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HomeMy WebLinkAboutAdditonal Subdivision Prelminary Plat Supplements 01 16 2018The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Additional Subdivision Preliminary Plat Supplements Surface Water A waiver has been granted for surface water. There will be no impact to surface waters or wetlands as part of the project. Within the boundaries of the subdivision are constructed wetlands and the East Lake which were completed as part of restoring a gravel mining operation on the site. Aajker Creek is located just west of the subdivision and Baxter Creek flows through the park wetland complex to the east of the subdivision. Floodplains A waiver has been granted for floodplains. There are no delineated floodplains within the boundary of the subdivision. As part of previous phases of the project, flood studies were completed for Aajker Creek and Baxter Creek. These studies indicated that the project would not be impacted by flooding from these two creeks. Groundwater Groundwater depths across The Lakes at Valley West site are well documented by the original groundwater monitoring program, ongoing construction activities associated with the gravel pit and pond construction, and test pits excavated during the late summer of 2014. In one form or another groundwater, has been continually monitored over the past decade. The overall conditions appear to be very similar to the portion of Valley West that is previously developed adding the construction of several hundred homes to list of construction experience in dealing with these conditions. Groundwater present in the area does not limit the residential development planned for the site. In general, groundwater depth varies across the site but appears to equalize with the elevation of the ponds on the downstream or north side of the property. The ponds are naturally fed by groundwater. The level of the pond can be controlled by a discharge structure in the northwest corner. The discharge structure is used to equalize the water levels in the pond when necessary. Over the years the pond has equalized to the current water level and has fluctuated very little since 2010. Another consistent throughout the site is a layer of native gravels that tends vary from between 3’ and 5’ below the natural finished grade elevation. The finished grade of the site has been modified The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application over the years with the construction of the ponds and associated movement of materials. In areas not influenced by the pond there seems to be a direct correlation between groundwater depth and the depth to gravel. This is a reoccurring condition throughout Valley West Subdivision and very similar to the groundwater conditions in the portions of Valley West that are already developed. During the excavation of test pits in the late summer of 2014 groundwater depths varied from 2’ to 10’ below existing natural grade. This correlates with the groundwater conditions encountered in the existing developed area of Valley West. A difference is that the soil conditions in this area of Valley West appear to be much more conducive to the construction of foundations. During high groundwater months the depth to groundwater upstream of the ponds appears to follow the boundary between the underlying gravels and overburden of soils. It appears that the ponds constructed on the site tend to improve groundwater conditions downstream (to the north) by equalizing the depth to groundwater with the elevation of ponds. They have little or no effect on the groundwater conditions upstream (to the south). The groundwater information obtained from the test pits, monitoring program, and construction activities corresponds to the gravel and groundwater depths identified by soils information available through the NRCS. Limitations posed by groundwater are common throughout Bozeman and the Gallatin Valley. The groundwater conditions at The Lakes at Valley West are very similar to the conditions seen and successfully mitigated throughout the portions of Valley West that are previously developed. Simple engineering and construction practices can successfully mitigate these limitations without extreme or undo expense. These conditions will limit the use of basements in the area. As one mitigation measure, where needed, a note can be placed on the final plat to advise future owners of the groundwater depths and limitations to the use of basements. A geotechnical report will be required for each foundation constructed in the project which will also