HomeMy WebLinkAbout17583 Application Materials1
trever@haystackdevelopment.com
From:Murdo, Damon <dmurdo@mt.gov>
Sent:Monday, November 13, 2017 2:34 PM
To:trever@haystackdevelopment.com
Subject:WEST WINDS SW SUBDIVISION, BOZEMAN MT
Attachments:2017111305.pdf; CRABS.xlsx
November 13, 2017
Trever McSpadden
Haystack Development
104 E. Main St. Suite 206
PO Box 1793
Bozeman MT 59771
RE: WEST WINDS SW SUBDIVISION, BOZEMAN MT. SHPO Project #: 2017111305
Dear Mr. McSpadden:
I have conducted a cultural resource file search for the above-cited project located in Section 2, T2S R5E. According to
our records there have been no previously recorded sites within the designated search locales. However, there have
been a few previously conducted cultural resource inventories done in the areas. I’ve attached a list of these reports. If
you would like any further information regarding these reports, you may contact me at the number listed below.
It is SHPO’s position that any structure over fifty years of age is considered historic and is potentially eligible for listing
on the National Register of Historic Places. If any structures are to be altered and are over fifty years old we would
recommend that they be recorded and a determination of their eligibility be made.
Based on a previous inventory in the area we feel there is a low likelihood that cultural resources will be impacted. We
therefore feel that a recommendation for a cultural resource inventory is unwarranted at this time. However, should
structures need to be altered or if cultural materials be inadvertently discovered during this project we would ask that
our office be contacted and the site investigated.
If you have any further questions or comments you may contact me at (406) 444-7767 or by e-mail at dmurdo@mt.gov. I
have attached an invoice for the file search. Thank you for consulting with us.
Sincerely,
Damon Murdo
Cultural Records Manager
State Historic Preservation Office
File: LOCAL/SUBDIVISIONS/2017
1
trever@haystackdevelopment.com
From:Novotny, Michael D - Bozeman, MT <Michael.D.Novotny@usps.gov>
Sent:Monday, November 13, 2017 8:34 AM
To:trever@haystackdevelopment.com
Subject:West Wind SW Subdivision
Hello Trever,
I have received and reviewed the preliminary plat for the above mentioned subdivision. Our Postmaster is on vacation
this week, 11/13-11/17/2017. I can give you an unofficial recommendation for placement of Centralize Box Units. I
would suggest two locations. One location for the west half of the subdivision would be on the south side of Breeze
Lane between lots 1 and 16 of Block 6. 2-16 CBU’s on a concrete pad 3ft deep, 6ft wide and 3 ½ inches thick, flush with
the top back edge of the curb. Second location for the east half of the subdivision would be again on the south side of
Breeze Lane between lots 1 and 16 of Block 5. 2-16 unit CBU’s and 1-12 unit CBU on a concrete pad 3ft deep, 9ft wide
and 3 ½ inches thick, flush with the top back edge of the curb. Centralize Box Units and concrete pads to be furnished by
the Developer. In the previous West Wind Condos development the project had be revised without my knowledge. So
as for now this is my recommendation unless there are future changes made to the project. Any questions or concerns
let me know. Thank you.
Mike Novotny
USPS Bozeman MT
_______________________________________________________________________________________________________
November 13, 2017
Trever McSpadden
Haystack Development
104 E. Main St. Suite 206
PO Box 1793
Bozeman, MT 59771
Via email: trever@haystackdevelopment.com
Subject: West Winds SW Subdivision
Dear Mr. McSpadden,
Referencing your letter received November 9, 2017 concerning the evaluation of the subject development.
Bozeman Public Schools would expect that the proposed 73 total lots could create up to 73 individual
dwelling units, which would generate the following students:
♦ Pre-K to 5th 17 Students
♦ 6th to 8th 8 Students
♦ 9th to 12th 11 Students
As of this date, the proposed development will be in the Emily Dickinson Elementary School, Chief Joseph
Middle School and Bozeman High School attendance areas. Our elementary schools are nearing capacity,
and the added enrolment for the proposed development could likely necessitate the need for Elementary
#9. This need would be dependent on the successful passage of a future bond initiative for the design and
construction for the school. The recent addition and expansion at Sacajawea Middle School will
accommodate the proposed enrolment increase at the middle school level, as will the development of the
second high school, which is currently underway.
Population growth and demographic shifts in the future may necessitate boundary realignments to existing
schools, which could modify the designated attending schools. Similarly, if a designated school attendance
area’s student population exceeds the school’s capacity, attendance at an alternate school may be
required.
Infrastructure, such as sidewalks, should be constructed for the entire project irrespective of when actual
homes are developed to provide a Safe Route to School pathway for students to safely traverse the
developed and existing roadways.
Our existing bus system can accommodate the estimated number of additional students. Please let us
know if there are any changes to the proposed development as this could modify the above student
projections.
Sincerely,
Todd Swinehart, PE
cc: Steve Johnson, Deputy Superintendent of Operations – Bozeman Public Schools
Vance Ruff, Transportation Coordinator – Bozeman Public Schools
Todd Swinehart, PE
Director of Facilities
(406) 522-6009
todd.swinehart@bsd7.org
Bozeman Public Schools
404 West Main, PO Box 520
Bozeman, MT 59771-0520
www.bsd7.org
1
trever@haystackdevelopment.com
From:Lee Hazelbaker <lhazelbaker@streamlinebus.com>
Sent:Monday, November 20, 2017 11:01 AM
To:trever@haystackdevelopment.com
Subject:Streamline Service
We do not offer service to this area of the city yet. We are looking at the Northwest Bozeman area for expansion in the
next few years.
Lee Hazelbaker
Streamline/Galavan Director
32 S. Tracy
Bozeman, MT 59715
406 587 2434
We know you like us so make it official!
1
trever@haystackdevelopment.com
From:Strasheim, Kerri <kstrasheim@mt.gov>
Sent:Tuesday, December 12, 2017 5:07 PM
To:trever@haystackdevelopment.com
Cc:Brian Heaston
Subject:West Winds SW Subdivision Review
Trever –
Thank you for your letter on November 13, 2017, soliciting comments for the West Winds SW
Subdivision. As the City of Bozeman is providing all water supply, no water right permitting is required,
and no groundwater exemptions are being used.
I see the note about the borrow pit on the preliminary plat map, so that clears up the fate of the
groundwater pit that is present. I have no other comments.
Standard Language:
In Clark Fork Coalition, et. al. v. DNRC, et. al., 2016 MT 229, 384 Mont. 503, 380 P.3d 771, the Montana
Supreme Court concluded that the definition of “combined appropriation” in Admin. R. Mont.
36.12.101(13) was invalid. The Court reinstated the Department’s 1987 Rule defining “combined
appropriation” as: “An appropriation of water from the same source aquifer by means of two or more
groundwater developments, the purpose of which, in the department’s judgment, could have been
accomplished by a single appropriation. Groundwater developments need not be physically connected
nor have a common distribution system to be considered a “combined appropriation.” They can be
separate developed springs or wells to separate parts of a project or development. Such wells and
springs need not be developed simultaneously. They can be developed gradually or in
increments. The amount of water appropriated from the entire project or development from these
groundwater developments in the same source aquifer is the “combined appropriation.”
Under this Rule, the Department interprets subdivisions that are pending before the Department of
Environmental Quality for approval on October 17, 2014 or filed after that date to be a single project
that can be accomplished by a single appropriation. Consequently, all wells in such a subdivision will
be considered a “combined appropriation” for the purposes of Mont. Code Ann. 85-2-306. The only
exception to this interpretation is that a subdivision which has received preliminary plat approval prior
to October 17, 2014 will not be considered a project under the “combined appropriation” 1987 Rule;
individual lots will still be evaluated under the 1987 Rule at the time of an application to the
Department. 2015 Mont. Laws § 1, Ch. 221.
This communication does not serve as a pre-approval for a water right.
Thank you for the opportunity to provide comments,
Kerri
___________________
Kerri Strasheim
Regional Manager – Gallatin, Madison, and Park Counties
2
MT DNRC Water Resources
2273 Boot Hill Court, Suite 110
Bozeman, MT 59715
Ph: 406-556-4504
Fax: 406-587-9726
kstrasheim@mt.gov
Water Distribution
Design Report
West Winds Southwest
Bozeman, Montana
October 26, 2017
Prepared For:
Haystack Development
PO Box 1793
Bozeman, MT 59771
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 1
Contents
1 Purpose ................................................................................................................................................. 1
2 Overview ............................................................................................................................................... 2
3 Demand Generation.............................................................................................................................. 5
4 Hydraulic Modeling and Analysis .......................................................................................................... 5
Table 3-1 - Demand Summary ...................................................................................................................... 5
Table 4-1 - Observed Flow Test ..................................................................................................................... 5
Figure 1 – Location Map................................................................................................................................ 3
Figure 2 – Existing Collection System ............................................................................................................ 4
Figure 3 - Distribution Overview Plan ........................................................................................................... 7
Figure 4 – Project Water System Existing Conditions ................................................................................... 8
Figure 5 – Project Water System Proposed Conditions ................................................................................ 9
Exhibit – C0-5 – Utility Overview
Appendix A – Hydraulic Modeling Output
1. EPA Net Results - Existing Conditions – Static
a. Map Overview, Node Table, Link Table
2. EPA Net Results - Existing Conditions – Flow Test
a. Map Overview, Node Table, Link Table
3. EPA Net Results - Proposed Conditions – Maximum Hour
a. Map Overview, Node Table, Link Table
4. EPA Net Results - Proposed Conditions – Fire and Maximum Hour
a. Map Overview, Node Table, Link Table
1 Purpose
The intent of this report is to address revisions to the layout of West Winds Southwest project. This
project has been broken up into two phases Phase 1 and Phase 2. The sizing of proposed water main
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 2
extensions and analysis of available capacity of the existing water system for the West Winds Southwest
development was completed originally completed on April 15, 2017. Minor revisions to the layout and
dwelling units numbers are detailed below. The City of Bozeman Design Standards and Specifications
Policy and the Montana Department of Environmental Quality Circular 1 were used for the basis of
analysis and design for this report.
2 Overview
The subject property is bounded by West Oak Street to the South, Davis Lane to the West, Winter Park
Street to the north and Windward Avenue to the east. Figure 1 and 2 show the location of the site, and
existing infrastructure around the site. The project is broken up into two major phases. The first phase
to the north of Breeze Lane was completed in 2016. The second phase is a future subdivision south of
Breeze Lane. Attached Sheet C0.5 shows the overall site layout and phasing for West Winds Southwest.
The project site is located within the original West Winds Development and was included within
portions of phase 4 and phase 5. The water distribution network was evaluated in the previous design
reports by HKM. Previous reports found the distribution system would be able to provide more than
enough volume and pressure to accommodate peak hour and fire flow demands.
Rather than performing a detailed analysis of the existing and proposed systems, a more general
approach was taken in order to demonstrate that adequate capacity will be available. In general, the
site has high pressure. The site is bounded on two sides by existing 12 inch water mains and 8 inch
mains on the other two sides. A total of 5 connections to the existing system will be made and 8 inch
distribution mains will be looped throughout the site. Observed hydrant flow data provided by the City
of Bozeman was used to develop a baseline for system pressure and capacity.
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 3
Figure 1 – Location Map
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 4
Figure 2 – Existing Collection System
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 5
3 Demand Generation
The Phase 1 consists of 50 apartment/condo units, and Phase 2 is planned to include 73 residential lots
for a total of 123 units within the project site. The base demand was calculated assuming 2.11 persons
per unit and 170 gallons per person per day. The base demand is then 44,120 gallons per day; maximum
hour is taken as 3 times the base demand producing a maximum hour demand of 132,360 gallons per
day or 92 gpm.
All structures within the site will be relatively small individual or duplex residential units. The fire flow
requirement listed in Distribution System Requirements for Fire Protection – M31 from American Water
Works Association is 1,400 gallons per minute for structures less than 11 feet apart. The needed fire
flow is applicable to one and two-family dwellings for structures not exceeding two stories in height.
A summary of the domestic and fire demands is shown in Table 3-1. The peak demand is thus calculated
to be approximately 1,500 gallons per minute for fire and peak hour domestic demand as shown in the
table below.
Table 3-1 - Demand Summary
Description Flow Rate (gpd) Flow Rate (gpm)
Base Domestic Demand 44,120 31
Maximum Hour Demand NA 92
Fire Demand NA 1,400
Peak Demand (Fire Demand
plus Max. Hour Demand) NA 1,492
4 Hydraulic Modeling and Analysis
As shown on Figure 2.2, the site is currently bounded by 8 inch and 12 inch water lines on all four sides.
Data from a flow test was provided by the City of Bozeman. The test was performed on September 28,
2015 at the intersection of Windward Ave. and West Oak Street – the southeast corner of the project
site. The proximity of the hydrant tested to the site provides a good baseline for static and hydrant flow
conditions. Table 4-1 provides a summary of the flow test. The test was performed on a 2.5 inch outlet
using a pitot gauge; the pitot gauge reading was 54-psi at the outlet corresponding to 1,230 gpm.
Table 4-1 - Observed Flow Test
Pressure Reading Pressure (psi) Flow (gpm)
Static Pressure 76 NA
Residual Pressure 60 NA
Pitot Pressure 54 1,230
Minimum system pressures under normal operating conditions must be greater than 35-psi. Past
analyses from the 2005 Water Facility Plan and previous HKM design reports showed static pressures in
this area of the pressure zone as high as 90 to 100-psi. While observed static pressures are lower,
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 6
adequate pressure is still provided for the base domestic demand condition. The lower observed
pressures are more ideal for domestic use as 90 to 100-psi is higher than typically desired. The capacity
of the system is demonstrated by the flow test showing that 60-psi was maintained with 1,230 gpm of
flow.
A simplified model of the proposed system was completed using EPANET 2.0 to evaluate head loss
through the distribution system within the project site. A few assumptions were made for the
distribution system surrounding the site to simplify the hydraulic model. The distribution system feeds
the area from three general directions. The first is from the east by a 10-inch main within West Oak
Street; the line size increases to 12-inch just west of Hunters Way. A pressure reducing valve (PRV) is
located approximately 1,000 feet east of the intersection of Oak and 27th. The second line is a 10-inch
that comes in from the west along West Oak Street. That 10-inch line in Oak is fed by a 10-inch line in
Ferguson Avenue and through the looped distribution system within the subdivision directly south of
Oak (and west of Davis Lane). The third area generally serving the site is from the south (east of Davis
Lane) where mains within New Holland and Hunters Way connect to the main within Oak. The main
within Durston Road to the south of the site acts as a manifold for areas to the north as many of the
PRV’s are located just north of Durston. Several looped distribution lines feed from the south to the
north. Figure 4 from the City of Bozeman Capital Planning mapper shows the overall existing distribution
system and locations of PRVs. While this study does not consider adjacent domestic demands; the
redundancy provided with multiple loops and connections in the area provides a stable network. The
observed flow test and assumption of limited impact within the project site from adjacent areas was
used to estimate pressures within the site.
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 7
The existing conditions model used for calibration is shown in Figure 5. The reservoir to the south of the
project site represents the distribution lines serving the site from the PRVs. The system has been
simplified with only two 8 inch lines feeding the main in Oak from the reservoir which should provide
conservative results. The loss coefficient for the pipes from the reservoir were calibrated to match the
observed flow test and residual pressure. A minor loss of 40 was applided to the two lines from the
reservior for the calibration. This approach would not provide accurate results for a wide range of flows
but provides an adequate model for the project base and fire flows which are relatively close to the
observed flow rate during the flow test.
An overview of the proposed condition model is shown on Figure 6. The model has been simplified to
represent the project site only, not the surrounding system outside of the project site. However, the
simplified model should provide a reasonable idea of capacity within the project site due to the
complete loop around the site and the proximity of the flow test directly adjacent to the site. The
Figure 3 - Distribution Overview Plan
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 8
maximum hour demand was divided equally to the 12 project nodes inside the project site (~7.7 gpm
per node). These project nodes are numbered 15 through 26.
Figure 4 – Project Water System Existing Conditions
The fire demand of 1400-gpm was applied to all nodes throughout the proposed development to
determine the lowest pressure case; maximum hour demands were maintained throughout the
network. Placing the fire demand at node 24 (SW corner) produced the lowest system pressure, of 51.6-
psi for the system. System pressures are above the minimum of 20-psi during fire flow and 35-psi during
maximum hour demand.
Haystack Development
October 26, 2017
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 9
Model outputs from EPANET 2.0 are provided in Appendix A for four scenerios:
1. EPA Net Results - Existing Conditions – Static
2. EPA Net Results - Existing Conditions – Flow Test
3. EPA Net Results - Proposed Conditions – Maximum Hour
4. EPA Net Results - Proposed Conditions – Fire and Maximum Hour
Figure 5 – Project Water System Proposed Conditions
5 Conclusion
In summary this report addresses changes to the layout of Phase 2 design of West Winds Southwest.
These changes are the removal of one short road and 5 lots. Cumulativly these changes lower impacts
on the City of Bozeman water system than previously reported in the April 15, 2017 Water Distribution
Report.
