-7 3/8" 20'-0" 29'-9 1/8" 22'-2 3/8" 29'-3 1/4" 29'-3 1/ 4" 22'-2 3/8" 3'-3 7/8" 26'-0 5/8" 181'-4 3/8" 102'-11 1/8" 216'-9 7/8" COMMUNICATIONS STUBS GAS LINE 15' SIDEYARD SETBACK 15' FRONT YARD SETBACK 20' REAR YARD SETBACK 5' SIDEYARD SETBACK 15' FRONT YARD SETBACK 20' REAR YARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 15' FRONT YARD SETBACK 20' REAR YARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 15' FRONT YARD SETBACK 15' FRONT YARD SETBACK 15'SETBACK FRONT YARD SETBACK 15' FRONT YARD 20' REAR YARD SETBACK 20' REAR YARD SETBACK 20'SETBACK REAR YARD SETBACK 20' REAR YARD NEW GRAVEL TRAIL CITY PARK PARCEL (NOT PART OF PROJECT) EXISTING WETLAND (AKA "PARK POND") OFF SITE WETLAND ON SITE WETLANDS OFF SITE WETLAND DOG STATION WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 1 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 WETLAND SETBACK ZONE 2 PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY PROJECT BOUNDARY 14'-5 7/8" 251.0' 179° 53' 48" 330.90' 89° 18' 01" 181.44 269° 17' 59" 52.69' 179° 54' 31" 66.94' 185° 27' 24" 49.40' 179° 54' 31" 139.01' 269° 17' 09" 496.99' 359° 52' 35" RWSA-1 RWSA-2 RWSA-3 RWSA-4 S-2 S-1 S-2 S-2 S-2 S-2 S-1 S-2 S-2 S-2 S-4 S-4 S-4 S-4 S-4 S-4 S-4 S-4 S-2 6' WOOD FENCE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 4' OPEN WIRE FENCE TYP. @ SIDE YARDS ADJACENT TO OPEN SPACE 4' OPEN WIRE FENCE TYP. @ SIDE YARDS ADJACENT TO OPEN SPACE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 6' WOOD FENCE 6' WOOD FENCE 4' OPEN WIRE FENCE TYP. @ SIDE YARDS ADJACENT TO OPEN SPACE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 6' WOOD FENCE 6' WOOD FENCE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 4' OPEN WIRE FENCE TYP. @ SIDE & REAR YARDS ADJACENT TO OPEN SPACE 6' WOOD FENCE TYP. @ SHARED SIDE YARDS 4' OPEN WIRE FENCE TYP. @ SIDE & REAR YARDS ADJACENT TO OPEN SPACE WETLAND SETBACK ZONE 2 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK 5' SIDEYARD SETBACK NO PLANT ZONE (TYP.) NO PLANT ZONE (TYP.) LOT 1 BLOCK 1 LOT 2 BLOCK 1 LOT 3 BLOCK 1 LOT 4 BLOCK 1 LOT 5 BLOCK 1 LOT 6 BLOCK 1 LOT 7 BLOCK 1 LOT 8 BLOCK 1 LOT 9 BLOCK 1 LOT 10 BLOCK 1 LOT 11 BLOCK 1 LOT 12 BLOCK 1 LOT 1 BLOCK 3 LOT 2 BLOCK 3 LOT 3 BLOCK 3 LOT 4 BLOCK 3 LOT 5 BLOCK 3 LOT 6 BLOCK 3 LOT 1 BLOCK 2 LOT 2 BLOCK 2 LOT 3 BLOCK 2 LOT 4 BLOCK 2 LOT 5 BLOCK 2 LOT 6 BLOCK 2 2'-0" RWSA-1 WETLAND SETBACK REDUCED TO 38' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-2 WETLAND SETBACK REDUCED TO 30' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-3 WETLAND SETBACK REDUCED TO 34.5' - MAINTAINS FULL 30' WIDE ZONE 1 RWSA-4 WETLAND SETBACK REDUCCED TO 30' - MAINTAINS FULL 30' WIDE ZONE 1 REDUCED WETLAND SETBACK AREAS: S-1 = WETLAND EDUCATIONAL SIGN (2 TOTAL) S-2 = WETLAND BOUNDARY SIGN (10 TOTAL) S-3 = NO FERTILIZER/HERBICIDE AREA SIGN S-4 = WETLAND BUFFER SIGN MOUNTED TO INSIDE OF FENCE (8 TOTAL) SIGNS: sheet project code address revisionsINTRINSIK © 2017 PRELIMINARY NOT FOR CONSTRUCTION 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Local Revit Files\HMS-MAIN-CENTRAL_hfoch.rvt A1.1 HMS HOOVER WAY TOWNHOMES