help in addressing groundwater concerns. Geology, Soils and Slopes A waiver has been granted for geology, soils and slopes. An overall geotechnical report was completed for The Lakes at Valley West with the initial phases of the project in 2014. The report confirmed that the site is suitable for residential development. Vegetation A waiver has been granted for vegetation. An overall vegetation report was completed for The Lakes at Valley West with the initial phases of the project in 2014. The only items to note regarding vegetation is the wetland vegetation associated with the constructed wetlands around the pond and on the east side of this phase of the project. The limits of the constructed wetland are indicated on the preliminary plat. The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Wildlife A waiver has been granted for wildlife. There are no critical areas for wildlife on the property. Historical Features A waiver has been granted for historical features. As part of the overall project submittal in 2014 the State Historic Preservation Office was contacted. In addition, as part of the overall Valley West PUD a cultural resource survey was completed for this area. As part of that work it was determined that there were no significant historical features on the property. Agriculture A waiver has been granted for agriculture. The property has not been utilized for agricultural purposes for many years. Agricultural Water User Facilities A waiver has been granted for agricultural water user facilities. There are no such facilities on the property. Water and Sewer Water and sewer facilities have been master planned for The Lakes at Valley West since the initial phase was reviewed in 2014. The reports have been updated to reflect the final project configuration and these reports are included as appendices to the application. Stormwater Management A stormwater management system has been developed for the project. The system consists of gutters, inlets, storm drains, underground detention facilities, and a surface pond. A report addressing this issue is included as an appendix. Streets, Roads and Alleys Phase 5 and 6 of the Lakes at Valley West Subdivision will be served by a number of street sections; including collector, local, and woonerf sections. The dedicated rights-of-way for each of these sections vary based on city requirements. A Road Section Index (Figure 1) has been created that illustrates where each section is located. There are street cross section exhibits as well for each of the roadways (Figures 2 – 3). Roadway intersections within The Lakes will match the design of existing intersections within all of Valley West Subdivision. Curb bulbs will be continued in order to reduce traffic speeds and The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application allow for safer pedestrian crossings. Curb bulbs will also be used at mid-block/trail corridor crossings. Parking will not be allowed where curb bulbs are located. All streets will be paved to provide long-term dust control. Dust created during construction will be controlled in accordance with the Montana Public Works Standard Specifications. Surface drainage is shown on the preliminary grading and drainage plan. Surface runoff will be treated by on-site detention/retention facilities. Erosion control plans will be prepared with the construction documents. All erosion control plans will be in accordance with state and local regulations. A permit for Storm Water Discharges Associated with Construction Activity will be required by MDEQ for all phases of the project. Construction sediment will be controlled in accordance with requirements of the permit. The developer will pay for construction of all streets and woonerfs within the subdivision. All maintenance for public streets will be by the City of Bozeman. Maintenance in paved woonerfs will be the responsibility of the homeowner’s association for items such as snow removal, cleaning, and weed control. Major maintenance items such as asphalt repairs will need to be addressed by the homeowner’s association, as they are needed. Snow removal storage areas for the woonerf area of the subdivision are shown on Figure 4. A comparison between a woonerf section and a standard local street section is provided to illustrate the similarities in both sections. See Figure 5 [and four (4) color graphics immediately following Figure 5]. This comparison illustrates that the woonerf has essentially the same width as a local street section. Vehicle turning movements are illustrated on Figure FIRE 1. The figures illustrate that