Appendix A – Hydraulic Modeling Output
1. EPA Net Results - Existing Conditions – Static
a. Map Overview, Node Table, Link Table
2. EPA Net Results - Existing Conditions – Flow Test
a. Map Overview, Node Table, Link Table
3. EPA Net Results - Proposed Conditions – Maximum Hour
a. Map Overview, Node Table, Link Table
4. EPA Net Results - Proposed Conditions – Fire and Maximum Hour
a. Map Overview, Node Table, Link Table
Network Table - Nodes
Elevation Demand Head Pressure
Node ID ft GPM ft psi
Junc 3 4758 0.00 4934.00 76.26
Junc 4 4743 0.00 4934.00 82.76
Junc 5 4741 0.00 4934.00 83.63
Junc 6 4758 0.00 4934.00 76.26
Junc 7 4758 0.00 4934.00 76.26
Junc 8 4758 0.00 4934.00 76.26
Junc 9 4764 0.00 4934.00 73.66
Junc 13 4758 0.00 4934.00 76.26
Junc 27 4743 0.00 4934.00 82.76
Junc 28 4740 0.00 4934.00 84.06
Junc 29 4741 0.00 4934.00 83.63
Junc 30 4754 0.00 4934.00 77.99
Junc 31 4747 0.00 4934.00 81.03
Junc 2 4764 0.00 4934.00 73.66
Resvr 1 4934 0.00 4934.00 0.00
EPANET 2 Page 1
Network Table - Links
Length Diameter Roughness Flow
Link ID ft in GPM
Pipe 1 2440 8 130 0.00
Pipe 2 200 8 130 0.00
Pipe 5 107.63 10 130 0.00
Pipe 8 478.99 12 130 0.00
Pipe 9 393.19 12 130 0.02
Pipe 10 518.01 12 130 0.02
Pipe 11 1071.16 12 130 0.02
Pipe 14 225.12 8 130 0.02
Pipe 15 260.54 8 130 0.02
Pipe 16 281.97 8 130 0.02
Pipe 17 109.66 8 130 0.02
Pipe 18 407.43 8 130 0.02
Pipe 19 491.97 8 130 0.02
Pipe 20 220.68 8 130 0.02
Pipe 3 1000 8 130 0.00
Pipe 4 1000 8 130 0.00
EPANET 2 Page 1
Network Table - Links
Velocity Unit Headloss
Link ID fps ft/Kft
Pipe 1 0.00 0.00
Pipe 2 0.00 0.00
Pipe 5 0.00 0.00
Pipe 8 0.00 0.00
Pipe 9 0.00 0.00
Pipe 10 0.00 0.00
Pipe 11 0.00 0.00
Pipe 14 0.00 0.00
Pipe 15 0.00 0.00
Pipe 16 0.00 0.00
Pipe 17 0.00 0.00
Pipe 18 0.00 0.00
Pipe 19 0.00 0.00
Pipe 20 0.00 0.00
Pipe 3 0.00 0.00
Pipe 4 0.00 0.00
EPANET 2 Page 2
Network Table - Nodes
Elevation Demand Head Pressure
Node ID ft GPM ft psi
Junc 3 4758 0.00 4897.42 60.41
Junc 4 4743 0.00 4897.39 66.90
Junc 5 4741 0.00 4897.21 67.68
Junc 6 4758 1230.00 4896.98 60.22
Junc 7 4758 0.00 4897.44 60.42
Junc 8 4758 0.00 4898.04 60.68
Junc 9 4764 0.00 4907.85 62.33
Junc 13 4758 0.00 4897.76 60.56
Junc 27 4743 0.00 4897.34 66.88
Junc 28 4740 0.00 4897.29 68.15
Junc 29 4741 0.00 4897.23 67.69
Junc 30 4754 0.00 4897.03 61.97
Junc 31 4747 0.00 4897.13 65.05
Junc 2 4764 0.00 4916.02 65.87
Resvr 1 4934 -1230.00 4934.00 0.00
EPANET 2 Page 1
Network Table - Links
Length Diameter Roughness Flow
Link ID ft in GPM
Pipe 1 2440 8 130 596.80
Pipe 2 200 8 130 596.80
Pipe 5 107.63 10 130 633.20
Pipe 8 478.99 12 130 633.20
Pipe 9 393.19 12 130 -512.71
Pipe 10 518.01 12 130 84.09
Pipe 11 1071.16 12 130 84.09
Pipe 14 225.12 8 130 84.09
Pipe 15 260.54 8 130 84.09
Pipe 16 281.97 8 130 84.09
Pipe 17 109.66 8 130 84.09
Pipe 18 407.43 8 130 84.09
Pipe 19 491.97 8 130 84.09
Pipe 20 220.68 8 130 84.09
Pipe 3 1000 8 130 633.20
Pipe 4 1000 8 130 633.20
EPANET 2 Page 1
Network Table - Links
Velocity Unit Headloss
Link ID fps ft/Kft
Pipe 1 3.81 10.72
Pipe 2 3.81 52.08
Pipe 5 2.59 2.64
Pipe 8 1.80 1.61
Pipe 9 1.45 1.15
Pipe 10 0.24 0.03
Pipe 11 0.24 0.03
Pipe 14 0.54 0.21
Pipe 15 0.54 0.20
Pipe 16 0.54 0.20
Pipe 17 0.54 0.23
Pipe 18 0.54 0.20
Pipe 19 0.54 0.20
Pipe 20 0.54 0.21
Pipe 3 4.04 17.98
Pipe 4 4.04 17.98
EPANET 2 Page 2
Network Table - Nodes
Elevation Demand Head Pressure
Node ID ft GPM ft psi
Junc 3 4758 0.00 4933.74 76.15
Junc 4 4743 0.00 4933.73 82.65
Junc 5 4741 0.00 4933.72 83.51
Junc 6 4758 0.00 4933.75 76.15
Junc 7 4758 0.00 4933.75 76.15
Junc 8 4758 0.00 4933.75 76.15
Junc 9 4764 0.00 4933.81 73.58
Junc 13 4758 0.00 4933.75 76.15
Junc 15 4743 7.70 4933.72 82.64
Junc 16 4742 7.70 4933.72 83.07
Junc 17 4742 7.70 4933.72 83.07
Junc 18 4745 7.70 4933.72 81.77
Junc 19 4744 7.70 4933.72 82.21
Junc 20 4746 7.70 4933.72 81.34
Junc 21 4749 7.70 4933.72 80.04
Junc 22 4747 7.70 4933.72 80.91
Junc 23 4749 7.70 4933.72 80.04
Junc 24 4752 7.70 4933.72 78.74
Junc 25 4752 7.70 4933.72 78.74
Junc 26 4753 7.70 4933.72 78.31
Junc 27 4743 0.00 4933.72 82.64
Junc 28 4740 0.00 4933.72 83.94
Junc 29 4741 0.00 4933.72 83.51
Junc 30 4754 0.00 4933.73 77.88
Junc 31 4747 0.00 4933.72 80.91
Junc 2 4764 0.00 4933.88 73.61
Resvr 1 4934 -92.40 4934.00 0.00
EPANET 2 Page 1
Network Table - Links
Length Diameter Roughness Flow
Link ID ft in GPM
Pipe 1 2440 8 130 44.69
Pipe 2 200 8 130 44.69
Pipe 5 107.63 10 130 47.71
Pipe 8 478.99 12 130 47.71
Pipe 9 393.19 12 130 -5.75
Pipe 10 518.01 12 130 38.94
Pipe 11 1071.16 12 130 38.94
Pipe 14 225.12 8 130 38.94
Pipe 15 260.54 8 130 17.12
Pipe 16 281.97 8 130 3.36
Pipe 17 109.66 8 130 -4.49
Pipe 18 407.43 8 130 -4.49
Pipe 19 491.97 8 130 -18.14
Pipe 20 220.68 8 130 -53.46
Pipe 21 188.58 8 130 21.81
Pipe 22 213.08 8 130 14.11
Pipe 23 257.55 8 130 8.62
Pipe 24 240.65 8 130 0.92
Pipe 25 272.76 8 130 -6.78
Pipe 26 278.90 8 130 -16.35
Pipe 27 139.45 8 130 -35.32
Pipe 28 191.55 8 130 13.76
Pipe 29 211.73 8 130 6.06
Pipe 30 252.84 8 130 5.83
Pipe 31 239.06 8 130 -1.87
Pipe 34 245.22 8 130 -3.57
Pipe 35 246.75 8 130 -11.27
EPANET 2 Page 1
Length Diameter Roughness Flow
Link ID ft in GPM
Pipe 36 263.63 8 130 -2.21
Pipe 37 283.50 8 130 -9.67
Pipe 38 139.45 8 130 -13.65
Pipe 39 193.95 8 130 7.85
Pipe 40 209.13 8 130 0.15
Pipe 3 1000 8 130 47.71
Pipe 4 1000 8 130 47.71
EPANET 2 Page 2
Network Table - Links
Velocity Friction Factor
Link ID fps
Pipe 1 0.29 0.041
Pipe 2 0.29 0.164
Pipe 5 0.19 0.032
Pipe 8 0.14 0.043
Pipe 9 0.02 0.300
Pipe 10 0.11 0.045
Pipe 11 0.11 0.038
Pipe 14 0.25 0.033
Pipe 15 0.11 0.040
Pipe 16 0.02 0.000
Pipe 17 0.03 0.000
Pipe 18 0.03 0.063
Pipe 19 0.12 0.035
Pipe 20 0.34 0.033
Pipe 21 0.14 0.034
Pipe 22 0.09 0.036
Pipe 23 0.06 0.054
Pipe 24 0.01 0.000
Pipe 25 0.04 0.041
Pipe 26 0.10 0.041
Pipe 27 0.23 0.030
Pipe 28 0.09 0.028
Pipe 29 0.04 0.066
Pipe 30 0.04 0.060
Pipe 31 0.01 0.000
Pipe 34 0.02 0.000
Pipe 35 0.07 0.049
EPANET 2 Page 3
Velocity Friction Factor
Link ID fps
Pipe 36 0.01 0.000
Pipe 37 0.06 0.039
Pipe 38 0.09 0.040
Pipe 39 0.05 0.043
Pipe 40 0.00 0.000
Pipe 3 0.30 0.057
Pipe 4 0.30 0.057
EPANET 2 Page 4
Network Table - Nodes
Demand Head Pressure Quality
Node ID GPM ft psi
Junc 3 0.00 4879.77 52.76 0.00
Junc 4 0.00 4878.37 58.66 0.00
Junc 5 0.00 4876.05 58.52 0.00
Junc 6 0.00 4880.55 53.10 0.00
Junc 7 0.00 4880.57 53.11 0.00
Junc 8 0.00 4882.06 53.76 0.00
Junc 9 0.00 4895.96 57.18 0.00
Junc 13 0.00 4881.66 53.58 0.00
Junc 15 7.70 4875.77 57.53 0.00
Junc 16 7.70 4875.75 57.95 0.00
Junc 17 7.70 4876.01 58.07 0.00
Junc 18 7.70 4875.10 56.37 0.00
Junc 19 7.70 4875.45 56.96 0.00
Junc 20 7.70 4876.00 56.33 0.00
Junc 21 7.70 4873.13 53.79 0.00
Junc 22 7.70 4874.98 55.45 0.00
Junc 23 7.70 4876.02 55.04 0.00
Junc 24 1407.70 4871.33 51.71 0.00
Junc 25 7.70 4874.56 53.11 0.00
Junc 26 7.70 4876.05 53.32 0.00
Junc 27 0.00 4876.38 57.79 0.00
Junc 28 0.00 4876.03 58.94 0.00
Junc 29 0.00 4876.03 58.51 0.00
Junc 30 0.00 4877.00 53.30 0.00
Junc 31 0.00 4876.12 55.95 0.00
Junc 2 0.00 4908.03 62.41 0.00
Resvr 1 -1492.40 4934.00 0.00 0.00
EPANET 2 Page 1
Network Table - Links
Flow Velocity Unit Headloss Friction Factor
Link ID GPM fps ft/Kft
Pipe 1 726.77 4.64 15.59 0.031
Pipe 2 726.77 4.64 76.94 0.153
Pipe 5 765.63 3.13 3.76 0.021
Pipe 8 765.63 2.17 2.31 0.032
Pipe 9 -98.40 0.28 0.05 0.041
Pipe 10 628.37 1.78 1.55 0.031
Pipe 11 628.37 1.78 1.30 0.026
Pipe 14 628.37 4.01 8.83 0.024
Pipe 15 233.76 1.49 1.37 0.026
Pipe 16 -21.92 0.14 0.02 0.038
Pipe 17 -79.01 0.50 0.20 0.034
Pipe 18 -79.01 0.50 0.18 0.030
Pipe 19 -276.20 1.76 1.78 0.025
Pipe 20 -864.03 5.51 16.07 0.023
Pipe 21 394.61 2.52 3.27 0.022
Pipe 22 386.91 2.47 3.15 0.022
Pipe 23 624.52 3.99 7.64 0.021
Pipe 24 616.82 3.94 7.46 0.021
Pipe 25 -790.88 5.05 11.83 0.020
Pipe 26 -514.90 3.29 5.34 0.021
Pipe 27 -587.83 3.75 6.83 0.021
Pipe 28 255.68 1.63 1.46 0.024
Pipe 29 247.98 1.58 1.38 0.024
Pipe 30 291.38 1.86 1.86 0.023
Pipe 31 283.68 1.81 1.77 0.023
Pipe 34 -57.53 0.37 0.09 0.029
Pipe 35 -65.23 0.42 0.12 0.029
EPANET 2 Page 1
Flow Velocity Unit Headloss Friction Factor
Link ID GPM fps ft/Kft
Pipe 36 -245.32 1.57 1.35 0.024
Pipe 37 -296.41 1.89 1.92 0.023
Pipe 38 -197.19 1.26 0.90 0.024
Pipe 39 57.10 0.36 0.09 0.029
Pipe 40 49.40 0.32 0.07 0.030
Pipe 3 765.63 4.89 25.97 0.047
Pipe 4 765.63 4.89 25.97 0.047
EPANET 2 Page 2
Permit #___________________________
ENCROACHMENT PERMIT
1.Name of Applicant:___________________________________________________________________
2.Address of Applicant:________________________________________________________________
3.Applicant Contact: ________________________________ Phone # _______________________
Email Address: ______________________________________________________________________
4.If Applicant is a Corporation, give State of Incorporation and names of
President and Secretary:
_________________________________________________________________________________________
_________________________________________________________________________________________
5.Nature of Permit desired: (Give sufficient detail to permit thorough
understanding, and submit blueprints or sketches in triplicate.
_________________________________________________________________________________________
_________________________________________________________________________________________
_________________________________________________________________________________________
6.Legal Description (if known) and address of location of proposed
encroachment(s). Attach detailed location map, if needed.)
_________________________________________________________________________________________
_________________________________________________________________________________________
_________________________________________________________________________________________
7.Desired duration of permit: ________________________________________________________
8.Remarks: _____________________________________________________________________________
_________________________________________________________________________________________
_________________________________________________________________________________________
_________________________________________________________________________________________
Islands LLC
PO Box 12037 Bozeman, MT 59719
Mark Easton 406.581.9644
mark@eastonconcrete.com
Montana
Mark Easton - President
West Winds SW Subdivision street and alley extensions.
Lots 1 & 2 of Block 1 and Lot 1 of Block 4 of the Amended Plat of Lot 1 & Lot 2 of Block 1 and Lot 1 of Block 4 of
West Winds Subdivision Phase 4 and Lot 1 of Block 3 and Lot 1 of Block 4 of West Winds Subdivision Phase 5
3270 Breeze Lane, 1553 Windward Avenue & 1345 Windward Avenue
Indefinitely
Plans and Specifications included in Appendix B of the West Winds SW Subdivision Application.
PERMIT
The Encroachment Permit is subject to the following terms:
1. TERM. This permit shall be in full force and effect from the date of City Approval shown
below until revoked as herein provided and shall be limited to the encroachments and
locations specifically identified in the application.
2. REVOCATION: This permit may be revoked by the City of Bozeman upon giving 90 days
written notice to the Permittee by regular mail, at the address shown in the application. The
City of Bozeman may revoke this permit without notice during an emergency or if Permittee
violates any of the conditions or terms. If the Permittee fails to remove the permitted
encroachment(s) and restore said right-of-way to its previous condition within said 90-day
period, or in an emergency, in a reasonable time, the City at its option may remove the same
and restore said right-of-way to its previous condition and permittee shall pay the cost and
expense thereof to the City.
3. COMMENCEMENT OF WORK. No work shall be commended until Permittee provides 48
hour written notice to the City Engineer prior to the date the Permittee proposes to
commence work.
4. CHANGES IN RIGHT-OF-WAY. If City infrastructure necessitates changes in the structures, or
facilities installed under this permit, Permittee will make necessary changes without
expense to the City.
5. CITY SAVED HARMLESS FROM CLAIMS. As a consideration of issuance of this permit, the
Permittee, its successors or assignees, agree to protect the City of Bozeman and save it
harmless from any and all liabilities, claims, demands, actions, costs and attorney’s fees of
every kind and description which may accrue to, or be suffered by, any person or persons,
corporations or property by reason of the performance of any such work, character of
materials used, or manner of installations, maintenance and operation, or arising out of the
Permittee’s use or occupancy of said City property or right-of-way, and in case any suit or
action is brought against the City of Bozeman and arising out of, or by reason of, any of the
above causes, the Permittee, its successors or assignees, will, upon notice to them of the
commencement of such action, defend the City at its sole cost and expense and satisfy any
judgement which may be rendered against the City of Bozeman in any such suit or action.
6. The permittee shall protect the work area with traffic control devices which comply with the
Manual of Uniform Traffic Control Devices (MUTCD). Permittee may be required to submit a
traffic control plan to the City Engineer for approval, prior to starting work. During work, the
City of Bozeman may require the permittee to use additional traffic control devices to
protect traffic or the work area. No road closure shall occur without prior approval from the
City Engineer or his designee. All construction materials temporarily stored within the
traveled way of any street shall be adequately barricaded in accordance with the MUTCD.
7. RIGHT-OF-WAY AND DRAINAGE. If work done under this permit interferes in any way with
the drainage of City property or right-of-way, the Permittee shall, at its expense, make such
provisions as the City may direct to remedy the interference.
8. RUBBISH AND DEBRIS. Upon completion of work contemplated under this permit, all
rubbish and debris shall be immediately removed and the roadside left in a neat and
presentable condition satisfactory to the City.
9. INSPECTION. The installation authorized by this permit shall be in compliance with the
attached plan and the conditions of this permit. The permittee may be required to remove or
revise the installation, at the sole expense of permittee, if the installation does not conform
to the requirements of this permit or the attached plan.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
Table of Contents
Preliminary Plat Application Forms
Development Review Application Form (A1)
Subdivision Preliminary Plat Required Materials Form (PP)
Subdivision Preliminary Plat Checklist (PP1)
Noticing Materials (N1)
Noticing Map
Application Narrative
Part I
Introduction
Pre-Application Responses
General
Planning
Engineering
Park
Figure 1 – Vicinity Map
Figure 2 – Aerial Map
Part II
Supplemental Information
Groundwater
Geology, Soils & Slopes
Agriculture
Agriculture Water User Facilities
Water & Sewer
Stormwater Management
Streets, Roads & Alleys
Utilities
Educational Facilities
Land Use
Parks & Recreation Facilities
Lighting Plan
Affordable Housing
Figure 3 – Geologic Map
Figure 4 – Soils Map
Figure 5 – Slope Map
Figure 6 – Alley Details
Figure 7 – Zoning Map
Figure 8 – Future Land Use Map
Part III
Summary
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
Table of Contents
Appendices
Appendix A: Preliminary Plat
Appendix B: Engineering Plans
Appendix C: Governing Documents
Appendix D: Water Rights Information
Appendix E: Traffic Impact Study
Appendix F: Fire Department Correspondence
Appendix G: Snow Storage Plan
Appendix H: Geotechnical Report
Appendix I: Park Plan
Appendix J: Agency Correspondence
Appendix K: Water Distribution Report
Appendix L: Sanitary Sewer Design Report
Appendix M: Storm Drainage Design Report
Appendix N: Lighting Plan & SILD Information
Appendix O: Encroachment Permit Application
Appendix P: Exemption Request Materials (MDEQ)
Appendix Q: Weed Management Plan
Appendix R: Platting Certificate
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:
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.
Development Review Application A1 Page 3 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
B. Application materials shall be submitted for each application as shown in the specific guidance
and checklists that is provided for each application type. A common development review application
form and common notice materials may be provided for an application that includes more than one
application type. All other application materials shall be submitted for each individual application
type per the project guidance and checklists.
9. CERTIFICATIONS AND SIGNATURES
This application must be signed by both the applicant(s) and the property owner(s) (if different) for
all application types before the submittal will be accepted. The only exception to this is an informal
review application that may be signed by the applicant(s) only.
As indicated by the signature(s) below, the applicant(s) and property owner(s) submit this
application for review under the terms and provisions of the Bozeman Municipal Code. It is further
indicated that any work undertaken to complete a development approved by the City of Bozeman
shall be in conformance with the requirements of the Bozeman Municipal Code and any special
conditions established by the approval authority. I acknowledge that the City has an Impact Fee
Program and impact fees may be assessed for my project. Further, I agree to grant City personnel
and other review agency representative’s access to the subject site during the course of the review
process (Section 38.34.050, BMC). I (We) hereby certify that the above information i s true and
correct to the best of my (our) knowledge.
Certification of Completion and Compliance – I understand that conditions of approval may be
applied to the application and that I will comply with any conditions of approval or make necessary
corrections to the application materials in order to comply with municipal code provisions.
Statement of Intent to Construct According to the Final Plan – I acknowledge that construction
not in compliance with the approved final plan may result in delays of occupancy or costs to correct
noncompliance.
Applicant
Signature:
Printed Name:
Owner
Signature:
Printed Name:
Owner
Signature
Printed Name:
If signing as a corporation, please provide the title and position of the individual signing on behalf of the
corporation. Attach separate sheets for additional owner signatures.