OVERALL SITE PLAN BOZEMAN, MT 59718 CD 2018-01-17 A1.1 1" = 20'-0" 1 OVERALL SITE PLAN N No. Description Date 578 Ph. (406) 587-4873 www.design5la.com Landscape Design.5 Landscape Architecture Architect C&H Engineering and Surveying INC. 1091 Stoneridge Drive Bozeman, MT 59718 Ph. (406) 587-1115 Fx. (406) 587-9768 www.chengineers.com PROJECT LOCATION LAND NOT WITHIN CITY OF BOZEMAN SARTAIN ST. BAXTER LANE N. 27TH AVE. HOOVER WY. 7450 Churchill Road Manhattan, Montana 59741 Ph. (406) 282-70822 www.cdsengineering.com 108 West Babcock Street Bozeman, Montana 59715 Ph. (406) 582-9901 www.niskian.com Niskian Monks M.E.P. CDS Engineering Engineer Structural Engineer 8353 Saddle Mountain Road Bozeman, Montana 59715 Ph. (406) 581-0655 http://www.vaughn-environmental.com Environmental Vaughn Environmental Services Engineer GENERAL 11.08.2017 A0.1 COVER SHEET CIVIL 11.08.2017 C1.0 OVERALL SITE 11.08.2017 C2.0 SITE GRADING AND DRAINAGE PLAN 11.08.2017 C3.0 CIVIL DETAILS LANDSCAPE 11.08.2017 L100 OVERALL SITE PLAN 11.08.2017 L101 SUBDIVISION LANDSCAPE PLAN 11.08.2017 L102 OVERALL LOT LANDSCAPE PLAN 11.08.2017 L103 BLOCK 1 LOT 9-12 LANDSCAPE PLAN 11.08.2017 L104 BLOCK 1 LOT 1-8 LANDSCAPE PLAN 11.08.2017 L105 BLOCK 2 LOT 1-5 LANDSCAPE PLAN 11.08.2017 L106 BLOCK 3 LOT 1-6 LANDSCAPE PLAN 11.08.2017 L501 LANDSCAPE DETAILS 11.08.2017 L502 LANDSCAPE DETAILS 11.08.2017 L700 IRRIGATION PLAN 11.08.2017 L701 IRRIGATION DETAILS 11.08.2017 L702 IRRIGATION DETAILS ARCHITECTURE 11.08.2017 A1.1 OVERALL SITE PLAN 11.08.2017 A1.2 COLORED SITE PLAN AND WETLAND EXHIBIT 11.08.2017 A1.3 SITE DETAILS 11.08.2017 A2.1 TYPICAL THREE UNIT DRAWINGS 11.08.2017 A2.2 TYPICAL FOUR UNIT DRAWINGS DWELLINGS: 24 TOWNHOUSE DWELLINGS (10) TWO BEDROOM UNITS (14) THREE BEDROOM UNITS PARKING: PARKING REQUIRED (10) TWO-BEDROOM UNITS *TWO PARKING SPACES PER UNIT = 20 SPACES PROVIDED. ALL SPACES ARE PROVIDED WITHIN GARAGES AND DRIVEWAYS. (14) THREE-BEDROOM UNITS *TWO PARKING SPACES PER UNIT = 28 SPACES PROVIDED. ALL SPACES ARE PROVIDED WITHIN GARAGES AND DRIVEWAYS. OPEN SPACE ALL DWELLINGS HAVE ACCESS TO A LANDSCAPED REAR YARD AND ARE EXEMPT FROM ADDTIONAL OPEN SPACE REQUIREMENTS TOTAL 22,012 56,958 118,544 2.72 R.O.W. 39,575 0.91 3 1,769 14,353 16,122 0.37 2 4.400 14.082 18,482 0.42 1 15,843 28,523 44,366 1.02 BLOCK OPEN SPACE (SF) LOTS (SF) TOTAL (SF) TOTAL (ACRES) LOT AREA BY BLOCK LANDSCAPE (ft2) 39,855 5,734 5,680 6,55 57,827 OPEN SPACE (ft2) 22,012 0 0 0 22,012 R.O.W. (ft2) 39,574 0 0 0 39,574 F.A.R. .61 .61 .61 .56 .60 BUILDING FLOOR AREA (ft2) 17,264 5,641 5,641 5,641 34,187 BUILDING FOOTPRINT (ft2) 10,592 3,517 3,517 3,517 21,143 LOT AREA 28,435 9,251 9,197 10,075 56,958 PHASE 1 PHASE 2 PHASE 3 PHASE 4 ALL PHASES (SF) LOT AREA, FAR, AND BUILDING AREA BY PHASE 21,315 34,183 BUILDING 7 4-PLEX 3,545 5,641 BUILDING 6 4-PLEX 3,545 5,641 BUILDING 5 4-PLEX 3,545 5,641 BUILDING 4 3-PLEX 2,670 4,315 BUILDING 3 3-PLEX 2,670 4,315 BUILDING 2 3-PLEX 2,670 4,315 BUILDING 1 3-PLEX 2,670 4,315 BUILDING NUMBER TYPE TOTAL FOOTPRINT (SF) TOTAL AREA (EXCLUDES GARAGES) (SF) BUILDING AREAS SITE DATA EXISTING ZONING: R-3 SETBACKS: FRONT: 15' SIDE: 5' REAR: 20' AREA OF SUBDIVISION = 118,545 SF (2.72 ACRES) AREA OF OPEN SPACE = 22,012 SF (0.51 ACRES) AREA OF LOTS = 56,958 SF (1.31 ACRES) AREA OF R.O.W. = 39,575 SF (.91 ACRES) LANDSCAPE (ac) 0.915 0.132 0.130 0.151 1.328 OPEN SPACE (ac) 0.505 0.00 0.00 0.00 0.505 R.O.W. (ac) 0.908 0.00 0.00 0.00 0.908 F.A.R. .61 .61 .61 .56 .600 BUILDING FLOOR AREA (ac) 0.396 0.129 0.129 0.129 0.785 BUILDING FOOTPRINT (ac) 0.243 0.081 0.081 0.081 0.485 LOT AREA (ac) 0.653 0.212 0.211 0.231 1.308 PHASE 1 PHASE 2 PHASE 3 PHASE 4 ALL PHASES (ACRES) 577 COMPOSITE WINDOWS CORRUGATED METAL SIDING PANEL 3 FIBER CEMENT PANEL SIDING WITH APPLIED BATTEN - SMOOTH 2 ASPHALT ROOFING SHINGLES 5 **COLORS SHOWN ARE FOR REFERENCE ONLY. FINAL COLORS TO BE DETERMINED AT A LATER DATE** sheet project code address revisionsINTRINSIK © 2018 PRELIMINARY NOT FOR CONSTRUCTION 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Revit User Files\HMS-MAIN-CENTRAL_j_swanson.rvt A2.2 HMS HOOVER WAY TOWNHOMES TYPICAL FOUR UNIT DRAWINGS BOZEMAN, MT 59718 CD 2018-02-01 A2.2 1/8" = 1'-0" 1 FRONT ELEVATION A2.2 1/8" = 1'-0" 2 REAR ELEVATION A2.2 1/8" = 1'-0" 4 FLOOR PLAN (FIRST FLOOR) A2.2 1/8" = 1'-0" 5 FLOOR PLAN (SECOND FLOOR) A2.2 1/8" = 1'-0" 6 ROOF PLAN No. Description Date MATERIAL LEGEND 567 sheet project code address revisionsINTRINSIK © 2018 PRELIMINARY NOT FOR CONSTRUCTION 111 North Tracy Ave. Bozeman, Montana 59715 Ph: 406.582.8988 Fax: 406.582.8911 C:\_Revit User Files\HMS-MAIN-CENTRAL_j_swanson.rvt A2.1 HMS HOOVER WAY TOWNHOMES TYPICAL THREE UNIT DRAWINGS BOZEMAN, MT 59718 CD 2018-02-01 A2.1 1/8" = 1'-0" 1 FRONT ELEVATION A2.1 1/8" = 1'-0" 2 REAR ELEVATION A2.1 1/8" = 1'-0" 4 FLOOR PLAN (FIRST FLOOR) A2.1 1/8" = 1'-0" 5 FLOOR PLAN (SECOND FLOOR) A2.1 1/8" = 1'-0" 6 ROOF PLAN No. Description Date MATERIAL LEGEND 566 BOZEMAN, MT 59718-6142 BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 2, Lot 21, ACRES 0.064, PLAT J-409 PLUS OPEN SPACE. NOT CONTIGUOUS DOUGLAS RUSTIN & MICHELLE 2297 BUCKRAKE AVE BOZEMAN, MT 5918-6112 BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 2, Lot 1, ACRES 0.109, PLAT J-409 PLUS OPEN SPACE. NOT CONTIGUOUS MURRAY CRAIG 600 S CLARKSTON ST DENVER, CO 80209-4322 BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 2, Lot 21, ACRES 0.064, PLAT J-409 PLUS OPEN SPACE, BAXTER SQUARE SUB PH 1 & 2, S35, T01 S, R05 E, BLOCK 2, Lot 22, ACRES 0.152, PLAT J-409 PLUS OPEN SPACE. NOT CONTIGUOUS BAXTER SQUARE PARTNERS, LLC 1276 N. 15TH AVE; STE 103 BOZEMAN, MT 59715-3289 BAXTER SQUARE SUB PH 3, S35, T01 S, R05 E, BLOCK 3, Lot 1, PLAT J 570, BAXTER SQUARE SUB PH 3, S35, T01 S, R05 E, BLOCK 3, Lot 2, PLAT J 570, BAXTER SQUARE SUB PH 3, S35, T01 S, R05 E, BLOCK 3, Lot 3, PLAT J 570, BAXTER SQUARE SUB PH 3, S35, T01 S, R05 E, BLOCK 2, Lot 4, PLAT J 570, BAXTER SQUARE SUB PH 3, S35, T01 S, R05 E, BLOCK 2, Lot 3, PLAT J 570, BAXTER SQUARE SUB PH 3, S35, T01 S, R05 E, BLOCK 2, Lot 2, PLAT J 570, BAXTER SQUARE SUB PH 3, S35, T01 S, R05 E, BLOCK 2, Lot 1, PLAT J 570. NOT CONTIGUOUS G:\c&h\16\161004\plat - preliminary\City Adjoiners - HRDC.doc 468