a fire truck can negotiate the woonerf geometry as well as the proposed traffic circle. The Traffic Impact Study for the subdivision addresses traffic generation and impacts. Impacts were mitigated as part of Phases 1 and 2 of the development. The Traffic Impact Study is included as an appendix to the application. Modifications to Durston Road were completed as part of Phases 1 and 2 of the development. Utilities Northwestern Energy will provide gas and electric service. Communication facilities are to be provided by Century Link and Charter Communications. These utilities will be installed in front yard easements and street side yard easements on corner lots as has been the case in previous phases. The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Educational Facilities A waiver has been granted for educational facilities. The subdivision is within the boundaries of School District 7. In addition, there are several private schools close to the subdivision. Land Use A waiver has been granted for land use. Basic land use information is provided on the preliminary plat. Detailed land use information is included in the Planned Unit Development application materials. Park and Recreation Facilities The following narrative is basic information regarding the park and recreation facilities for the development. Additional information is located in the plans section and the technical report section of the application The Lakes at Valley West continues the award-winning tradition of parks and open space present throughout the rest of Valley West Subdivision. The open space along Durston Road provides a neighborhood buffer that reinforces a tree-lined edge from an urban arterial road. This edge feeds into the entry to The Lakes funneling down Laurel Parkway, setting the stage for a green belt transportation corridor. Special attention is paid to the Parkway median regarding scale and repetition without compromising safety and efficiency. At the corner of Laurel Parkway and Westmorland Drive, a hardscape plaza with seating areas and trees will welcome visitors and neighbors alike to the special park area. The east lake is bordered by the Baxter Creek Natural Area on the east. Significant wetland mitigation activities have occurred in the natural area and along the wet perimeter of the lakes. The north-south trail corridor on the west side of Baxter Creek will facilitate connectivity to and from all directions, maximizing the potential use of the Natural Area without compromising environmental commitments. The northwest corner of the east lake will encompass active use park area. Neighborhood gatherings are accommodated through two picnic shelters and associated improvements. A large playground will accommodate a wide variety of play activities along with a swing set, a feature missing in the greater Valley West park system. A combination of flat, un-programmed open space and large berms provide for free and imaginative play. This neighborhood gathering area will be irrigated to support such active and intense uses. Accessible trails will connect he active use area to the natural, reclaimed wetland edge of the lake for fishing access. The west lake is surrounded by ample open space. Irrigated un-programmed open space takes advantage of flat topography on the north edge of the lake. This area creates a buffer between private properties and the natural wetland fringe of the lake. This line is marked with the accessible The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application trail that separates irrigated from natural grasses. By limiting the irrigated area, principles of water conservation contribute to the overall sustainability of the development. The remaining lake perimeter is restored to drought-tolerant upland grasses, creating greater habitat diversity. Greater habitat diversity attracts a variety of wildlife and avian species, thus creating opportunities for nature-related recreation. The overall projects west and south boundaries includes a 10 foot wide asphalt trail to provide for a year around travel surface. Together, the parks, trails and open space amenities encompass a wide variety of recreational opportunities appealing to many different age groups. The public lands within The Lakes at Valley West appeal to many interests, and are accessible by vehicle, bicycle and pedestrian means. This accentuates the high quality of life attributes affiliated with the Bozeman area and the overall development consistent with the expectations found at Valley West. Lighting Plan A waiver has been granted for lighting plan. This