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
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
1
Part I
Introduction
This preliminary plat application consists of a request to subdivide 10.98 acres to create 42
townhouse lots and 31 single-family lots for a total of 73 residential lots. The properties subject
to this subdivision request are generally located at the corner of West Oak Street and Davis
Lane as shown on Figure 1 and Figure 2.
The properties are legally described as Lots 2, 3 & 4 of the Amended Plat of Lot 1 and Lot 2 of
Block 1 and Lot 1 of Block 4 of West Winds Major Subdivision Phase 4 and Lot 1 of Block 3 and
Lot 1 of Block 4 of West Winds Major Subdivision Phase 5. A copy of the Preliminary Plat is
provided in Appendix A of this application submittal.
The land uses and densities proposed as part of this application are in accordance with the
underlying City of Bozeman zoning designation of R-3, the Bozeman Community Plan Future
Land Use designation of Residential and the West Winds Planned Community PUD.
Access to the individual lots will be provided by way of an extension of New Holland Drive, a City
of Bozeman standard local street, and an interior network of alternative alleyways. Details
regarding the accesses are provided in Part II.4 below and in the appendices referenced therein.
Water supply, wastewater disposal and storm water treatment will be provided through the
extension of City of Bozeman facilities. Plans and specifications for these extensions are
included in the engineering plans provided in Appendix B.
Note: Maps and Figures that are referenced throughout this narrative will be located at the
back of the Part in which they are referenced.
Pre-Application Responses
Outlined below is a series of comments received from the City of Bozeman Department of
Planning and Community Development, the City of Bozeman Engineering Department, the
Development Review Committee and the Recreation and Parks Advisory Board as a result of
their Pre-Application review. Also included are the Standard Code Provisions germane to this
particular subdivision request as identified during the Pre-Application review. Responses to each
comment and code provision are provided in bold print.
General
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.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
2
The applicant acknowledges that they are subject to all lawful requirements of the
Bozeman Municipal Code and/or state law.
2. Waivers – The DRC finds that the submittal material for groundwater,
Geology/Soils/Slopes, parks, transportation, and affordable housing are required. All
other supplemental plat materials are waived.
Details regarding Groundwater, Geology, Soils and Slopes, Parks and
Recreational Facilities, Transportation, and Affordable Housing, along with any
relevant supplemental reference materials, are provided in Part II and the
Appendices of this application submittal.
Planning
Subdivision Advisory Comments
1. Phasing – Phase 1 acceptable as proposed, Phase 2 leaves long dead ends – turn-
arounds are needed or revise Phase 3 to include balance of New Holland. Applicant
may consolidate all phases to a single phase if desired.
Early plans to phase this subdivision have been changed and phasing is not
proposed with this subdivision.
2. Block numbers must be added to the plat.
Block numbers have been added to the preliminary plat. A copy of the preliminary
plat is provided as Appendix A of this application submittal.
3. Covenants shall not prohibit use of the larger corner lots for two-household residences
or accessory dwellings.
Covenants will not prohibit the use of the larger corner lots for two-household
residences and/or accessory dwellings. Furthermore, as detailed in the
concurrent PUD Preliminary Plan application, those lots are identified as multi-
family lots.
4. Compliance with the original PUD as amended and prior subdivision conditions of
approval must be demonstrated with the preliminary plat submittal.
Compliance with the West Winds Planned Community PUD and applicable
conditions of subdivision approval are detailed throughout this application
narrative and the supplementary materials provided in the Appendix.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
3
5. Design related –
a. The West Winds PUD contains the following condition: “The Covenants and
Design Guidelines must state the means in which building orientation will be
mitigated along the arterial and collector streets. The lots shall provide a front
porch or false façade, a sidewalk connection to each building, and the covenants
shall prohibit the construction of fences unless constructed less than 4 feet tall
with a coordinated design for all of the lots backing up to Oak Street, Baxter
Lane, 27th Avenue and Davis Lane.” Preliminary Plat submittal shall clearly
indicate the provisions to address this condition.
This subdivision will be subject to the West Winds Declaration of Covenants,
Conditions and Restrictions (West Winds Covenants). As a result, the
requirements detailed above will be met through adherence to the provisions of
Section 12.16 accordingly. A copy of the West Winds Covenants is provided as
Appendix C of this application submittal.
b. Lot 18 at Corner of Davis/Oak – show building envelope, appears questionable to
be buildable lot with additional easement in place.
Building envelopes for the lots within this subdivision are provided as part of the
PUD Preliminary Plan application materials. In that application, an envelope for
Lot 18 has been identified. Also included in those materials are conceptual
building renderings that illustrate the feasibility of the building envelope for Lot
18.
6. Alleys are described as easements. They must be platted and dedicated with final plat.
Layout does not show ownership lines corresponding with easements.
Alley “A”, Alley “B” and Alley “C” are shown on the Preliminary Plat as dedicated
alleyways the area for which is included in the total public right-of-way
calculation. Individual lot lines correspond to the dedicated right-of-way
boundaries. A copy of the Preliminary Plat is provided in Appendix A.
7. Describe the placement of irrigation equipment for public right of way and water source.
A new irrigation well is proposed with this development. The well is located on
the Northeast corner of the site between Lot 1 and Lot 2 of Block 4. New irrigation
lines will be installed with all of the other subdivision improvements accordingly.
8. Where alleys are present, access to the lot shall be taken from the alley and not the
adjacent street.
Primary access to the individual lots is by way of the proposed alley rights-of-way
where available.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
4
Planned Unit Development Advisory Comments
1. A planned unit development is required due to the lack of street frontage compliant with
Section 38.24.090.B.2 and for the non-standard street/alley configuration. As discussed
at the DRC meeting there are several alternatives which may make the PUD
unnecessary.
As mentioned, a PUD Preliminary Plan application has been submitted along with
this subdivision application. The objective of the concurrent review is to provide
context to this subdivision and demonstrate compliance with the existing
relaxations approved as part of the West Winds Planned Community PUD and
justify the additional relaxation noted above.
2. The original West Winds PUD was provided with an open space and park dedication up
to a maximum number of dwellings. A revised accounting up to and including the
development proposed with this plat must be provided with preliminary application. If
additional open space or park land is necessary, staff supports cash or improvement-in-
lieu to be used within the bounds of the overall West Winds PUD.
A detailed parkland accounting and park improvements-in-lieu plan is provided in
the Part II.3 below.
Engineering
Code Provisions Requiring Plan Corrections
1. BMC Section 32.23.180 states: the transfer of water rights or the payment of cash-in-
lieu (CILO) of water rights shall be provided. The applicant must contact the City
Engineering Department (Brian Heaston) for an analysis of CIL of water rights and pay
any CIL of water rights due prior to site plan approval.
Brian Heaston with the City Engineering Department has been contacted
regarding the transfer of water rights, his correspondence is provided in
Appendix D. In summary, his determination is that based on the amount of cash-
in-lieu of water rights (CIL WR) provided with the West Winds Subdivision Phases
4 and 5, no additional CIL WR is necessary to offset the demands of the West
Winds SW Subdivision.
Advisory Comments
1. Bozeman Municipal Code (BMC) Section 32.24.060.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
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
5
edition of the Highway Capacity Manual. A development shall be approved only if the
LOS requirements are met in the design year, which hall 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.
Three intersections within 0.5 miles of the project do not meet the minimum intersection LOS
standard. These intersections include Baxter Lane and Davis Lane, Oak Street and Davis
Lane, and 27th Avenue and Oak Street. These intersections must be upgraded prior to final
plat approval. The City recently updated the relevant BMC section to allow for a waiver of the
LOS requirement per specific conditions outlined in 38.24.060.B.4 However, the conditions of
the waiver can not be met at this time for two of the intersections.
A Traffic Impact Study has been prepared to analyze the potential impacts of this
subdivision on the area street network. Generally, the study concluded that while
the uses and densities proposed with this subdivision will generate a significant
amount of traffic, recent upgrades to the network in this area have neutralized any
deficiencies that may have been caused by this development. A copy of the Traffic
Impact Study is provided as Appendix E of this application submittal.
2. The applicant must work with the City Engineering Department (Bill Stezner) and City
Fire Department to develop a specific plan for addressing lots that do not front a City
street. Addressing must be sufficient to clearly direct emergency services to lots that are
located on alleys. The applicant must work out the addressing plan prior to preliminary
plat approval, and the plan must be approved by the City Fire Department and City
Engineering Department prior to preliminary plat approval.
The applicant will work with the City Engineering Department and the City Fire
Department throughout the preliminary plat application process to develop a
specific plan for the lots that front Alley A and Alley B.
3. Drive accesses off alleys that have not yet been constructed must be constructed with a
City Standard alley approach. Alternative drive accesses, such as was used in the SW
Condos project, will not be allowed in any phasing of this project.
Drive accesses off of the alleys have been designed in accordance to the City
Standard alley approach. Details of these approaches are provided in the
engineering plans located in Appendix B of this application submittal.
4. The extension of New Holland and the alley in Phase II must be constructed with
temporary turn-arounds that must remain in place until Phase III in constructed. The
temporary turn-around configuration must be approved by the City Fire Department
prior to preliminary plat approval.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
6
Early plans to phase this subdivision have been changed and phasing is not
proposed with this subdivision.
5. The applicant must review the proposed emergency access and turnaround at the end
of Alley A with the City Fire Department and make any changes to the turnaround
configuration to meet City Fire Department Requirements. This must be demonstrated
prior to preliminary plat approval.
The City Fire Department has reviewed the access and turnaround at the end of
Alley A and a copy of the correspondence is provided in Appendix F of this
application submittal. The applicant will continue to work with the City Fire
Department throughout the preliminary plat application process.
6. BMC Section 32.23.030.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.
It appears that drainage facilities have not been taken into account with the draft pre-
application plan. The applicant must demonstrate drainage facilities prior to preliminary plat
approval.
Storm water facilities have been designed in accordance with the applicable City
of Bozeman and Montana Department of Environmental Quality requirements.
Details of these facilities are provided in the engineering plans located in
Appendix B of this application submittal.
7. BMC Section 32.25.020.M states: Snow removal storage areas shall be provided
sufficient to store snow accumulation on site. Such areas shall not cause unsafe
ingress/egress to the parking areas, shall not cause snow to be deposited on public
rights-of-way, shall not include areas provided for required parking access and spaces,
and shall not be placed in such a manner as to damage landscaping.
Snow storage on-site is not sufficient in the proposed plan. The applicant must develop a snow
storage plan and review that plan with the City Streets Superintendent (John VanDelinder).
The applicant must obtain approval of a snow storage plan from the City Streets
Superintendent prior to preliminary plat approval.
A Snow Storage Plan is included as Appendix G of this application submittal. The
applicant will work with the City Streets Superintendent throughout the
preliminary plat application process to modify the plan accordingly.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
7
8. The project is located in the Far West Sewer Payback District. The applicant must
contact the City Engineering Department (Katherine Maines) to review the required
payment. The applicant must pay the required assessment prior to final plat approval.
Katherine Maines of the City Engineering Department has been contacted
regarding any required payment for the Far West Sewer Payback District. The
applicant will continue to work with the City Engineering Department throughout
the preliminary plat application process and will pay any necessary assessments
prior to final plat approval.
9. The proposed development falls within a known area of high groundwater. No crawl
spaces or basements may be constructed such that sump pumps are required to pump
water from these spaces. Sump pumps are not allowed to be connected to the sanitary
sewer system. Sump pumps are also not allowed to be connected to the drainage
system unless capacity is designed into the drainage system to accept the pumped
water. Water from sump pumps may not be discharged onto streets, such as into the
curb and gutters where they may create a safety hazard for pedestrians and vehicles.
Crawl space and other building construction considerations are included in the
Geotechnical Report located in Appendix H of this application submittal.
10. If not already filed for the subject site, 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 Davis Lane including paving, curb/gutter, sidewalk and
storm drainage.
b. Street improvements to Oak Street including paving, curb/gutter, sidewalk and
storm drainage.
c. Intersection improvements to Davis Lane and Oak Street.
d. Intersection improvements to Baxter Lane and Davis Lane.
e. Intersection improvements to N. 27th Avenue and Oak Street.
f. Intersection improvements to Oak Street and Ferguson Avenue.
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 contributions from the
development, or a combination thereof. The applicant must provide a copy of the filed SID
waiver prior to final plat approval.
If necessary, each of the Waivers outlined above can be included on the face of
the final plat, executed and recorded with the Gallatin County Clerk and Recorder
accordingly.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
8
11. The applicant must provide a traffic impact study for the proposed project.
A Traffic Impact Study has been completed and a copy is provided as Appendix E
of this application submittal.
Park
1. Documentation of compliance with the parkland dedication requirements of Section
32.24.020, BMC shall be provided with the final plat, preliminary plat layout (site plan) or
individual development site plan. A table showing the parkland requirements for the
overall subdivision or individual site and the method of meeting the parkland dedication
shall be included on the site plan and conditions of approval sheet. The table shall
explicitly state how much parkland credit was allocated for each parcel as approved and
allocated in the development.
The above referenced table is provided in Part II.3 that follows. The applicant will
continue to work with the City Parks Department and the Recreation and Parks
Advisory Board (RPAB) throughout the preliminary plat application process.
2. In addition, each PHASE of the development shall have a copy of the table included on
the site plan covers sheet for each phase. The table must include the information below
(sample table below).
Early plans to phase this subdivision have been changed and phasing is not
proposed with this subdivision.
3. The “west side” trail network is one of the longest and most heavily used trail systems in
the network. There are several gaps in the trail network due to earlier failed
developments (see below). We would support an improvements-in-lieu project to
complete these gaps and refurbish the existing trails. I think we could assist with
permitting for the watercourse crossings if necessary.
The Park Plan included as part of this subdivision application includes the
construction of a new connection to the Mainstreet to Mountains Trail system
referenced above. A copy of the Park Plan is provided in Appendix I of this
application submittal.
This connection is proposed as an improvements-in-lieu alternative to the
amount of parkland dedication that would be required to offset the increase in
residential density. As noted above, this alternative could provide a greater
benefit to the City of Bozeman Park and Trail network than a small land
dedication in this area or cash-in-lieu approach as these improvements will
contribute directly to the impacts associated with this subdivision.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
9
Part II
Supplemental Information
1. Groundwater
An extensive groundwater monitoring program was completed as part of the preparation
of the 2016 Geotechnical Report provided in Appendix H of this application submittal. The
findings of that report indicate relatively shallow groundwater depths ranging from
approximately 5-feet to 12-feet. Measurements from 33 test pits located throughout the
site were documented from February to April 2016.
The Geotechnical Report includes high groundwater mitigation methods including a
limitation on the depth of crawl spaces and the thoughtful selection of base course
materials.
Groundwater resources will be unaffected by this subdivision and degradation is unlikely.
Beyond the potential for utilization as irrigation on landscaping features within the public
right-of-way, groundwater will not be necessary to service the subdivision. Groundwater
contamination can be avoided through the use of City of Bozeman services in lieu of on-
site wastewater facilities.
2. Geology, Soils & Slopes
Overall, the subject property is relatively flat and there are no geologic irregularities or
unusual soil characteristics that would make this site less suitable for development than
that of the surrounding properties. This site does include a recently reclaimed gravel pit.
The reclamation of the pit included the utilization of native and imported fill material as
recommended in the Geotechnical Report. Future, site specific, geotechnical
investigation will be considered prior to the construction of streets, alleyways and
buildings in those areas within the former extents of the pit site.
A Geologic Map is provided as Figure 3. Geologic hazards, beyond those which exist
throughout the general area in and around the City of Bozeman, are not anticipated. As a
result, there are no protective measures proposed as part of this development.
Soil conditions were analyzed as part of the site specific Geotechnical Report provided
in Appendix H. Test pit measurements and material descriptions of the sites soil
conditions are detailed throughout the report. Generalized soil types in the surrounding
area are illustrated on Figure 4 based on data gathered from the Natural Resource and
Conservation Service soil survey.
Due to the unremarkable topography of the site, cuts and fills of more than 3-feet are not
anticipated. A generalized slope graphic is provided as Figure 5.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
10
3. Agriculture
There will not be any impact to agricultural lands as a result of this subdivision.
The subject property is located within the corporate limits of the City of Bozeman.
As part of the annexation of the property, a change in the intended uses of the
property would have been considered by the governing body. At the time of
annexation, it was determined that the property was a suitable candidate for the
expansion of urban land uses and that development that is consistent with that
objective was appropriate.
4. Agriculture Water User Facilities
Agricultural water user facilities will be un-affected by this subdivision. There are
no facilities located within the boundaries of this subdivision and no relocation or
immediate impact on any nearby facilities is anticipated or proposed.
5. Water & Sewer
Water supply and wastewater disposal facilities have been designed in
accordance with the applicable City of Bozeman and Montana Department of
Environmental Quality requirements. Details of these facilities are provided in the
engineering plans located in Appendix B of this application submittal.
6. Stormwater Management
Storm water treatment facilities have been designed in accordance with the
applicable City of Bozeman and Montana Department of Environmental Quality
requirements. Details of these facilities are provided in the engineering plans
located in Appendix B of this application submittal.
7. Streets, Roads & Alleys
This proposed subdivision will include a variety of access solutions, the most
notable being the installation of New Holland Drive from the recently completed
section of Breeze Lane to West Oak Street. Also included as part of this proposal
is a series of alternative street sections that provide interior circulation throughout
the site shown as Alleys A, B and C. The objective of these Alleys is to
accommodate the internal access while addressing some of the unique
characteristics of the property. As illustrated on Figure 6, each alley has elements
of both traditional City of Bozeman standard alleys and local street sections in an
effort to provide the most functional access possible.
A Traffic Impact Study has been prepared to analyze the potential impacts of this
subdivision on the area street network. Generally, the study concluded that while
the uses and densities proposed with this subdivision will generate a significant
amount of traffic, recent upgrades to the network in this area have neutralized any
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
11
deficiencies that may have been caused by this development. A copy of the Traffic
Impact Study is provided as Appendix E of this application submittal.
In addition to vehicular accesses, this project provides for multi-modal
transportation methods as well. Each Alley has a width of 32.5-feet and includes a
6.5-foot boulevard and a 5-foot sidewalk where it fronts a residential lot. Coupled
with the relatively low volumes of traffic, the alley provides adequate bicycling
opportunities and the sidewalks allow for safe pedestrian travel. This multi-modal
network provides connections to the larger Mainstreet to Mountains trail system
east of subject property including the link proposed with the Park Plan for this
subdivision.
8. Utilities
The utility providers for this subdivision have been notified of this subdivision
request and given an opportunity to review the lot configuration and access layout
for the project. The applicant will continue to work in conjunction with these
providers to ensure adequate locations for the utility easements necessary for any
future utility needs. Copies of the correspondence are provided in Appendix J of
this application submittal.
9. Educational Facilities
The impact on local educational services will be minimal. Local School Districts
have been notified of this proposal and have indicated the district’s ability to
accommodate the new students anticipated by this subdivision. A copy of the
correspondence is provided in Appendix J of this application submittal.
10. Land Use
As noted throughout this narrative, the land uses and densities proposed as part
of this application are in accordance with the underlying zoning designation of R-
3 (Figure 7) and Future Land Use designation of Residential (Figure 8).
11. Parks & Recreation Facilities
As noted in Part I of this application submittal, the Park Plan included as part of
this subdivision application includes the construction of a new connection to the
Mainstreet to Mountains Trail system referenced above. A copy of Park Plan is
provided in Appendix I of this application submittal.
As proposed, this connection would be an improvements-in-lieu alternative to the
amount of parkland dedication that would be required to offset the increase in
residential density. An accounting of the amount of parkland dedicated with the
original platting of the parent parcels associated with this subdivision is provided
in Table 1 below. Also included in Table 1 is the estimated increase in density, per
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
12
lot, based on the approximate location of each of the lots to be created with this
subdivision.
Table 1
LOTS
(AS PLATTED)
ORIGINAL
ALLOCATION
LOTS
(AS AMENDED)
PROPOSED
APPROPRIATION BALANCE
Lot 1 Block 1 Phase
4 .54 AC. 18 Units Lot 3 .57 AC. 19 Units (.03) (1 Unit)
Lot 2 Block 1 Phase
4 .54 AC. 18 Units Lot 2 .45 AC. 15 Units .09 3 Units
Lot 1 Block 4 Phase
5 .48 AC. 16 Units Lot 4 1.17 AC. 39 Units (.69) (23
Units)
TOTALS 1.56 AC. 52 Units 2.19 AC. 73 Units (.63) 21 Units
The unit total in the “Proposed Appropriation” column is based on the 73 lots
proposed with this subdivision and each row represents the underlying parent
parcel associated, approximately, with each of those lots.
Based on this historical context, Table 2 below is intended to provide an example
tracking mechanism for the satisfaction of the parkland dedication required with
this subdivision. As noted throughout this narrative, an improvements-in-lieu
alternative is being proposed with this application. With that, the variables included
in the Table 2 footnotes apply.
Table 2
12. Lighting Plan
This subdivision is located within the Special Lighting District No. 706. Plans and
specifications for the lighting fixtures approved as part of that District are provided
in Appendix N. Locations for each fixture are illustrated on the engineering plans
in Appendix B.
PUBLIC PARKLAND DEDICATION TRACKING TABLE
SUBDIVISION/PROJECT NAME: West Winds SW Subdivision
Number of Residential
Units/Lots: 73
Total Parkland
Dedicated w/
Subdivision
(Acres)
Cash-in-Lieu
Required¹
Improvements-in-
Lieu Required¹
Overall Project
Balance (Acres)
Parkland Required 2.19 1.56 .63
Cash-in-Lieu
Proposed¹
Improvements-in-
Lieu Proposed¹ $33,130.00 $23,625.00 $9,505.00
¹ If necessary and when approved as an alternative to land dedication.
² Based on $37,500.00/Acre CIL estimate.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
13
13. Affordable Housing
One of the fundamental objectives of this project is to provide housing that is
accessible to a greater number of potential purchasers. This subdivision serves as
a continuation of the West Winds SW Condominium project north of Breeze Lane.
The vision has been to provide an array of housing types to better accommodate
the needs of the buyer through a mix of ownership types. This project represents
the completion of this goal by creating the townhouse lots and the single-family
lots that will round out the product types.
In addition to the relatively moderate pricing schedule anticipated for this
development, this subdivision is subject to the requirements of Section 38.43.050
of the UDC. It is difficult to predict the project horizon at this point and this project,
like all others, is at the mercy of the unpredictable housing market. In an effort to
address these requirements at the subdivision application stage, a tracking
method is being suggested that will allow for changes in each particular variable
to be accounted for over the course of the development. The data reflected in Table
3 below is derived from information that is available as of this writing:
Table 3
AFFORDABLE HOUSING TRACKING TABLE
SUBDIVISION/PROJECT NAME: West Winds SW Subdivision
Proposed Condominiums Townhomes Detached Total
Projected Unit Total 42 31 73
Total Market Rate Units 29 15 44
Lower-Priced Units 3 4 7
Moderate-Priced Units 13 9 22
Required Condominiums Townhomes Detached Total
Proposed Lower-Priced
Units 3 4 7
Required Moderate-
Priced Units 13 9 22
Fractional Requirement¹
Fractional CIL¹
Unit Types (Lots) Condominiums Townhomes Detached Total
Studio/1 BR
2 BR 8 8
3+ BR 32 33 65
Studio 1BR/2 BR 3+ BR
Lower-Priced Unit² $143,560.50 $174,388.32 $236,043.95
Moderate-Priced Unit² $197,509.18 $236,043.95 $313,113.48
¹ If necessary and when approved as an alternative.
² a) Maximum price based on the AMI determined by the most current HUD adjustment.
² b) Assumes 0% down payment.
² c) Utilizes the AHO Administrative Manual for property taxes, homeowners insurance, PMI and HOA dues of $366.00/Month.
² d) Based on a 30-year mortgage and an interest rate of 4.5%.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
14
Based on this method, of the 73 lots created by this subdivision, 7 of those lots could
be utilized for the construction of Lower-Priced homes and 22 would be provided to
meet the Moderate-Priced category. What this table does not account for is the
likelihood that these prices would within the general range of the remaining 44 Market
Rate lots and the housing product constructed on them. As a result, the provision of
“Affordable Housing” mandated by the UDC could, ultimately, appear less contrived in
this neighborhood. As outlined in the footnotes of Table 3, this pricing assumes that
there is no down payment for the home and is derived from several variables that will
likely change over time. Those variables include, though are not limited to, HUD’s
annual AMI determination for Gallatin County, a total monthly obligation of $366.00 per
month for property taxes, home owners insurance, personal mortgage insurance and
home owners association dues along with a 30-year mortgage with a 4.5% interest rate.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
15
Part III
Summary
In approving, conditionally approving, or denying a subdivision preliminary plat, the Bozeman
City Commission shall consider whether the proposed subdivision complies with:
a. Chapter 38 of the Bozeman Municipal Code
This application is intended to satisfy the submittal requirements of Unified
Development Code (Chapter 38, BMC) and those specifically requested as a result
of the Pre-Application review process.
b. Bozeman Community Plan (Growth Policy)
This subdivision proposal meets the intent and standards of the underlying Growth
Policy Land Use Designation of Residential. The uses and densities proposed with
this application are consistent with those intended for this designation.
c. The Montana Subdivision and Platting Act
This preliminary plat application has been prepared with adherence to the Montana
Subdivision and Platting Act. A Summary of Probable Impacts is provided below.
1. Effects on Agriculture
There will not be any impact to agricultural lands as a result of this subdivision.
The subject property is located within the corporate limits of the City of Bozeman.
As part of the annexation of the property in 1997, a change in the intended uses of
the property would have been considered by the governing body. At the time of
annexation, it was determined that the property was a suitable candidate for the
expansion of urban land uses and that development that is consistent with that
objective was appropriate.
2. Effects on Agricultural Water User Facilities
Agricultural water user facilities will be unaffected by this subdivision. There are
no facilities located within the boundaries of this subdivision and no relocation or
immediate impact on any nearby facilities is anticipated or proposed.
3. Effects on Local Services
Water supply and wastewater treatment will be through connection to existing City
of Bozeman Water and Sewer mains. Law enforcement and fire protection will be
provided by the City of Bozeman Police and Fire Departments respectively.
Development of this type is consistent with the types of uses anticipated for this
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
16
area and therefore, should have a predictable impact on the area transportation
network.
The impact on local educational services will be minimal. Local School Districts
have been notified of this proposal and have indicated the district’s ability to
accommodate the new students anticipated by this subdivision.
The utility providers for this subdivision have been provided the opportunity to
review the lot configuration and access layout for this project. The applicant will
continue to work in conjunction with these providers to ensure adequate locations
for the utility easements necessary for any future utility needs.
4. Effects on the Natural Environment
The Overall effect on the natural environment will be minimal. Any potential
impacts will be mitigated to the greatest extent practical.
Neither surface water nor ground water degradation is likely. Groundwater and
surface water within this subdivision will be protected through the use of City of
Bozeman water supply, wastewater disposal and storm water treatment systems
which have been designed in accordance with all local and state requirements
and will be reviewed and approved by the State of Montana.
There are no threatened or endangered plant species known to exist within the
subdivision. A Weed Management Plan has been reviewed and approved by the
Gallatin County Weed Department. The plan addresses weed management and re-
vegetation issues. A copy of the Weed Management Plan is provided in Appendix
Q.
Air quality will not be affected nor will riparian areas, floodplains and wetlands.
5. Effects on Wildlife and Wildlife Habitat
Impacts beyond those which would be common in an urban residential
neighborhood are not anticipated. The subdivision will not have any adverse effect
on fisheries. There are no natural watercourses on site. Public access to public
lands will not be affected by this subdivision. There are no public lands adjacent
to the subject property. The subject property is located within the corporate limits
of the City of Bozeman in an area that has been deemed appropriate for future
urban growth. The subject property is located within the corporate limits of the City
of Bozeman in an area that has been deemed appropriate for future urban growth.
The Montana Department of Fish Wildlife and Parks was notified of this
subdivision, a copy of the correspondence is provided in Appendix J.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
17
6. Effects on Public Health and Safety
The subdivision site is located in an area that is not particularly susceptible to
natural hazards. The subject property is not located within the 100-year floodplain
and is not at any higher risk of hazards caused by seismic activity than other
properties in the general area.
d. Other adopted state and local ordinances including, but not limited to applicable zoning
requirements
This subdivision proposal meets the intent and standards of the underlying Zoning
Designation of R-3. The uses and densities proposed as part of this subdivision
are consistent with that zoning district.
West Winds SW Subdivision
Adjacent Owners - CONTIGUOUS
December 2017
Map No.Owner Address Property Description
1 Winter Park West Condominium (see owners list below)see owners list below Winter Park West Condos on Lot 5 West Winds Sub Ph. 4 & 5
2 WP East Condominium (see owners list below)see owners list below WP East Condos on Lot 1 West Winds Sub Ph. $ & 5
3 VTR Spring Creek Inn, LLC c/o Altus Group PO Box 71970, Phoenix, AZ 85050-1017 Lot 1, Block 2, West Winds Subdivision Phase 4
4 SNH/LTA Properties Trust Two Newton Place, Newton, MA 02458 Lot 1 West Winds Subdivision Phase 3
5 Harvest Creek Subdivision Phases 10 & 11 City of Bozeman Open Space, Harvest Creek Subdivision Phases 10 & 11
6 Ryan A. Melin and Cadie A. Melin 1293 New Holland Drive, Bozeman, MT 59718-5922 Lot 1, Block 23, Harvest Creek Subdivision Phase 8 & 9
7 City of Bozeman City of Bozeman Tract 4 W2W2SW4 S02, T02S, R05E
8 Janet M Swenson 4959 Durston Road, Bozeman, MT 59718-9499 Tract 1A COS 2007 SE4 S3, T2S, R5E
9 Gallatin County 311 West Main Street, Bozeman, MT 59715-4574 Tract 3A-1 COS 2202B
1 Winter Park West Condominiums
Krystal Redmond PO Box 3905, Bozeman, MT 59772 Unit 1, Winter Park West Condominium
Todd Edward Bennett 1680 Davis Lane, Bozeman, MT 59718 Unit 2, Winter Park West Condominium
Anthony Smith 1670 Davis Lane, Bozeman, MT 59718 Unit 3, Winter Park West Condominium
MGME Enterprise PO Box 2948, Great Falls, MT 59403 Unit 4, Winter Park West Condominium
Cesar Caldron and David W. Stoll 1650 Davis Lane, Unit A, Bozeman, MT 59718 Unit 5, Winter Park West Condominium
Arthur K. Thomas and Linda A. Thomas 3515 Tree Farm Road, Hillsborough, NC 27278 Unit 6, Winter Park West Condominium
Caroline Bach Wood 1630 Davis Lane, Bozeman, MT 59718 Unit 7, Winter Park West Condominium
Alexandra Greene 3295 Breeze Lane, Bozeman, MT 59718 Unit 8, Winter Park West Condominium
Christopher Haas and Carissa Haas 3255 Breeze Lane, Bozeman, MT 59718 Unit 9, Winter Park West Condominium
Gary W. Brester and Colleen A. Brester 430 Comfort Lane, Bozeman, MT 59718 Unit 10, Winter Park West Condominium
Renee Storm 3275 Breeze Lane, Unit A, Bozeman, MT 59718 Unit 11, Winter Park West Condominium
Karen Anne May 7025 10th NW, Seattle, WA 98117 Unit 12, Winter Park West Condominium
Victoria Walter 3285 Breeze Lane, Bozeman, MT 59718 Unit 13, Winter Park West Condominium
DK Outlaw Properties, LLC 991 Candlelight Drive, Bozeman, MT 59718 Unit 14, Winter Park West Condominium
DK Outlaw Properties, LLC 991 Candlelight Drive, Bozeman, MT 59718 Unit 15, Winter Park West Condominium
Crystal Chase Kirchhoff and Craig A. Kirchhoff 3240 Winter Park Street, Bozeman, MT 59718 Unit 16, Winter Park West Condominium
Michael J. Moore and Tracey F. Moore 3077 Red Deer Trail, Lafayette, CO 80026 Unit 17, Winter Park West Condominium
Melissa S. Hanson, Douglas L. Hanson and Kathy A. Hanson 3170 Winter Park Street, Unit A, Bozeman, MT 59718 Unit 18, Winter Park West Condominium
Kathleen Hanson, Douglas Hanson and Kathy Hanson 3170 Winter Park Street, Unit B, Bozeman, MT 59718 Unit 19, Winter Park West Condominium
Drucken Miller, LLC & Drucken Miller Investments 147 Longhorn Spur, Belgrade, MT 59714 Unit 20, Winter Park West Condominium
Tyler J. Charlo and Jocelyn A. Drange 1635 New Holland Drive, Unit A, Bozeman, MT 59718 Unit 21, Winter Park West Condominium
Johanne Lebeau and Laurent Lord 1635 New Holland Drive, Unit B, Bozeman, MT 59718 Unit 22, Winter Park West Condominium
Steve Lofshult 17543 Talbot Road, Sioux City, IA 51109 Unit 23, Winter Park West Condominium
Nicole L. Halverson 3185 Breeze Lane, Unit A, Bozeman, MT 59718 Unit 24, Winter Park West Condominium
Ronald Pike and Deborah Greany 3185 Breeze Lane, Unit B, Bozeman, MT 59718 Unit 25, Winter Park West Condominium
Michael A. Zolnosky and Linda L. Zolnosky 4340 Cliff Top Road, Sturgeon Bay, WI 54235 Unit 26, Winter Park West Condominium
Nicholas Kasser and Britta Kallestand 3245 Breeze Lane, Unit B, Bozeman, MT 59718 Unit 27, Winter Park West Condominium
2 WP East Condominiums
Steve L. Denny and Catherine J. Lay 1685 Windward Ave, Unit A, Bozeman, MT 59718 Unit 1, WP East Condominium
Brandon L. Hjelseth and Carmen D. Hjelseth 1685 Windward Ave, Unit B, Bozeman, MT 59718 Unit 2, WP East Condominium
Islands, LLC PO Box 12037, Bozeman, MT 59719 Unit 3, WP East Condominium
Islands, LLC PO Box 12037, Bozeman, MT 59719 Unit 4, WP East Condominium
Islands, LLC PO Box 12037, Bozeman, MT 59719 Unit 5, WP East Condominium
Islands, LLC PO Box 12037, Bozeman, MT 59719 Unit 6, WP East Condominium
Islands, LLC PO Box 12037, Bozeman, MT 59719 Unit 7, WP East Condominium
Donna M. Krause and Meghan E. Krause 3005 Breeze Lane, Bozeman, MT 59718 Unit 8, WP East Condominium
John D. Armstrong and Lois M. Armstrong 955 Eudora Street, Unit 1804, Denver CO 80220 Unit 9, WP East Condominium
Fubar Holdings II, LLC 347 S. Ferguson, Suite 2, Bozeman, MT 59718 Unit 10, WP East Condominium
Norman Holdings, LLC PO Box 3086, Bozeman, MT 59772 Unit 11, WP East Condominium
Brody Flats, LLC 3 Park Plaza Road, Bozeman, MT 59715 Unit 12, WP East Condominium
Brody Flats, LLC 3 Park Plaza Road, Bozeman, MT 59715 Unit 13, WP East Condominium
Aaron Kessel and Tracy Kessel 35010 Hwy 23, Sidney, MT 59270 Unit 14, WP East Condominium
Page 1
West Winds SW Subdivision
Adjacent Owners - CONTIGUOUS
December 2017
Chief JoJo, LLC 3 Park Plaza Road, Bozeman, MT 59715 Unit 15, WP East Condominium
Chief JoJo, LLC 3 Park Plaza Road, Bozeman, MT 59716 Unit 16, WP East Condominium
Kathleen A. Ralph and David D. Grimland 220 North 4th Street, Columbus, MT 59019 Unit 17, WP East Condominium
Shyla Syverson 1660 New Holland Drive, Bozeman, MT 59718 Unit 18, WP East Condominium
Craig G. Druckenmiller and Jancie M. Druckenmiller 147 Longhorn Spur, Belgrade, MT 59714 Unit 19, WP East Condominium
Craig G. Druckenmiller and Jancie M. Druckenmiller 147 Longhorn Spur, Belgrade, MT 59714 Unit 20, WP East Condominium
Sara Mines 3070 Winter Park Street, Unit B, Bozeman, MT 59718 Unit 21, WP East Condominium
Susan C. Sullivan 3070 Winter Park Street, Unit A, Bozeman, MT 59718 Unit 22, WP East Condominium
Lisa Fabian 3040 Winter Park Street, Unit B, Bozeman, MT 59718 Unit 23, WP East Condominium
Douglas Drury Cooper 3040 Winter Park Street, Unit A, Bozeman, MT 59718 Unit 24, WP East Condominium
Sterling Richard Nathan Hill 3055 Breeze Lane, Unit A, Bozeman, MT 59718 Unit 25, WP East Condominium
Joseph V Womack & Karen H. Womack 3091 Park Hill Drive, Billings, MT 59710-2000 Unit 26, WP East Condominium
Islands, LLC PO Box 12037, Bozeman, MT 59719 Unit 27, WP East Condominium
Page 2
West Winds SW Subdivision
Adjacent Owners - NOT CONTIGUOUS
December 2017
Map No.Owner Address Property Description
1 James R. Sally & Victoria E. Sally 1275 New Holland Drive, Bozeman, MT 59718-5922 Lot 2, Blk 23 Harvest Creek Sub. Ph. 8 & 9
2 Shiloh A. Allen & Rachel C. Allen 3225 John Deere Street, Bozeman, MT 59718-5920 Lot 42, Blk 22 Harvest Creek Sub. Ph. 10 & 11
3 Jerry Allen Andersen Revocatble Living Trust 17821 Misty Lane, Huntington Beach, CA 92649-4916 Lot 41, Blk 22 Harvest Creek Sub. Ph. 10 & 11
4 Bryant Higgs & Heather L. Higgs 3173 John Deere Street, Bozeman, MT 59718-5919 Lot 40, Blk 22 Harvest Creek Sub. Ph. 10 & 11
5 Carlos Mansilla & Rocio Bellido 3161 John Deere Street, Bozeman, MT 59718-5919 Lot 39, Blk 22 Harvest Creek Sub. Ph. 10 & 11
6 James W. Ellis & Carol S. Ellis 3135 John Deere Street, Bozeman, MT 59718-5919 Lot 38, Blk 22 Harvest Creek Sub. Ph. 10 & 11
7 Heather Glenn 3123 John Deere Street, Bozeman, MT 59718-5919 Lot 37, Blk 22 Harvest Creek Sub. Ph. 10 & 11
8 Jason Johnson & Danielle Lindgren 3109 John Deere Street, Bozeman, MT 59718-5919 Lot 36, Blk 22 Harvest Creek Sub. Ph. 10 & 11
9 Denyce M. Towle 3077 John Deere Street, Bozeman, MT 59718-5919 Lot 35, Blk 22 Harvest Creek Sub. Ph. 10 & 11
10 Dante M. Delacruz & Julieta E. Delacruz 2837 Glen Frost Court, San Jose, CA 95148-2540 Lot 34, Blk 22 Harvest Creek Sub. Ph. 10 & 11
Page 1
N1
Noticing Materials Page 1 of 1 Revision Date 1-05-16
Required Forms: N1 Recommended Forms: Required Forms:
NOTICING MATERIALS
Notice is required for certain projects in order for citizens to participate in decision making which affects
their interests and provides opportunity to receive information pertinent to an application that would
not otherwise be available to the decision maker.