phase of the project will continue with the same type of fixtures as was provided for in previous phases of the project. The existing Special Improvement Lighting District will be modified to add this phase of the project. The location of the proposed street lights is included on the preliminary plat. We have included a photometric sheet as well as the lighting layout and types in 2 exhibits at the end of this section. Detail lighting plans will be provided as part of the detailed infrastructure submittal to the engineering department. Affordable Housing An affordable housing plan has been completed and is included as an appendix to the application. Miscellaneous A waiver has been granted for miscellaneous. Information relative to public lands is included in the park and recreation section. There are not known hazards on or near the subdivision. FIGURE NUMBER © PROJECT NO.DRAWN BY: DSGN. BY: APPR. BY: DATE: COPYRIGHT MORRISON-MAIERLE, INC.,2018 N:\5352\009\ACAD\Exhibits\Road Section Overview.dwg Plotted by cooper krause on Jan/11/2018 engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 5352.009 FIG. 1 THE LAKES AT VALLEY WEST: PHASE 5 AND 6 BOZEMAN MONTANA ROAD SECTION OVERVIEW CPK CPK JRN 01/2018 0 SCALE IN: 120 60 120 FEET ROADWAY SECTIONS ROAD NAME SECTION TYPE FIGURE WESTGATE, VAUGHN LOCAL 2 HERSTAL, LEIDEN, VAHL, DEBOUR WOONERF 3 LAUREL COLLECTOR 4 PEDESTRIAN SIDEWALK - PEDESTRIAN TRAIL - DEBOUR LANE HERSTAL WAYWESTGATE AVELAUREL PARKWAYLEIDEN LANE EXISTING P H A S E 4 PHAS E 5 PHAS E 6 VAUGHN DRIVE VAHL WAY 60.00'R.O.W.CENTER OF R.O.W.13.50'ASPHALTW/PARKING13.50'ASPHALTW/PARKING8.50'BLVD*8.50'BLVD*2.00'C&G5.00'SDWK*2.00'C&G5.00'SDWK*11.00'ASPHALT& CURB11.00'ASPHALT& CURB13.00'BLVD5.00'SDWK5.00'GRASS13.00'BLVDAT TYPICAL CURB BULB LOCATIONSLOCAL STREET SECTION3%3%7.00'PARKINGLANE8.00'DRIVELANE8.00'DRIVELANE7.00'PARKINGLANE2%2%2%2%0.50'CURB0.50'CURB* ALL SIDEWALK ALONG PARKS IS TO BE 6' WIDE, REDUCING THE BLVD TO 7.5' WIDE.2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\007\ACAD\EXHIBITS\ROAD SECTIONS\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:COOPER KRAUSE ON Jul/07/2016ˆCOPYRIGHT MORRISON-MAIERLE, INC.,2016APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. engineers surveyors planners scientists5352.007XFIG.2BOZEMANMONTANAKDJKDJJRN06/2016TYPICAL ROADWAY SECTIONSLOCAL STREET SECTIONTHE LAKES AT VALLEY WEST 32.00'R.O.W.CENTER OF ROAD17.00'ASPHALT2.00'WOONERF SECTION1.00'1.00'2%5.00'CONCRETEBORDER6.00'PARKING/ PLANTER BOXESCONCRETEBORDER/ PARKING2%2%2%2880 Technology Blvd- WestBozeman, MT 59718Phone: (406) 587-0721Fax: (406) 922-6702REVISIONSSHEET NUMBERPROJECT NUMBERDRAWING NUMBERVERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DATEDESCRIPTIONNO.BYN:\5352\007\ACAD\EXHIBITS\ROAD SECTIONS\TYPICAL ROADWAY SECTIONS.DWG PLOTTED BY:COOPER KRAUSE ON Jun/24/2016ˆCOPYRIGHT MORRISON-MAIERLE, INC.,2016APPR. BY:DATE:DATE:BY:DSGN. BY:Q.C. engineers surveyors planners scientists5352.007XFIG.3BOZEMANMONTANAKDJKDJJRN06/2016TYPICAL ROADWAY SECTIONSWOONERF SECTIONTHE LAKES AT VALLEY WEST 90.00' R.O.W. CENTER OF R.O.W. 7.00'BLVD7.00'BLVD 6.00'SDWK6.00'SDWK 11.00' EASTBOUND TURN LANE 12.50'BLVD 6.00'SDWK6.00'SDWK 12.50'BLVD AT TYPICAL CURB BULB LOCATIONS COLLECTOR STREET SECTION 3%3% 8.00'PARKING 5.00'BIKE LANE 10.00'DRIVING LANE 14.00'RAISED MEDIAN 8.00'PARKING5.00'BIKE LANE10.00'DRIVING LANE 0.50'CURB 0.50'CURB 2%2%2%2% 62.00'TBC TO TBC 11.00' WESTBOUND TURN LANE18.50'TBC-TBC 12.50' BLVD 6.00'SDWK6.00'SDWK 12.50' BLVD 5.00'BIKE LANE 10.00'DRIVING LANE 5.00' BIKE LANE 10.00' DRIVING LANE 3.00' RAISED CONCRETE MEDIAN 3.00'RAISED CONCRETEMEDIAN FIGURE NUMBER © PROJECT NO.DRAWN BY: DSGN. BY: APPR. BY: DATE: COPYRIGHT MORRISON-MAIERLE, INC.,2018 N:\5352\009\ACAD\Exhibits\Typical Roadway Section- Laurel.dwg Plotted by cooper krause on Jan/8/2018 engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 406.587.0721 www.m-m.net 5352.009 FIG. 4 THE LAKES AT VALLEY WEST: PHASE 5 AND 6 BOZEMAN MONTANA TYPICAL ROADWAY SECTIONS COLLECTOR CPK CPK JRN 01/2018 60.00'R.O.W.32.00'R.O.W.22.00'DRIVING SURFACEWITH PEDESTRIAN PRECEDENCE6.00'PARKING/ PLANTER BOXES16.00'DRIVING SURFACEFord7.00'PARKING7.00'PARKING2.00'CONCRETE BORDER/ PARKINGROAD SECTION COMPARISONTHE LAKES AT VALLEY WESTFIGURE NUMBERˆPROJECT NO.DRAWN BY:CHK'D. BY:APPR. BY:DATE:COPYRIGHT MORRISON-MAIERLE, INC.,20162880 Technology Blvd. W.Bozeman MT 59718Phone: (406) 587-0721Fax: (406) 922-6702N:\5352\007\ACAD\Exhibits\Road Sections\Woonerf vs Local.dwg Plotted by cooper krause on Jun/24/2016engineers surveyors planners scientists5352.007FIG. 5BOZEMANMONTANACPKKDJJRN06/2016