SITE PLAN, MASTER SITE PLAN, CONDITIONAL USE PERMIT, VARIANCE, DEVIATION, FIRST MINOR
SUBDIVISON AND SIMILAR REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the project
site, attached to this checklist.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the adjoining property owners.
MAJOR AND SUBSEQUENT MINOR SUBDIVISION REQUIRED NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1.
Legible list of full names and addresses of all property owners within 200 feet of the project
site and not physically contiguous (touching a boundary) to the subdivision, attached to this
checklist. Clearly label list ADJOINER NOT CONTIGUOUS.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the adjoining property owners.
Legible list of full names and addresses of all property owners physically contiguous (touching
a boundary) including recorded purchasers under contract for deed to be sent certified mail
attached to this checklist. Clearly label list CONTIGUOUS.
Stamped, unsealed, plain (no return address) #10 envelopes preaddressed with the names and
addresses of the physically contiguous property owners including recorded purchasers under
contract for deed.
Two sets additional mailing labels with the names and addresses of the physically contiguous
property owners including recorded purchasers under contract for deed attached.
NOTICE
Current property owners of record can be found at the Gallatin County Clerk and Recorder’s Office in
the Gallatin County Courthouse 311 West Main Street Bozeman, Montana.
CERTIFICATION
I, _____________________________________________, hereby certify that, to the best of my knowledge, the
attached name and address list of all adjoining property owners (including all condominium owners,
within 200 feet of the property located at ________________________________________________________, is a true
and accurate list from the last declared Gallatin County tax records. I further understand that an
inaccurate list may delay review of the project.
_______________________________________
Signature
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
BAXTER LANE
WEST OAK STREETWINDWARD AVENUESUBJECT
PROPERTY
SOURCE: NRCS/CITY OF BOZEMAN GIS DEPARTMENT
SCHOOL BUS8'7'PARKING8'7'PARKING0.5'CURB5'2.0'VALLEYGUTTER44' ALLEY SECTION (TYP.)SCALE: 1/8"=1'44' ALLEY PLAN (TYP.)SCALE: 1/8"=1'TYPICAL ALLEY DETAIL - 44' R/W(ALLEY "A", "B", & "C")WEST WINDS SW SUBDIVISIONPROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:J:\CIVIL 3D PROJECTS\15020\ACAD\PUD MOD\WW-ALLEY DETAIL.dwg Plotted on Dec/18/201712/2017TWMTWMJCHMONTANABOZEMAN6102.09CLR/W
R/W
5'SIDEWALK34.0'(TBC-TBC)34.0'(TBC-TBC)CLR/W
R/W
8'7'PARKING8'7'PARKING0.5'CURB5.0'2.0'VALLEYGUTTER5'SIDEWALK2' CURB& GUTTER2' CURB& GUTTER
BAXTER LANE
WEST OAK STREETWINDWARD AVENUESUBJECT
PROPERTY
CITY
LIMITS
SOURCE: CITY OF BOZEMAN GIS DEPARTMENT
West Winds SW SubdivisionAdjacent Owners - 200 FeetFEBRUARY 2018Map No.OwnerAddressProperty Description1Winter Park West Condominium (see owners list below)see owners list belowWinter Park West Condos on Lot 5 West Winds Sub Ph. 4 & 52WP East Condominium (see owners list below)see owners list belowWP East Condos on Lot 1 West Winds Sub Ph. $ & 53VTR Spring Creek Inn, LLCc/o Altus Group PO Box 71970, Phoenix, AZ 85050-1017Lot 1, Block 2, West Winds Subdivision Phase 44SNH/LTA Properties TrustTwo Newton Place, Newton, MA 02458Lot 1, Block 2 West Winds Subdivision Phase 35Harvest Creek Subdivision Phases 10 & 11c/o City of Bozeman 121 North Rouse, Bozeman, MT 59715Open Space, Harvest Creek Subdivision Phases 10 & 116Ryan A. Melin and Cadie A. Melin1293 New Holland Drive, Bozeman, MT 59718-5922Lot 1, Block 23, Harvest Creek Subdivision Phase 8 & 97City of Bozeman121 North Rouse, Bozeman, MT 59715Tract 4 W2W2SW4 S02, T02S, R05E8Janet M Swenson4959 Durston Road, Bozeman, MT 59718-9499Tract 1A COS 2007 SE4 S3, T2S, R5E 9Gallatin County311 West Main Street, Bozeman, MT 59715-4574Tract 3A-1 COS 2202BPublic Safety CondominiumsCity of Bozeman121 North Rouse, Bozeman, MT 59715Fire Station Unit, Public Safety CondominiumsGallatin County311 West Main Street, Bozeman, MT 59715-4574911 Unit, Public Safety Condominiums1Winter Park West CondominiumsKrystal RedmondPO Box 3905, Bozeman, MT 59772Unit 1, Winter Park West CondominiumTodd Edward Bennett1680 Davis Lane, Bozeman, MT 59718Unit 2, Winter Park West CondominiumAnthony Smith1670 Davis Lane, Bozeman, MT 59718Unit 3, Winter Park West CondominiumMGME EnterprisePO Box 2948, Great Falls, MT 59403Unit 4, Winter Park West CondominiumCesar Caldron and David W. Stoll1650 Davis Lane, Unit A, Bozeman, MT 59718Unit 5, Winter Park West CondominiumArthur K. Thomas and Linda A. Thomas3515 Tree Farm Road, Hillsborough, NC 27278Unit 6, Winter Park West CondominiumCaroline Bach Wood1630 Davis Lane, Bozeman, MT 59718Unit 7, Winter Park West CondominiumAlexandra Greene3295 Breeze Lane, Bozeman, MT 59718Unit 8, Winter Park West CondominiumChristopher Haas and Carissa Haas3255 Breeze Lane, Bozeman, MT 59718Unit 9, Winter Park West CondominiumGary W. Brester and Colleen A. Brester430 Comfort Lane, Bozeman, MT 59718Unit 10, Winter Park West CondominiumRenee Storm3275 Breeze Lane, Unit A, Bozeman, MT 59718Unit 11, Winter Park West CondominiumKaren Anne May7025 10th NW, Seattle, WA 98117Unit 12, Winter Park West CondominiumVictoria Walter3285 Breeze Lane, Bozeman, MT 59718Unit 13, Winter Park West CondominiumDK Outlaw Properties, LLC991 Candlelight Drive, Bozeman, MT 59718Unit 14, Winter Park West CondominiumDK Outlaw Properties, LLC991 Candlelight Drive, Bozeman, MT 59718Unit 15, Winter Park West CondominiumCrystal Chase Kirchhoff and Craig A. Kirchhoff3240 Winter Park Street, Bozeman, MT 59718Unit 16, Winter Park West CondominiumMichael J. Moore and Tracey F. Moore3077 Red Deer Trail, Lafayette, CO 80026Unit 17, Winter Park West CondominiumMelissa S. Hanson, Douglas L. Hanson and Kathy A. Hanson3170 Winter Park Street, Unit A, Bozeman, MT 59718Unit 18, Winter Park West CondominiumKathleen Hanson, Douglas Hanson and Kathy Hanson3170 Winter Park Street, Unit B, Bozeman, MT 59718Unit 19, Winter Park West CondominiumDrucken Miller, LLC & Drucken Miller Investments147 Longhorn Spur, Belgrade, MT 59714Unit 20, Winter Park West CondominiumTyler J. Charlo and Jocelyn A. Drange1635 New Holland Drive, Unit A, Bozeman, MT 59718Unit 21, Winter Park West CondominiumJohanne Lebeau and Laurent Lord1635 New Holland Drive, Unit B, Bozeman, MT 59718Unit 22, Winter Park West CondominiumSteve Lofshult17543 Talbot Road, Sioux City, IA 51109Unit 23, Winter Park West CondominiumNicole L. Halverson3185 Breeze Lane, Unit A, Bozeman, MT 59718Unit 24, Winter Park West CondominiumRonald Pike and Deborah Greany3185 Breeze Lane, Unit B, Bozeman, MT 59718Unit 25, Winter Park West CondominiumMichael A. Zolnosky and Linda L. Zolnosky4340 Cliff Top Road, Sturgeon Bay, WI 54235Unit 26, Winter Park West CondominiumNicholas Kasser and Britta Kallestand3245 Breeze Lane, Unit B, Bozeman, MT 59718Unit 27, Winter Park West Condominium2WP East CondominiumsSteve L. Denny and Catherine J. Lay1685 Windward Ave, Unit A, Bozeman, MT 59718Unit 1, WP East CondominiumBrandon L. Hjelseth and Carmen D. Hjelseth1685 Windward Ave, Unit B, Bozeman, MT 59718Unit 2, WP East CondominiumTerry Smit and Margaret Denise Smit4918 Green Run Court, Richmond, VA 23228Unit 3, WP East CondominiumThomas King8260 Huffine Lane, Bozeman, MT 59718Unit 4, WP East CondominiumJim M. Muzynoski and Denise A. Muzynoski45 Snow Creek Drive, Bozeman, MT 59718Unit 5, WP East CondominiumJess Horlacher and Andrea Horlacher211 Linney Spur Road, Bozeman, MT 59718Unit 6, WP East CondominiumScot Shank and Mac Shank104 East Main Street Suite 401 & 402, Bozeman, MT 59715Unit 7, WP East CondominiumDonna M. Krause and Meghan E. Krause3005 Breeze Lane, Bozeman, MT 59718Unit 8, WP East CondominiumJohn D. Armstrong and Lois M. Armstrong955 Eudora Street, Unit 1804, Denver CO 80220Unit 9, WP East CondominiumFubar Holdings II, LLC347 S. Ferguson, Suite 2, Bozeman, MT 59718Unit 10, WP East CondominiumNorman Holdings, LLCPO Box 3086, Bozeman, MT 59772Unit 11, WP East CondominiumBrody Flats, LLC3 Park Plaza Road, Bozeman, MT 59715Unit 12, WP East CondominiumBrody Flats, LLC3 Park Plaza Road, Bozeman, MT 59715Unit 13, WP East CondominiumAaron Kessel and Tracy Kessel35010 Hwy 23, Sidney, MT 59270Unit 14, WP East CondominiumChief JoJo, LLC3 Park Plaza Road, Bozeman, MT 59715Unit 15, WP East CondominiumChief JoJo, LLC3 Park Plaza Road, Bozeman, MT 59716Unit 16, WP East CondominiumKathleen A. Ralph and David D. Grimland220 North 4th Street, Columbus, MT 59019Unit 17, WP East CondominiumShyla Syverson1660 New Holland Drive, Bozeman, MT 59718Unit 18, WP East CondominiumCraig G. Druckenmiller and Jancie M. Druckenmiller147 Longhorn Spur, Belgrade, MT 59714Unit 19, WP East CondominiumPage 1
West Winds SW SubdivisionAdjacent Owners - 200 FeetFEBRUARY 2018Craig G. Druckenmiller and Jancie M. Druckenmiller147 Longhorn Spur, Belgrade, MT 59714Unit 20, WP East CondominiumSara Mines3070 Winter Park Street, Unit B, Bozeman, MT 59718Unit 21, WP East CondominiumSusan C. Sullivan3070 Winter Park Street, Unit A, Bozeman, MT 59718Unit 22, WP East CondominiumLisa Fabian3040 Winter Park Street, Unit B, Bozeman, MT 59718Unit 23, WP East CondominiumDouglas Drury Cooper3040 Winter Park Street, Unit A, Bozeman, MT 59718Unit 24, WP East CondominiumSterling Richard Nathan Hill3055 Breeze Lane, Unit A, Bozeman, MT 59718Unit 25, WP East CondominiumJoseph V Womack & Karen H. Womack3091 Park Hill Drive, Billings, MT 59710-2000Unit 26, WP East CondominiumApril Huber and Casey Bennett3045 Breeze Lane, Bozeman, MT 59718Unit 27, WP East Condominium*denotes change or addition in ownershipPage 2
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
1
Part I
Introduction
This preliminary plat application consists of a request to subdivide 10.98 acres to create 48
townhouse lots and 24 single-family lots for a total of 72 residential lots. The properties subject
to this subdivision request are generally located at the corner of West Oak Street and Davis
Lane as shown on Figure 1 and Figure 2.
The properties are legally described as Lots 2, 3 & 4 of the Amended Plat of Lot 1 and Lot 2 of
Block 1 and Lot 1 of Block 4 of West Winds Major Subdivision Phase 4 and Lot 1 of Block 3 and
Lot 1 of Block 4 of West Winds Major Subdivision Phase 5. A copy of the Preliminary Plat is
provided in Appendix A of this application submittal.
The land uses and densities proposed as part of this application are in accordance with the
underlying City of Bozeman zoning designation of R-3, the Bozeman Community Plan Future
Land Use designation of Residential and the West Winds Planned Community PUD.
Access to the individual lots will be provided by way of an extension of New Holland Drive, a City
of Bozeman standard local street, and an interior network of alternative alleyways. Details
regarding the accesses are provided in Part II.4 below and in the appendices referenced therein.
Water supply, wastewater disposal and storm water treatment will be provided through the
extension of City of Bozeman facilities. Plans and specifications for these extensions are
included in the engineering plans provided in Appendix B.
Note: Maps and Figures that are referenced throughout this narrative will be located at the
back of the Part in which they are referenced.
Pre-Application Responses
Outlined below is a series of comments received from the City of Bozeman Department of
Planning and Community Development, the City of Bozeman Engineering Department, the
Development Review Committee and the Recreation and Parks Advisory Board as a result of
their Pre-Application review. Also included are the Standard Code Provisions germane to this
particular subdivision request as identified during the Pre-Application review. Responses to each
comment and code provision are provided in bold print.
General
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.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
2
The applicant acknowledges that they are subject to all lawful requirements of the
Bozeman Municipal Code and/or state law.
2. Waivers – The DRC finds that the submittal material for groundwater,
Geology/Soils/Slopes, parks, transportation, and affordable housing are required. All
other supplemental plat materials are waived.
Details regarding Groundwater, Geology, Soils and Slopes, Parks and
Recreational Facilities, Transportation, and Affordable Housing, along with any
relevant supplemental reference materials, are provided in Part II and the
Appendices of this application submittal.
Planning
Subdivision Advisory Comments
1. Phasing – Phase 1 acceptable as proposed, Phase 2 leaves long dead ends – turn-
arounds are needed or revise Phase 3 to include balance of New Holland. Applicant
may consolidate all phases to a single phase if desired.
Early plans to phase this subdivision have been changed and phasing is not
proposed with this subdivision.
2. Block numbers must be added to the plat.
Block numbers have been added to the preliminary plat. A copy of the preliminary
plat is provided as Appendix A of this application submittal.
3. Covenants shall not prohibit use of the larger corner lots for two-household residences
or accessory dwellings.
Covenants will not prohibit the use of the larger corner lots for two-household
residences and/or accessory dwellings. Furthermore, as detailed in the
concurrent PUD Preliminary Plan application, those lots are identified as multi-
family lots.
4. Compliance with the original PUD as amended and prior subdivision conditions of
approval must be demonstrated with the preliminary plat submittal.
Compliance with the West Winds Planned Community PUD and applicable
conditions of subdivision approval are detailed throughout this application
narrative and the supplementary materials provided in the Appendix.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
3
5. Design related –
a. The West Winds PUD contains the following condition: “The Covenants and
Design Guidelines must state the means in which building orientation will be
mitigated along the arterial and collector streets. The lots shall provide a front
porch or false façade, a sidewalk connection to each building, and the covenants
shall prohibit the construction of fences unless constructed less than 4 feet tall
with a coordinated design for all of the lots backing up to Oak Street, Baxter
Lane, 27th Avenue and Davis Lane.” Preliminary Plat submittal shall clearly
indicate the provisions to address this condition.
This subdivision will be subject to the West Winds Declaration of Covenants,
Conditions and Restrictions (West Winds Covenants). As a result, the
requirements detailed above will be met through adherence to the provisions of
Section 12.16 accordingly. A copy of the West Winds Covenants is provided as
Appendix C of this application submittal.
b. Lot 18 at Corner of Davis/Oak – show building envelope, appears questionable to
be buildable lot with additional easement in place.
Lot 18, as included in the Pre-Application Plan, has been removed.
6. Alleys are described as easements. They must be platted and dedicated with final plat.
Layout does not show ownership lines corresponding with easements.
“Flurry Byway”, “Mistral Byway” and “Zephyr Byway” are shown on the
Preliminary Plat as dedicated alleyways the area for which is included in the total
public right-of-way calculation. Individual lot lines correspond to the dedicated
right-of-way boundaries. A copy of the Preliminary Plat is provided in Appendix
A.
7. Describe the placement of irrigation equipment for public right of way and water source.
A new irrigation well is proposed with this development. The well is located on
the Northeast corner of the site between Lot 1 and Lot 2 of Block 4. New irrigation
lines will be installed with all of the other subdivision improvements accordingly.
8. Where alleys are present, access to the lot shall be taken from the alley and not the
adjacent street.
Primary access to the individual lots is by way of the proposed alley rights-of-way
where available.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
4
Planned Unit Development Advisory Comments
1. A planned unit development is required due to the lack of street frontage compliant with
Section 38.24.090.B.2 and for the non-standard street/alley configuration. As discussed
at the DRC meeting there are several alternatives which may make the PUD
unnecessary.
As mentioned, a PUD Preliminary Plan application has been submitted along with
this subdivision application. The objective of the concurrent review is to provide
context to this subdivision and demonstrate compliance with the existing
relaxations approved as part of the West Winds Planned Community PUD and
justify the additional relaxation noted above.
2. The original West Winds PUD was provided with an open space and park dedication up
to a maximum number of dwellings. A revised accounting up to and including the
development proposed with this plat must be provided with preliminary application. If
additional open space or park land is necessary, staff supports cash or improvement-in-
lieu to be used within the bounds of the overall West Winds PUD.
A detailed parkland accounting and park improvements-in-lieu plan is provided in
the Part II.3 below.
Engineering
Code Provisions Requiring Plan Corrections
1. BMC Section 32.23.180 states: the transfer of water rights or the payment of cash-in-
lieu (CILO) of water rights shall be provided. The applicant must contact the City
Engineering Department (Brian Heaston) for an analysis of CIL of water rights and pay
any CIL of water rights due prior to site plan approval.
Brian Heaston with the City Engineering Department has been contacted
regarding the transfer of water rights, his correspondence is provided in
Appendix D. In summary, his determination is that based on the amount of cash-
in-lieu of water rights (CIL WR) provided with the West Winds Subdivision Phases
4 and 5, no additional CIL WR is necessary to offset the demands of the West
Winds SW Subdivision.
Advisory Comments
1. Bozeman Municipal Code (BMC) Section 32.24.060.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
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
5
edition of the Highway Capacity Manual. A development shall be approved only if the
LOS requirements are met in the design year, which hall 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.
Three intersections within 0.5 miles of the project do not meet the minimum intersection LOS
standard. These intersections include Baxter Lane and Davis Lane, Oak Street and Davis
Lane, and 27th Avenue and Oak Street. These intersections must be upgraded prior to final
plat approval. The City recently updated the relevant BMC section to allow for a waiver of the
LOS requirement per specific conditions outlined in 38.24.060.B.4 However, the conditions of
the waiver can not be met at this time for two of the intersections.
A Traffic Impact Study has been prepared to analyze the potential impacts of this
subdivision on the area street network. Generally, the study concluded that while
the uses and densities proposed with this subdivision will generate a significant
amount of traffic, recent upgrades to the network in this area have neutralized any
deficiencies that may have been caused by this development. A copy of the Traffic
Impact Study is provided as Appendix E of this application submittal.
2. The applicant must work with the City Engineering Department (Bill Stezner) and City
Fire Department to develop a specific plan for addressing lots that do not front a City
street. Addressing must be sufficient to clearly direct emergency services to lots that are
located on alleys. The applicant must work out the addressing plan prior to preliminary
plat approval, and the plan must be approved by the City Fire Department and City
Engineering Department prior to preliminary plat approval.
The applicant will work with the City Engineering Department and the City Fire
Department throughout the preliminary plat application process to develop a
specific plan for the lots that front Flurry Byway and Zephyr Byway.
3. Drive accesses off alleys that have not yet been constructed must be constructed with a
City Standard alley approach. Alternative drive accesses, such as was used in the SW
Condos project, will not be allowed in any phasing of this project.
Drive accesses off of the alleys have been designed in accordance to the City
Standard alley approach. Details of these approaches are provided in the
engineering plans located in Appendix B of this application submittal.
4. The extension of New Holland and the alley in Phase II must be constructed with
temporary turn-arounds that must remain in place until Phase III in constructed. The
temporary turn-around configuration must be approved by the City Fire Department
prior to preliminary plat approval.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
6
Early plans to phase this subdivision have been changed and phasing is not
proposed with this subdivision.
5. The applicant must review the proposed emergency access and turnaround at the end
of Alley A with the City Fire Department and make any changes to the turnaround
configuration to meet City Fire Department Requirements. This must be demonstrated
prior to preliminary plat approval.
The City Fire Department reviewed the access and turnaround at the end of Alley
A and a copy of the correspondence is provided in Appendix F of this application
submittal. Based on a subsequent review by the Development Review Committee,
the turnaround configuration has been removed. The applicant will continue to
work with the City Fire Department throughout the preliminary plat application
process.
6. BMC Section 32.23.030.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.
It appears that drainage facilities have not been taken into account with the draft pre-
application plan. The applicant must demonstrate drainage facilities prior to preliminary plat
approval.
Storm water facilities have been designed in accordance with the applicable City
of Bozeman and Montana Department of Environmental Quality requirements.
Details of these facilities are provided in the engineering plans located in
Appendix B of this application submittal.
7. BMC Section 32.25.020.M states: Snow removal storage areas shall be provided
sufficient to store snow accumulation on site. Such areas shall not cause unsafe
ingress/egress to the parking areas, shall not cause snow to be deposited on public
rights-of-way, shall not include areas provided for required parking access and spaces,
and shall not be placed in such a manner as to damage landscaping.
Snow storage on-site is not sufficient in the proposed plan. The applicant must develop a snow
storage plan and review that plan with the City Streets Superintendent (John VanDelinder).
The applicant must obtain approval of a snow storage plan from the City Streets
Superintendent prior to preliminary plat approval.
A Snow Storage Plan is included as Appendix G of this application submittal.
Based on a subsequent review by the Development Review Committee, area has
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
7
been added to Open Space 1 in an effort to accommodate additional snow
storage. The applicant will work with the City Streets Superintendent throughout
the preliminary plat application process to further modify the plan if necessary.
8. The project is located in the Far West Sewer Payback District. The applicant must
contact the City Engineering Department (Katherine Maines) to review the required
payment. The applicant must pay the required assessment prior to final plat approval.
Katherine Maines of the City Engineering Department has been contacted
regarding any required payment for the Far West Sewer Payback District. The
applicant will continue to work with the City Engineering Department throughout
the preliminary plat application process and will pay any necessary assessments
prior to final plat approval.
9. The proposed development falls within a known area of high groundwater. No crawl
spaces or basements may be constructed such that sump pumps are required to pump
water from these spaces. Sump pumps are not allowed to be connected to the sanitary
sewer system. Sump pumps are also not allowed to be connected to the drainage
system unless capacity is designed into the drainage system to accept the pumped
water. Water from sump pumps may not be discharged onto streets, such as into the
curb and gutters where they may create a safety hazard for pedestrians and vehicles.
Crawl space and other building construction considerations are included in the
Geotechnical Report located in Appendix H of this application submittal.
10. If not already filed for the subject site, 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 Davis Lane including paving, curb/gutter, sidewalk and
storm drainage.
b. Street improvements to Oak Street including paving, curb/gutter, sidewalk and
storm drainage.
c. Intersection improvements to Davis Lane and Oak Street.
d. Intersection improvements to Baxter Lane and Davis Lane.
e. Intersection improvements to N. 27th Avenue and Oak Street.
f. Intersection improvements to Oak Street and Ferguson Avenue.
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 contributions from the
development, or a combination thereof. The applicant must provide a copy of the filed SID
waiver prior to final plat approval.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
8
If necessary, each of the Waivers outlined above can be included on the face of
the final plat, executed and recorded with the Gallatin County Clerk and Recorder
accordingly.
11. The applicant must provide a traffic impact study for the proposed project.
A Traffic Impact Study has been completed and a copy is provided as Appendix E
of this application submittal.
Park
1. Documentation of compliance with the parkland dedication requirements of Section
32.24.020, BMC shall be provided with the final plat, preliminary plat layout (site plan) or
individual development site plan. A table showing the parkland requirements for the
overall subdivision or individual site and the method of meeting the parkland dedication
shall be included on the site plan and conditions of approval sheet. The table shall
explicitly state how much parkland credit was allocated for each parcel as approved and
allocated in the development.
The above referenced table is provided in Part II.3 that follows. The applicant will
continue to work with the City Parks Department and the Recreation and Parks
Advisory Board (RPAB) throughout the preliminary plat application process.
2. In addition, each PHASE of the development shall have a copy of the table included on
the site plan covers sheet for each phase. The table must include the information below
(sample table below).
Early plans to phase this subdivision have been changed and phasing is not
proposed with this subdivision.
3. The “west side” trail network is one of the longest and most heavily used trail systems in
the network. There are several gaps in the trail network due to earlier failed
developments (see below). We would support an improvements-in-lieu project to
complete these gaps and refurbish the existing trails. I think we could assist with
permitting for the watercourse crossings if necessary.
The Park Plan included as part of this subdivision application includes the
construction of a new connection to the Mainstreet to Mountains Trail system
referenced above. A copy of the Park Plan is provided in Appendix I of this
application submittal.
This connection is proposed as an improvements-in-lieu alternative to the
amount of parkland dedication that would be required to offset the increase in
residential density. As noted above, this alternative could provide a greater
benefit to the City of Bozeman Park and Trail network than a small land
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
9
dedication in this area as these improvements will contribute directly to the
impacts associated with this subdivision. As noted in Table 2, additional cash-in-
lieu has been requested to offset any discrepancies between the required land
donation and the improvements-in-lieu proposed.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
10
Part II
Supplemental Information
1. Groundwater
An extensive groundwater monitoring program was completed as part of the preparation
of the 2016 Geotechnical Report provided in Appendix H of this application submittal. The
findings of that report indicate relatively shallow groundwater depths ranging from
approximately 5-feet to 12-feet. Measurements from 33 test pits located throughout the
site were documented from February to April 2016.
The Geotechnical Report includes high groundwater mitigation methods including a
limitation on the depth of crawl spaces and the thoughtful selection of base course
materials.
Groundwater resources will be unaffected by this subdivision and degradation is unlikely.
Beyond the potential for utilization as irrigation on landscaping features within the public
right-of-way, groundwater will not be necessary to service the subdivision. Groundwater
contamination can be avoided through the use of City of Bozeman services in lieu of on-
site wastewater facilities.
2. Geology, Soils & Slopes
Overall, the subject property is relatively flat and there are no geologic irregularities or
unusual soil characteristics that would make this site less suitable for development than
that of the surrounding properties. This site does include a recently reclaimed gravel pit.
The reclamation of the pit included the utilization of native and imported fill material as
recommended in the Geotechnical Report. Future, site specific, geotechnical
investigation will be considered prior to the construction of streets, alleyways and
buildings in those areas within the former extents of the pit site.
A Geologic Map is provided as Figure 3. Geologic hazards, beyond those which exist
throughout the general area in and around the City of Bozeman, are not anticipated. As a
result, there are no protective measures proposed as part of this development.
Soil conditions were analyzed as part of the site specific Geotechnical Report provided
in Appendix H. Test pit measurements and material descriptions of the sites soil
conditions are detailed throughout the report. Generalized soil types in the surrounding
area are illustrated on Figure 4 based on data gathered from the Natural Resource and
Conservation Service soil survey.
Due to the unremarkable topography of the site, cuts and fills of more than 3-feet are not
anticipated. A generalized slope graphic is provided as Figure 5.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
11
3. Agriculture
There will not be any impact to agricultural lands as a result of this subdivision.
The subject property is located within the corporate limits of the City of Bozeman.
As part of the annexation of the property, a change in the intended uses of the
property would have been considered by the governing body. At the time of
annexation, it was determined that the property was a suitable candidate for the
expansion of urban land uses and that development that is consistent with that
objective was appropriate.
4. Agriculture Water User Facilities
Agricultural water user facilities will be un-affected by this subdivision. There are
no facilities located within the boundaries of this subdivision and no relocation or
immediate impact on any nearby facilities is anticipated or proposed.
5. Water & Sewer
Water supply and wastewater disposal facilities have been designed in
accordance with the applicable City of Bozeman and Montana Department of
Environmental Quality requirements. Details of these facilities are provided in the
engineering plans located in Appendix B of this application submittal.
6. Stormwater Management
Storm water treatment facilities have been designed in accordance with the
applicable City of Bozeman and Montana Department of Environmental Quality
requirements. Details of these facilities are provided in the engineering plans
located in Appendix B of this application submittal.
7. Streets, Roads & Alleys
This proposed subdivision will include a variety of access solutions, the most
notable being the installation of New Holland Drive from the recently completed
section of Breeze Lane to West Oak Street. Also included as part of this proposal
is a series of alternative street sections that provide interior circulation throughout
the site shown as Flurry Byway, Mistral Byway and Zephyr Byway. The objective of
these alternative byways is to accommodate the internal access while addressing
some of the unique characteristics of the property. As illustrated on Figure 6, each
byway has elements of both traditional City of Bozeman standard alleys and local
street sections in an effort to provide the most functional access possible.
A Traffic Impact Study has been prepared to analyze the potential impacts of this
subdivision on the area street network. Generally, the study concluded that while
the uses and densities proposed with this subdivision will generate a significant
amount of traffic, recent upgrades to the network in this area have neutralized any
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
12
deficiencies that may have been caused by this development. A copy of the Traffic
Impact Study is provided as Appendix E of this application submittal.
In addition to vehicular accesses, this project provides for multi-modal
transportation methods as well. Each byway has a width of 32.5-feet and includes
a 6.5-foot boulevard and a 5-foot sidewalk where it fronts a residential lot. Coupled
with the relatively low volumes of traffic, the byway provides adequate bicycling
opportunities and the sidewalks allow for safe pedestrian travel. This multi-modal
network provides connections to the larger Mainstreet to Mountains trail system
east of subject property including the link proposed with the Park Plan for this
subdivision.
8. Utilities
The utility providers for this subdivision have been notified of this subdivision
request and given an opportunity to review the lot configuration and access layout
for the project. The applicant will continue to work in conjunction with these
providers to ensure adequate locations for the utility easements necessary for any
future utility needs. Copies of the correspondence are provided in Appendix J of
this application submittal.
9. Educational Facilities
The impact on local educational services will be minimal. Local School Districts
have been notified of this proposal and have indicated the district’s ability to
accommodate the new students anticipated by this subdivision. A copy of the
correspondence is provided in Appendix J of this application submittal.
10. Land Use
As noted throughout this narrative, the land uses and densities proposed as part
of this application are in accordance with the underlying zoning designation of R-
3 (Figure 7) and Future Land Use designation of Residential (Figure 8).
11. Parks & Recreation Facilities
As noted in Part I of this application submittal, the Park Plan included as part of
this subdivision application includes the construction of a new connection to the
Mainstreet to Mountains Trail system referenced above. A copy of Park Plan is
provided in Appendix I of this application submittal.
As proposed, this connection would be an improvements-in-lieu alternative to the
amount of parkland dedication that would be required to offset the increase in
residential density. An accounting of the amount of parkland dedicated with the
original platting of the parent parcels associated with this subdivision is provided
in Table 1 below. Also included in Table 1 is the estimated increase in density, per
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
13
lot, based on the approximate location of each of the lots to be created with this
subdivision.
Table 1
LOTS
(AS PLATTED)
ORIGINAL
ALLOCATION
LOTS
(AS AMENDED)
PROPOSED
APPROPRIATION BALANCE
Lot 1 Block 1 Phase
4 .54 AC. 18 Units Lot 3 .66 AC. 22 Units (.12) (4 Units)
Lot 2 Block 1 Phase
4 .54 AC. 18 Units Lot 2 .54 AC. 18 Units .00 0 Units
Lot 1 Block 4 Phase
5 .48 AC. 16 Units Lot 4 1.26 AC. 42 Units (.78) (26 Units)
TOTALS 1.56 AC. 52 Units 2.46 AC. 82 Units (.90) (30 Units)
The unit total in the “Proposed Appropriation” column is based on the 72 lots
proposed with the West Winds SW Subdivision and each row represents the
underlying parent parcel associated, approximately, with each of those lots. This
scenario assumes a maximum density with the utilization of larger corner lots as a
series of condominium duplexes. Should these lots be utilized as single-family lots,
the increase in density would be limited to .63 acres or 21 Units.
Based on this historical context, Table 2 below is intended to provide an example
tracking mechanism for the satisfaction of the parkland dedication required with
this subdivision. As noted throughout this narrative, an improvements-in-lieu
alternative is being proposed with this application. With that, the variables included
in the Table 2 footnotes apply.
Table 2
PUBLIC PARKLAND DEDICATION TRACKING TABLE
SUBDIVISION/PROJECT NAME: West Winds SW Subdivision
Number of Residential
Units/Lots: 82
Total Parkland
Dedicated w/
Subdivision
(Acres)
Cash-in-Lieu
Required¹
Improvements-in-
Lieu Required¹
Overall Project
Balance (Acres)
Parkland Required 2.46 1.56 .90
Cash-in-Lieu
Proposed¹ $620.00 $620.00
Improvements-in-
Lieu Proposed¹ $33,130.00 $33,750.00 0
¹ If necessary and when approved as an alternative to land dedication.
² Based on $37,500.00/Acre CIL estimate.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
14
12. Lighting Plan
This subdivision is located within the Special Lighting District No. 706. Plans and
specifications for the lighting fixtures approved as part of that District are provided
in Appendix N. Locations for each fixture are illustrated on the engineering plans
in Appendix B.
13. Affordable Housing
One of the fundamental objectives of this project is to provide housing that is
accessible to a greater number of potential purchasers. This subdivision serves as
a continuation of the West Winds SW Condominium project north of Breeze Lane.
The vision has been to provide an array of housing types to better accommodate
the needs of the buyer through a mix of ownership types. This project represents
the completion of this goal by creating the townhouse lots and the single-family
lots that will round out the product types.
In addition to the relatively moderate pricing schedule anticipated for this
development, this subdivision is subject to the requirements of Section 38.43.050
of the UDC. It is difficult to predict the project horizon at this point and this project,
like all others, is at the mercy of the unpredictable housing market. In an effort to
address these requirements at the subdivision application stage, a tracking
method is being suggested that will allow for changes in each particular variable
to be accounted for over the course of the development. The data reflected in Table
3 below is derived from information that is available as of this writing:
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
15
Table 3
AFFORDABLE HOUSING TRACKING TABLE
SUBDIVISION/PROJECT NAME: West Winds SW Subdivision
Proposed Condominiums Townhomes Detached Total
Projected Unit Total 40 36 76
Total Market Rate Units 26 27 53
Lower-Priced Units
Moderate-Priced Units 14 9 23
Required Condominiums Townhomes Detached Total
Proposed Lower-Priced
Units
Required Moderate-
Priced Units 14 9 23
Fractional Requirement¹
Fractional CIL¹
Unit Types (Lots) Condominiums Townhomes Detached Total
Studio/1 BR
2 BR 9 9
3+ BR 14 14
Studio 1BR/2 BR 3+ BR
Lower-Priced Unit² $143,560.50 $174,388.32 $236,043.95
Moderate-Priced Unit² $197,509.18 $236,043.95 $313,113.48
¹ If necessary and when approved as an alternative.
² a) Maximum price based on the AMI determined by the most current HUD adjustment.
² b) Assumes 0% down payment.
² c) Utilizes the AHO Administrative Manual for property taxes, homeowners insurance, PMI and HOA dues of $366.00/Month.
² d) Based on a 30-year mortgage and an interest rate of 4.5%.
Based on this method, 23 units, located on and throughout the 72 lots created by this
subdivision, would be provided to meet the Moderate-Priced category. What this table
does not account for is the likelihood that these prices would be within the general
range of the remaining 53 Market Rate units/lots and the housing product constructed
on them. As a result, the provision of “Affordable Housing” mandated by the UDC
could, ultimately, appear less contrived in this neighborhood.
As outlined in the footnotes of Table 3, this pricing assumes that there is no down
payment for the home and is derived from several variables that will likely change over
time. Those variables include, though are not limited to, HUD’s annual AMI
determination for Gallatin County, a total monthly obligation of $366.00 per month for
property taxes, home owners insurance, personal mortgage insurance and home
owners association dues along with a 30-year mortgage with a 4.5% interest rate.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
16
Part III
Summary
In approving, conditionally approving, or denying a subdivision preliminary plat, the Bozeman
City Commission shall consider whether the proposed subdivision complies with:
a. Chapter 38 of the Bozeman Municipal Code
This application is intended to satisfy the submittal requirements of Unified
Development Code (Chapter 38, BMC) and those specifically requested as a result
of the Pre-Application review process.
b. Bozeman Community Plan (Growth Policy)
This subdivision proposal meets the intent and standards of the underlying Growth
Policy Land Use Designation of Residential. The uses and densities proposed with
this application are consistent with those intended for this designation.
c. The Montana Subdivision and Platting Act
This preliminary plat application has been prepared with adherence to the Montana
Subdivision and Platting Act. A Summary of Probable Impacts is provided below.
1. Effects on Agriculture
There will not be any impact to agricultural lands as a result of this subdivision.
The subject property is located within the corporate limits of the City of Bozeman.
As part of the annexation of the property in 1997, a change in the intended uses of
the property would have been considered by the governing body. At the time of
annexation, it was determined that the property was a suitable candidate for the
expansion of urban land uses and that development that is consistent with that
objective was appropriate.
2. Effects on Agricultural Water User Facilities
Agricultural water user facilities will be unaffected by this subdivision. There are
no facilities located within the boundaries of this subdivision and no relocation or
immediate impact on any nearby facilities is anticipated or proposed.
3. Effects on Local Services
Water supply and wastewater treatment will be through connection to existing City
of Bozeman Water and Sewer mains. Law enforcement and fire protection will be
provided by the City of Bozeman Police and Fire Departments respectively.
Development of this type is consistent with the types of uses anticipated for this
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
17
area and therefore, should have a predictable impact on the area transportation
network.
The impact on local educational services will be minimal. Local School Districts
have been notified of this proposal and have indicated the district’s ability to
accommodate the new students anticipated by this subdivision.
The utility providers for this subdivision have been provided the opportunity to
review the lot configuration and access layout for this project. The applicant will
continue to work in conjunction with these providers to ensure adequate locations
for the utility easements necessary for any future utility needs.
4. Effects on the Natural Environment
The Overall effect on the natural environment will be minimal. Any potential
impacts will be mitigated to the greatest extent practical.
Neither surface water nor ground water degradation are likely. Groundwater and
surface water within this subdivision will be protected through the use of City of
Bozeman water supply, wastewater disposal and storm water treatment systems
which have been designed in accordance with all local and state requirements
and will be reviewed and approved by the State of Montana.
There are no threatened or endangered plant species known to exist within the
subdivision. A Weed Management Plan has been reviewed and approved by the
Gallatin County Weed Department. The plan addresses weed management and re-
vegetation issues. A copy of the Weed Management Plan is provided in Appendix
Q.
Air quality will not be affected nor will riparian areas, floodplains and wetlands.
5. Effects on Wildlife and Wildlife Habitat
Impacts beyond those which would be common in an urban residential
neighborhood are not anticipated. The subdivision will not have any adverse effect
on fisheries. There are no natural watercourses on site. Public access to public
lands will not be affected by this subdivision. There are no public lands adjacent
to the subject property. The subject property is located within the corporate limits
of the City of Bozeman in an area that has been deemed appropriate for future
urban growth. The subject property is located within the corporate limits of the City
of Bozeman in an area that has been deemed appropriate for future urban growth.
The Montana Department of Fish Wildlife and Parks was notified of this
subdivision, a copy of the correspondence is provided in Appendix J.
WEST WINDS SW SUBDIVISION
PRELIMINARY PLAT APPLICATION
18
6. Effects on Public Health and Safety
The subdivision site is located in an area that is not particularly susceptible to
natural hazards. The subject property is not located within the 100-year floodplain
and is not at any higher risk of hazards caused by seismic activity than other
properties in the general area.
d. Other adopted state and local ordinances including, but not limited to applicable zoning
requirements
This subdivision proposal meets the intent and standards of the underlying Zoning
Designation of R-3. The uses and densities proposed as part of this subdivision
are consistent with that zoning district.
PAP
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PATPATPINPINEMRLDEMRLDEURPINPATEMRLDVANEMRLDEUREMRLDVANLOT 135500 S.F.
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LOT 167458 S.F.LOT 17458 S.F.
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LOT 43791 S.F.
LOT 53809 S.F.
LOT 63186 S.F.BORA WAYZEPHYR WAYPARK PLANWEST WINDS SW SUBDIVISIONFIGURE No.
PROJECT NO.E:\CIVIL 3D PROJECTS\15020\ACAD\MASTER PLAN\WW-PARK & OS (NE).dwg Plotted on Feb/13/2018MONTANABOZEMAN1
102.09VERIFY SCALE!THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING. MODIFY SCALE ACCORDINGLY!DRAWN BY:CHK'D. BY:APPR. BY:DATE:02/2018TWMTWMJCHLOT 53.26 AC.
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PUBLIC PARK1.52 AC.
PUBLIC PARK#20.47 AC.
PUBLIC PARK#10.14 AC.
COMMONOPEN SPACE2.60 AC.
PUBLIC PARK#44.22 AC.
PUBLIC PARK#31.76 AC.
LOT 13.25 AC.
TREES
SORBUS ACUPARIAEUROPEAN MOUNTAIN ASH
BETULA PAPYRIFERA ***PAPER BIRCH
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MALUS x 'SPRING SNOWSPRING SNOW CRABAPPLE
ULMUS x 'MORTON PLAINSMAN' ***VANGUARD ELM
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STRUCTURES
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PROPOSED BRIDGE
LEGEND
BRIDGE SECTION CLASS II TRAIL SECTION
BLOCKING/DIAPHRAGMSREQUIRED AT EACH END, TYP.
BEARING
4'-0" LONG (MIN.) #6REBAR DRIFT PIN EACHSTRINGER BAY.
1"x6" RAILS, TYP.
1 12" STEEL HAND RAIL
4"x2"x316" TOP RAIL WELDEDTO 2"x2" NEWEL POSTS.POWDER COAT FINISH.
4'-0" LONG (MIN.) #6REBAR DRIFT PIN EACHSTRINGER BAY.
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NON-WOVEN NEEDLE PUNCHEDGEO-TEXTLE FABRIC
4:1 MAX SLOPE
2% MAX SLOPE 4:1 MAX SLOPE
NOTE:NATURAL FINES SHALL CONSIST OF80% SAND, 10% CLAY, & 10% SILT
1'-0"6'-0"MIN. WIDTH 1'-0"
AMU
EXISTING VEGETATION
PARK AREA TO BE IMPROVEDAS PART OF THIS SUBDIVISIONAPPLICATION (APPROX.)
PARK AREAS IMPROVED AS PART OFIMPROVEMENTS AGREEMENT Doc.No. 2438409 (TYP.)
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PARK PLAN
WEST WINDS SW SUBDIVISION PROJECT NO.
FIGURE NUMBER
DRAWN BY:
CHK'D. BY:
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DATE:
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PROPOSED BRIDGE
LEGEND
AMU
EXISTING VEGETATION
PARK AREA TO BE IMPROVEDAS PART OF THIS SUBDIVISIONAPPLICATION (APPROX.)
PARK AREAS IMPROVED AS PART OFIMPROVEMENTS AGREEMENT Doc.No. 2438409 (TYP.)
IVOOPEN SPACE LANDSCAPE PLAN
THE WEST WINDS PLANNED COMMUNITY PUD PROJECT NO.
SHEET No.
DRAWN BY:
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FESCUE/BLUEGRASS SOD LAWN
Civil Engineering ● Geotechnical Engineering ● Land Surveying ● Construction Services
32 Discovery Drive
Bozeman, MT 59718
Phone: (406) 582-0221
Fax: (406) 582-5770
www.alliedengineering.com
February 13, 2018
Trever McSpadden
Haystack Development
PO Box 1793
Bozeman, MT 59771
trever@haystackdevelopment.com
RE: West Winds SW Preliminary Plat – 17583
NW ¼, Section 2, T2S, R5E, City of Bozeman, Gallatin County, MT
This Memo is written in response to the City of Bozeman (COB) Development Review Committee
(DRC) comments regarding West Winds SW Preliminary Plat – 17583, dated, January 10, 2018. Allied Engineering has responded to specific comments that you had requested, as listed below. Our responses
are shown in italics.
Section 2 – RECOMMENDED CONDITIONS OF APPROVAL
Section 2, Item 2: Block 1, Lots 16 and 17 shall be merged to a single lot.
Lot 16 and Lot 17 of Block 1 have been merged into a single lot. As a result of the lot merging,
the lot lines and dimensions for Block 1, Lots 1-16, have been revised accordingly. Also note the
engineering plans have been revised accordingly for the corresponding Preliminary Plat Map
revisions. See revised Preliminary Plat Map, dated 02-13-2018.
Section 2, Item 3: Alley A shall be shortened and provide snow storage on expanded common open
space L1.
Alley A was shortened to provide for snow storage on the expanded common open space L1. The
lots have been moved north, and the open space area has been increased to 0.119 acres (~5,187
sq ft). The previous area of the open space lot was 0.049 acres (~2,134 sq ft). See revised
Preliminary Plat Map, dated 02-13-2018.
Section 2, Item 4: Area under the easement included in document number 2595711 shall be
dedicated to the public with this plat as right of way.
The area under the easement has been dedicated to the public as right-of-way, which is located in
the newly constructed round-a-bout area. It should be noted the previous reference to document
number 2595711, was provided by others. However, the actual easement document, as recently
recorded by the City of Bozeman, is Document number 2605445. We have revised this document
reference accordingly. See revised Preliminary Plat Map, dated 02-13-2018.
Please also note the addition of the Temporary Construction Easement Note.
West Winds SW Subdivision
February 13, 2018
Project: 16‐003.20
Preliminary Plat and Plan Revisions
32 Discovery Drive . Bozeman, Montana 59718 . Phone: (406) 582-0221 . Fax: (406) 582-5770 Page 2
TEMPORARY CONSTRUCTION EASEMENT NOTE:
Per Document number 2605446, a temporary construction easement encumbers the
subject property. This temporary easement is proposed to be abandoned prior to final
plat approval, therefore, this easement is not shown graphically.
Section 3 – REQUIRED CODE CORRECTIONS
Section 3, Item 4: No utility easements for power etc are shown on the interior lots. The note is
acceptable but the locations need to be depicted on the plat
In addition to the easement fronting all the public streets (West Oak Street, Windward Avenue,
Breeze Lane, and Davis Lane), we have provided additional 10 ft wide utility easements as
depicted on the revised Preliminary Plat Map. This includes easements fronting the west, south,
and east side of Block 6, and the west, south, and east side of Block 5. We have also extended
and connected a new 12 ft wide utility easement within the interior portion of the new round-a-
bout.
In summary, these easements have been provided as part of the coordination and planning
between the underlying developer/applicant and the utility companies, and easements have been
provided for consistency with the utility layout. As a result, we have removed the Easement Not
from the old Preliminary Plat Map.
EASEMENT NOTE:
In addition to the easements shown, all lots are subject to the following Utility
Easements:
- 10‐ft wide front yard utility easement.
See revised Preliminary Plat Map, dated 02-13-2018. See also proposed utility layout, as
provided by NorthWestern Energy, dated 01-15-2018.
Section 3 – REQUIRED CODE CORRECTIONS
Section 3, Code Corrections, Item 1.b: The applicant must provide blue street signs for each of the
alleys prior to final plat approval, similar to private street signs, and name the alleys to provide
signage for emergency services.
Allied has provided notes and clarification on Sheet C2.15 regarding the requirement for blue
street signs for the alleys. The COB has also provided mark-ups for the signage plan, via Sheet
C2.15, which included removal of the alley street signs, thus, the plan sheet mark-ups are in
conflict with this comment. We understand that the private road names will be required for 911
emergency purposes, therefore, we have maintained the street signs per the revised Sheet C2.15,
dated 02-13-2018.
The alley names are still pending final approval from the GIS Department. We have maintained
the alley nomenclature on the plans (Alley A, Alley B, and Alley C), and have provided a table on
Sheet C0.3, regarding the proposed street corresponding alley street name.
West Winds SW Subdivision
February 13, 2018
Project: 16‐003.20
Preliminary Plat and Plan Revisions
32 Discovery Drive . Bozeman, Montana 59718 . Phone: (406) 582-0221 . Fax: (406) 582-5770 Page 3
Section 3, Code Corrections, Item 3 (first bullet point): The applicant must adjust the lot
configuration to indicate right-of-way dedication for the intersection of Davis Lane and Oak Street.
Although an easement currently exists to accommodate the intersection, the proposed lot
configuration is confusing to potential purchasers of the lots near the intersection. The applicant
must dedicate the right-of-way for Davis Lane, Oak Street, and the intersection of Davis and Oak
and show the corrected lot dimensions prior to preliminary plat approval.
The area under the easement has been dedicated to the public as right-of-way, which is located in
the newly constructed round-a-bout area at the corner of Davis Lane and Oak Street. As a result
of the right-of-way dedication, per this plat, the corresponding adjoining lots have been adjusted
accordingly. See revised Preliminary Plat Map, dated 02-13-2018.
See also response to Section 2, Item 4 (above):
Section 3, Code Corrections, Item 3 (second bullet point): The applicant must use City standard
alley approaches for access from public streets to the alleys per City Standard Drawing 02529-7A
except where the alley approaches have already been constructed on Breeze Lane. The applicant
must demonstrate the correct approaches prior to approval of infrastructure plans and
specifications.
The COB Standard Drawing 02529-7A Alley Approach detail assumes an inverted alley
intersecting a street. We have a crowned (Alley A, and Alley B) and super elevated (Alley C) the
alleys for drainage reasons. Instead a hybrid of both a residential and non-residential (COB
Standard Drawing 02529-11 & 02529-12) driveway approach was utilized in the design for the
three non-existing alley intersections with Windward Avenue and New Holland. The standard
detail used for the new alley approaches is shown as Detail 2 on Sheet C5.4. The main design
element of these alley approaches is to maintain sidewalk grade of the main street intersecting
with the alley. Drivers will have to turn up onto the alleys thus discouraging public traffic from
entering them. Also, the sidewalk will be connected to a concrete apron that will extend to the
main street. Creating a different look than traditional residential streets.
Section 3, Code Corrections, Item 5 (dead-end alley configuration comment): The dead-end alley
configuration at the end of Alley “A” will not be accepted as proposed. The proposed configuration
will result in snow plowed directly into the shared use path at the intersection of Oak Street and
Davis Lane. Additionally, BMC Section 38.23.070 states requirements for water main construction.
The proposed dead-end alley unnecessarily creates a dead-end water main at the end of the alley.
The applicant must adjust the dead-end alley to eliminate the snow storage issue and eliminate the
dead-end water main.
Lot 16 and Lot 17 of Block 1 have been merged into a single lot, and the lot lines and dimensions
for Block 1, Lots 1-16, have been revised accordingly. Alley A was shortened to provide for
additional snow storage on the expanded common open space L1. The lots have been moved
north, and the open space area has been increased. The dead-end water main has been
eliminated, and water services extend southwesterly from the water main, to service Lot 15 and
Lot 16 of Block 1, with water curb stop in the standard location. Note the sewer main does
extend south of the intersection of Alley A and Alley B, for service to Lot 15 and Lot 16 of Block
1, and also sewer service to Lot 1 of Block 2. See revised Preliminary Plat Map, dated 02-13-
2018. See also revised Plans, dated 02-13-2018.
West Winds SW Subdivision
February 13, 2018
Project: 16‐003.20
Preliminary Plat and Plan Revisions
32 Discovery Drive . Bozeman, Montana 59718 . Phone: (406) 582-0221 . Fax: (406) 582-5770 Page 4
Section 3, Code Corrections, Item 6 (road signage comment): The applicant must adjust the Raod
Signage Plan on Sheet C2.15 to meet the requirements. The applicant must adjust the signage plan
per the attached City markups to the plan prior to approval of infrastructure plans. The applicant
must also indicate no parking signs and panted curbs were no parking will be allowed.
As required in Section 3, Code Corrections, Item 1.b, Allied has provided notes and clarification
on Sheet C2.15 regarding the requirement for blue street signs for the alleys. The COB has also
provided mark-ups for the signage plan, via Sheet C2.15, which included removal of the alley
street signs, thus, the plan sheet mark-ups are in conflict with comment 1.b (above). We
understand that the private road names will be required for 911 emergency purposes, therefore,
we have maintained the street signs per the revised Sheet C2.15, dated 02-13-2018.
The alley names are still pending final approval from the GIS Department. We have maintained
the alley nomenclature on the plans (Alley A, Alley B, and Alley C), and have provided a table on
Sheet C0.3, regarding the proposed street corresponding alley street name.
As part of the COB redlines to Sheet C2.15, there were some suggested removal of stop signs
onto several City Streets. Stop signs from the Alleys were maintained for the approaches to
Breeze Lane, but were suggested to be removed for the alley approaches to Windard Avenue, and
New Holland Drive. We have removed the stop signs internal to the Alleys, but suggest keeping
the stop signs access all city streets (ie. Breeze Lane, Windward Avenue, and New Holland
Drive).
No parking signs and painted curbs have been denoted, with reference to individual detail sheets
that are not so cluttered.
In summary, we have incorporated the suggested revisions to the signage plan, along with some
of the above reference conflicts, in hopes that the signage plan is adequate for your approval.
Section 3, Code Corrections, Item 7 (sidewalk comment): The applicant must locate the sidewalks
proposed in the alleys 1-foot off the property line. The applicant must indicate the corrected
sidewalk locations on all drawings prior to final plat approval.
To accommodate the requirement for sidewalks being 1 ft off property line, all alley right-of-ways
have been widened from 44 ft wide, to 45 ft wide. The alley right-of way was widened only on the
side of the proposed sidewalk, allowing for the 1 ft separation. For Alley A, the alley right-of-
way was widened 1 ft east. For Alley B, the alley right-of-way was widened 1 ft west. For Alley
C, the alley right-of way was widened 1 ft north. This modification allowed for maintaining the
same road, water, and sewer alignments, and corresponding intersection grading.
The Preliminary Plat Drawing has also been adjusted per the 45 ft wide alley right-of-way. This
resulted in slightly smaller lots on Block 5 and Block 6. The affected water and sewer services
were extended an additional 1 ft, such that they extend into the revised lots, consistent with the
original plans. The corresponding water and sewer service tables have also been adjusted
accordingly, as well as the right-of-way section details. See revised Preliminary Plat Map, dated
02-13-2018. See also revised Plans, dated 02-13-2018.
West Winds SW Subdivision
February 13, 2018
Project: 16‐003.20
Preliminary Plat and Plan Revisions
32 Discovery Drive . Bozeman, Montana 59718 . Phone: (406) 582-0221 . Fax: (406) 582-5770 Page 5
Section 3, Code Corrections, Item 8 (first bullet-point): Where existing water main and sanitary
sewer main stubs will not be used, abandon the stubs per City Water and Sewer Division
requirements. The applicant must demonstrate proper abandonment prior to approval of
infrastructure plans and specifications.
We have added notes on Sheet C0.4 for proper abandonment of existing water main and sanitary
sewer mains that will not be used. See revised Plans, dated 02-13-2018.
Section 3, Code Corrections, Item 8 (second bullet-point): The profile view of the water main on
Sheet C4.3 indicates “C900” pipe. The applicant must replace this note with ductile iron CL 51
water main pipe to meet City standards and to be consistent with other notes on the drawings that
are correct.
The reference to “C-900” pipe on Sheet C4.3has been removed, and corrected with Class 51 DI
Water Main, consistent with the entire plan set. See revised Plans, dated 02-13-2018.
Section 3, Code Corrections, Item 8 (third bullet-point): Drawing C4.4 indicates a high point in the
water main in Alley “C”. The applicant must adjust the design to allow air to release from the
system.
The high point at the gate valve in Alley C (Sta: 12+48) was lowered to be level with the Tee
(Sta: 12+47) in New Holland and eliminated the local high point in the water main. See revised
Plans, dated 02-13-2018
Section 3, Code Corrections, Item 8 (fourth bullet-point): The pipe insulation Detail 1/C5.4
describes use of insulation as “alternate.” Insulation will only be allowed where it is not feasible to
meet the cover requirements (6.5-feet cover for water mains and 5-feet cover for sanitary sewer
mains).
Use of insulation was not intended as alternate, nor to encourage insulation use, but the way the
insulation is installed can be done two different ways. To clarify the insulation detail on Sheet
C5.4, it has been changed to say TYPICAL CONFIGURATION and NARROW TRENCH
CONFIGURATION for use of insulation, if required.
Section 3, Code Corrections, Item 10 (stormwater comments): The applicant must provide an
analysis of the subdivision stormwater detention volume. A flow rate analysis was provided, but
the applicant must also review the original subdivision detention volume analysis and demonstrate
sufficient volume exists in the existing detention system to accommodate the proposed project.
Refer to the new Storm Drainage Design Report for Phase 2 (dated 02-13-2018) that specifically
addresses drainage for the Phase 2 subdivision. No additional inlets or piping is proposed for
storm conveyance for Phase 2. Run-off will surface drain to existing inlets in Breeze Lane and
ultimately to the master detention ponds for the overall West Winds PUD. The peak flow and
volume from West Winds SW is equal to or less than the original design flow as set in the original
design by Dowl HKM. This is justified in that the weighted run-off coefficient for West Winds SW
is less than the what was used in the original design. To clarify a lower run-off coefficient means
less excess rainfall (storm run-off) as more is infiltrated or retained in these areas.
West Winds SW Subdivision
February 13, 2018
Project: 16‐003.20
Preliminary Plat and Plan Revisions
32 Discovery Drive . Bozeman, Montana 59718 . Phone: (406) 582-0221 . Fax: (406) 582-5770 Page 6
Conditions of Approval, Item 3: The applicant must revise the groundwater note on the
preliminary plat to indicate that no crawl spaces or basements will be allowed due to high
groundwater conditions at the site. The dates of the groundwater measurements in the preliminary
plat application indicate the applicant did not capture the seasonal high groundwater level
(SHGWL), and the measurements were taken on a low water year. The City has aerial imagery
indicating groundwater at the surface of the site. There is insufficient depth to the SHGWL to
allow crawl spaces or basements.
Allied agrees that basements should not be allowed for this development. However, we feel that
crawl spaces should be allowed, with limitations on foundation depth. We are confident in the
groundwater note that was originally stated on the preliminary plat. This note is the same
groundwater note that was provided for the previous condo development on the north side of
Breeze Lane, which called for 3.0 ft below existing grade, and the south side of Breeze
Lane called for 4.0 ft below existing grade. To accommodate for concerns from the City
of Bozeman, we have since revised the text on the preliminary plat to represent just the
south half of the overall property, which is specific to this project, and we reduced the
foundation depth to a maximum of 3 ft (in lieu of 4 ft). This depth would match the same
conditions as the north half (condo lot).
Please also note that the crawl space will be required to be filled in to the top of the footer, which
is typically about 8 inch thickness. This would result in the crawl space finished grade less than
2.5 feet from ground surface. Please find attached our Groundwater Memo (dated 02-12-2018)
and Groundwater Contour Map, in support of the proposed maximum foundation depths.
See below regarding the groundwater note that was included on the revised preliminary plat
map.
GROUNDWATER NOTE:
The proposed development lies in a known high groundwater area. To minimize the
chances for high groundwater to enter the crawl space, the depth of the crawl space
should be limited to about 3.0 feet below existing grade. As an added precaution, the
floor of the crawl space should be infilled with clean crushed rock up to the top of
footings to further raise the bottom of the crawl space to shallower depths. See the
geotechnical report for 2016 groundwater monitoring data and some additional moisture
protection recommendations for crawl spaces.
According to current City of Bozeman policy, no crawl spaces or basements may be
constructed such that sump pumps are required to pump water from these spaces. Sump
pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are
also not allowed to be connected to the drainage system unless capacity is designed into
the drainage system to accept the pumped water. Water from sump pumps shall not be
discharged onto streets, such as into the curb and gutters where they may create a safety
hazard for pedestrians and vehicles.
Page: __1__ of __1__
MEMO
32 Discovery Drive Bozeman, MT 59718 (406) 582‐0221 Fax (406) 582‐5770
Project Name: West Winds SW –Phase 2
Project Number: 16-003
Date and Time: February 12, 2018
Re: Groundwater Conditions
To: City of Bozeman
From: Mark Fasting, PE - Allied Engineering Services, Inc.
MEMO DETAILS:
Groundwater monitoring was performed in the spring of 2016 in order to develop a groundwater
surface. Monitor wells were installed February 2, 2016 and depths were recorded roughly every 2
weeks starting March and continuing through May. The peak groundwater elevations for all 8
monitoring wells were observed on April 8. A groundwater surface based on the highest observed groundwater elevations was generated and can be seen with finished grading on attached Exhibit 1. It should be noted that monitoring was ended in May due to the start of construction and construction
dewatering; as a result a groundwater peak outside the duration of monitoring would not have been
observed. Also, monitoring performed in 2016 may not represent the highest typical groundwater
condition when compared to other years. A finished grade surface has been developed for the entire site to ensure drainage is provided from the
lots to adjacent roads. In general, the depth to groundwater compared to the finished grade surface
ranges from 6 to 8 feet within the lots. The top of foundation wall for the proposed structures will be
at least 0.5 feet to 1.0 foot above the adjacent finished grade to maintain positive drainage away from the structure. Crawl spaces are anticipated to be 4 to 5 feet below top of foundation wall. Based on the assumptions above, groundwater is expected to be a minimum of 2-ft below crawl spaces during
seasonally high groundwater.
Haystack Development
February 13, 2018
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 1
Contents
1 Introduction and Overview ................................................................................................................... 2
2 Description of Site/Background Data ................................................................................................... 2
3 West Winds SW - Phase 1 & 2 ............................................................................................................... 3
4 Maintenance Plan ................................................................................................................................. 4
5 Conclusion/Summary of Results ........................................................................................................... 4
References .................................................................................................................................................... 5
Appendix A – West Winds Southwest Information
Appendix B – Original Dowl HKM Report Exhibits
Haystack Development
February 13, 2018
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 2
1 Introduction and Overview
The following report addresses storm water management for the West Winds SW – Subdivision (Phase 2).
The West Winds SW project consists of two phases: Phase 1 an existing Condo Development, and Phase
2 a proposed subdivision. This project area is part of the larger West Winds Planned Unit Development
(PUD). Design for the West Winds PUD was completed in a total of eight phases with this proposed project
falling within phases 4 and 5. Each phase was designed by Dowl HKM. The original PUD storm water run-
off design done by Dowl HKM planned for development in this area of similar density. This report will
reference the City of Bozeman (COB) approved storm drainage reports from Dowl HKM and Allied
Engineering, Inc. The most significant and up-to-date report for the PUD is the West Winds Planned Unit
Development: Stormwater Investigation Phase 6 Subdivision by Dowl HKM. The storm drainage report by
Allied Engineering for the project (West Winds SW Storm Drainage Report, West Winds Southwest)
covered both Phase 1 and 2 but only Phase 1 has been constructed. The original storm water
infrastructure outlined in this report has not changed for Phase 2.
The purpose of this report is to demonstrate that the proposed conditions for Phase 2 produce the same
or less run-off than the original design by Dowl HKM. Specifically, that the rational coefficients used for
West Winds SW design are the same or lower than the original Phase 4 and 5 of the PUD.
2 Description of Site/Background Data
The overall West Winds SW site is bounded by Davis Lane to the west, West Oak to the south, Windward
Avenue to the east, and Winter Park Street to the north. The existing Phase 1 consists of Condos from
Breeze Lane to Winter Park Street. South of Breeze lane to Oak Street is Phase 2. Phase 2 will consist of
73 residential lots.
Run-off from Phase 2 will utilize the existing storm water inlets from Phase 1 to convey run-off into the
off-site storm infrastructure. Design the underground conveyance was completed with the Phase 1
submittal and approved by the COB.
The existing underground conveyance from West Winds SW to the larger PUD flow to the existing East
and West Master Ponds. These master ponds are hydraulically connected and serve the entire west
portion of the West Winds PUD. These master ponds have a design storage volume of 68,657-cu.ft. and
overall storage volume of 140,813-cu.ft. The required storage for this pond is 67,494-cu.ft. for the 10-yr
storm event based on the 2013 Phase 6 report. This required storage was calculated using the rational
coefficients for the contributing area to the ponds shown in Table 1.
Haystack Development
February 13, 2018
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 3
Table 1 - Original Drainage Basins of Project Area
Original Basins (Delineated by Dowl
HKM)
Area
(acres) Weighted C
4A 0.88 0.6
4B 0.62 0.6
4C 5.23 0.62
4D 6.14 0.62
5A 4.78 0.61
5B 2.87 0.62
Total Area (acres) 20.5
Overall Weighted Run-off Coefficient 0.62
Refer to Appendix B for plan views of the original basins as delineated by Dowl HKM. Refer to Figure 3
from the Phase 6 Report for views of the master ponds and drainage structures to reach them. As can be
seen from these figures the previous areas are similar enough to our project boundaries to be used to
justify hydraulic sizing and design.
3 West Winds SW - Phase 1 & 2
The delineated drainage basins of the West Winds SW project are shown Appendix A. For individual and
overall weighted rational coefficients C refer to Table 2. The total area of the project is 18 acres which is
slightly less than the total area of Phase 4 and 5 of the PUD’s original design. This is because only the area
of West Winds SW was delineated unlike the original design which covers all area within the PUD. The
area for development within West Winds SW was assumed to be Commercial/Retirement/Assisted Living
areas with a higher C value of 0.6. These dense developments are similar to both the existing high-density
condos and proposed subdivision. The weighted C for the overall Phase 4 and 5 area is 0.62. The overall
weighted run-off coefficient for the proposed West Winds SW project is approximated 0.59. This lower C
value comes from having more open space in the subdivision area.
Given the simple nature of the Rational Method the proposed development will produce less run-off
volume and a lower peak flow. The rational method is simply the run-off coefficient times the rainfall
intensity times the area. Both area and rainfall intensity are held constant while substituting the lower C
value will produce lower run-off. It would be conservative to utilize the existing underground conveyance,
structures, and detention ponds to treat storm water run-off from both Phase 1 and 2 of West Winds SW
without any design changes.
Haystack Development
February 13, 2018
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 4
Table 2 – West Winds SW Drainage Basins
West Winds SW -Basins Area
(acres) Weighted C
BR14+80N 0.26 0.61
BR14+80S 2.63 0.57
BR16+05N 0.28 0.61
BR16+05S 3.17 0.57
NH17+00W 2.81 0.57
NH17+00E 1.98 0.57
NH20+75W 0.76 0.61
NH20+75E 0.66 0.61
RDA20+10W 0.98 0.61
RDA20+10E 0.48 0.61
RDB18+50W 0.43 0.61
RDB18+50E 0.49 0.61
WEST CONDO 0.70 0.61
EAST CONDO 0.72 0.61
WINWARD BASIN 1.03 0.60
WINTER PARK BASIN 0.65 0.60
Total Area (acres) 18
Overall Weighted Run-off Coefficient 0.59
4 Maintenance Plan
Storm drainage facilities will be maintained by both the City of Bozeman and the West Winds Master
Homeowner’s Association, Inc. In general, infrastructure located within the right-of-way or public utility
easement will be maintained by the City, the remaining infrastructure will be maintained by the HOA.
Inlet and junction structures will have a minimum sump depth of 9-inches. The sumps will collect large
debris requiring removal. Inlets are located within public right-of-ways and public utility easements and
will be maintained by the COB.
5 Conclusion/Summary of Results
West Winds Southwest is located within the original West Winds Development PUD. The engineering was
completed by HKM and design reports provided for each phase of development (on file at the City of
Bozeman Engineering Department). The project site is specifically located within portions of phase 4 and
5 of the original development and was included with planning and design of conveyance and storage
infrastructure for the overall development. Existing storm mains were connected in Phase 1 to convey
drainage to the existing detention ponds for the PUD. These ponds Master West and Master East located
Haystack Development
February 13, 2018
Project: 16-003
Bozeman Office . 32 Discovery Drive . Bozeman, Montana 59718 . Ph: (406) 582-0221 . Fax: (406) 582-5770 Page 5
on the north boundary of the PUD are design to handle the Peak Flow and Volume from a 10-yr design
event. The conveyance infrastructure for both the West Winds SW and overall PUD are both designed to
handle the 25-yr event as shown in the previously mentioned reports.
In conclusion the design events for the West Winds SW project will produce smaller peak flow and less
run-off volume than originally designed due to a lower run-off coefficient of 0.59 compared to the original
Phase 4 and 5 value of 0.61.
References
Stormwater Investigation for West Winds Planned Community Phase 4 Subdivision. Bozeman, Montana,
HKM. July 8, 2008
Stormwater Investigation for West Winds Planned Community Phase 5 Subdivision. Bozeman, Montana,
HKM. October, 2008
West Winds Planned Unit Development: Stormwater Investigation Phase 6 Subdivision. Bozeman,
Montana, Dowl HKM. November, 2013
Storm Drainage Report, West Winds Southwest. Bozeman, Montana. Allied Engineering, Inc. April 15,
2016.
Appendix A – West Winds Southwest Information
Appendix B – Original Dowl HKM Report Exhibits
Table Taken from the Stormwater Investigation for West Winds Planned
Community Phase 4 Subdivision
Table has Weighted C values for the West Winds PUD Original Phases.The
basins of interest for has been outlined.
Table Taken from West Winds Planned Unit Development: Stormwater
Investigation Phase 6 Subdivision
Table has Weighted C values for the West Winds PUD Original Phases.
The basin of interest for has been outlined.
West Winds SW Project
West Winds SW Project Area
Drainage path to
Master Ponds
West Winds SW Project Area
Drainage path to
Master Ponds
PPPPPSPDAVIS LANE
LOT 6LOT 7LOT 2LOT 3LOT 4LOT 5LOT 15LOT 14LOT 13LOT 12LOT 11LOT 10LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 13LOT 12LOT 11LOT 10LOT 15LOT 14LOT 1LOT 1LOT 16LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 1LOT 3LOT 11LOT 4LOT 12LOT 5LOT 13LOT 6LOT 14LOT 7LOT 15LOT 8LOT 16LOT 1LOT 9LOT 17LOT 2LOT 10LOT 9LOT 8LOT 9LOT 8LOT 8LOT 2LOT 1LOT 5LOT 4LOT 3LOT 4LOT 3LOT 10LOT 2LOT 9LOT 1LOT 8LOT 7LOT 6LOT 5LOT 16LOT 6R/WOPEN SPACEPPSSSSSSSSSSSSSSSSSSSSPP189' #2 IN2" CONDUIT189' #2 IN2" CONDUIT110' OF #2 IN2" CONDUITTO BEND168' OF #2 IN2" CONDUIT100' OF #2 IN2" CONDUIT100' #2 IN2" CONDUIT165' #2 IN2" CONDUIT100' #2 IN2" CONDUIT168' #2 IN2" CONDUIT100' #2 IN2" CONDUIT100' #2 IN2" CONDUITEXISTING JUNCTIONCAN (RYB34), TAP CPHASE TO THE SOUTH(VERIFY PHASE)INSTALL 3 PH JUNCTIONCAN (RYB60), TAP CPHASE TO THE SOUTH(VERIFY PHASE)INSTALL 3 PH JUNCTIONCAN (RYB61), TAP BPHASE TO THE SOUTH(VERIFY PHASE)274' 3 RUNS OF #2 IN 2" CONDUIT146' 3 RUNS OF#2 IN 2" CONDUIT165' #2 IN2" CONDUIT165' #2 IN2" CONDUIT165' #2 IN2" CONDUIT165' #2 IN2" CONDUIT215' #2 IN2" CONDUIT186' #2 IN2" CONDUIT211' #2 IN2" CONDUIT291' #2 IN2" CONDUIT205' #2 IN2" CONDUIT45' #2 IN 2" CONDUITCONNECT TO EX XFMR BPHASE (VERIFY PHASING)312' #2 IN2" CONDUITINSTALL 63' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (Y62)INSTALL 63' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (Y63)INSTALL 63' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (Y64)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B61)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B62)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B64)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B65)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B36)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B37)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B39)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B40)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B2)INSTALL 100' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (B3)INSTALL 78' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (Y67)INSTALL 78' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (Y66)INSTALL 78' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALLXFMR (Y65)INSTALL 78' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALL 78' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALL 63' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANINSTALL 63' OF 350MCM IN 3" TRIPLEXTO SECONDARY CANOPENOPENNOTES:1.AT EACH LOT INSTALL 2" CONDUITSTUB, 1/2" SERVICE, 1/2" EFV ANDLOCATE BALL.2.FOR EASEMENTS, SEE PAGE 33.ALL TRANSFORMERS ARE 25 KVA,120/240V, VERIFY PHASE LABELINGINSTALL SINGLEPHASE JCAN (B63)INSTALL SINGLE PHASEJCAN (B38), NORMALOPEN TO B63EXISTING JUNCTIONCAN (RYB1), TAP CPHASE TO THE SOUTH(VERIFY PHASE)west winds sw phase 2 subdivisionNotification: 340091698Order: 24083102CAMMY DOOLEY539-2359NorthWesternEnergy1/15/18
Page 2 of 3040408020HORIZ. SCALE1 IN = 80 FEET
PPPPPSPDAVIS LANE
LOT 6LOT 7LOT 2LOT 3LOT 4LOT 5LOT 15LOT 14LOT 13LOT 12LOT 11LOT 10LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 13LOT 12LOT 11LOT 10LOT 15LOT 14LOT 1LOT 1LOT 16LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 1LOT 3LOT 11LOT 4LOT 12LOT 5LOT 13LOT 6LOT 14LOT 7LOT 15LOT 8LOT 16LOT 1LOT 9LOT 17LOT 2LOT 10LOT 9LOT 8LOT 9LOT 8LOT 8LOT 2LOT 1LOT 5LOT 4LOT 3LOT 4LOT 3LOT 10LOT 2LOT 9LOT 1LOT 8LOT 7LOT 6LOT 5LOT 16LOT 6R/WOPEN SPACEPPSSSSSSSSSSSSSSSSSSSSPP207' OF 2" PL GASNOTES:1.AT EACH LOT INSTALL 2" CONDUITSTUB, 1/2" SERVICE, 1/2" EFV ANDLOCATE BALL.2.FOR EASEMENTS, SEE PAGE 33.ALL TRANSFORMERS ARE 25 KVA,120/240V, VERIFY PHASE LABELING4x2 PL TEE146' OF 2" PL GAS105' OF 2" PL GAS189' OF 2" PL GAS189' OF 2" PL GAS304' OF 2" PL GAS165' OF 2" PL GAS165' OF 2" PL GAS100' OF 2" PL GAS100' OF 2" PL GAS160' OF 2" PL GASTO CORNER201' OF 2" PL GASTO CORNER160' OF 2" PL GAS160' OF 2" PL GAS160' OF 2" PL GASTO CORNER201' OF 2" PL GASTO CORNER100' OF 2" PL GAS100' OF 2" PL GAS165' OF 2" PL GAS165' OF 2" PL GAS168' OF 2" PL GAS100' OF 2" PL GAS333' OF 2" PL GAS204' OF 2" PL GAS290' OF 2" PL GAS4x2 PL TEECONNECT TO 2" STUBAND INSTALL 2" TEETOWARDS SOUTH2" PL TEE2" PL TEE2" PL TEE2" PL TEECONNECT TO 2" STUB76' OF 2" PL GASwest winds sw phase 2 subdivisionCAMMY DOOLEY539-2359NorthWesternEnergyNotification: 340091698Order: 240831021/15/18
Page 2 of 3040408020HORIZ. SCALE1 IN = 80 FEET
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16.0'31.0'35.0'20.0'R=2'(TYP.)R=4' (TYP.)30.0'
32.5'2.0'5' SIDEWALKSTANDARD CURB & GUTTERCURB ONLYVALLEY GUTTERNEW HOLLAND DR (60')MISTRAL BYWAY (45')MISTRAL BYWAY (45')
TYPICAL INTERSECTIONWEST WINDS PLANNED COMMUNITY P.U.D.PROJECT NO.FIGURE NUMBERDRAWN BY:CHK'D. BY:APPR. BY:DATE:E:\CIVIL 3D PROJECTS\15020\ACAD\MASTER PLAN\WW-CONCEPT 8.dwg Plotted on Jan/31/2018102.082BOZEMANMONTANAJCHTWMTWM01/20185' SIDEWALK (TYP.)VALLEY GUTTERCURB ONLYGALE BYWAY (60')MISTRAL BYWAY (45')TOP BACK CURB=16.5' R (TYP)30.0'2.0'16.0'EDGE OFPAVEMENT=17.0' R(TYP.)23.0'30.0'2.0'64.5'23.0'2.0'R=4'(TYP.)R=3.5'(TYP.)