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HomeMy WebLinkAbout05-07-18 City Commission Packet Materials - A2. Prelim PUD for The Lakes at Valley West, Phases 5 & 6Page 1 of 23 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Date: Design Review Board (DRB) Meeting of March 28, 2018 at 5:30 pm in the City Commission Room, City Hall, 121 N. Rouse Avenue, Bozeman, Montana City Commission, May 7, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana Project Description: A Preliminary Planned Unit Development application for the 5th & 6th phase of a multi-phase residential development located on 65 acres south of Durston Road, east and west of an extension of Laurel Parkway. Phase 5 & 6 includes 20.86 total acres for 79 dwellings with 20 Accessory Dwelling Units (ADU), nine open space lots, and one park lot. Fifteen relaxations were approved with previous phases and are continued to be requested with this application. Two further relaxations are proposed. Project Location: Lot R2A of Phase 3 of the Lakes at Valley West Subdivision, located in the NW ¼ of Section 9 Township 2S, Range 5E PMM City of Bozeman, Montana. Located at 5600 Durston Road Recommendation: Approval with conditions Commission Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 18023 and move to approve the preliminary planned unit development with conditions and subject to all applicable code provisions. Report Date: April 27, 2018 Staff Contact: Sarah Rosenberg, Community Development Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues None Project Summary The proposed Planned Unit Development (PUD) continues the previously approved Lakes at Valley West PUD. PUD relaxations approved in that project added uses to the existing R-1 district, modified numeric standards of the R-1 district, established an alternate alley 112 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 2 of 23 standard, and modified block dimensions. The PUD is proposed in conjunction with a subdivision to create 79 residential lot with 20 ADUs, 12 open space lots, and one park lot. The project is the final two phases of the Lakes at Valley West Planned Unit Development. This project will have a customized R-1 district which will be in effect only within the project boundaries. Unless the PUD modifies a standard, the base requirements of the Unified Development Code remain in effect. Similarly to the previous phases, Phases 5 and 6 proposes a unique combination of uses and configuration. The lots are smaller than those commonly platted in Bozeman, however, substantial open space is provided in both public and private ownerships. The previous phases provided more than the minimum park land as a bank for future phases. This phase is drawing on that reserve. Open space is provided within the two final phases. The PUD conforms to the requirements of the Unified Development Code criteria. A PUD is a discretionary approval and the review authority must find that the overall development is superior to that offered by the basic existing zoning standards. See Section 38.20.030.A.4, BMC. The obligation to show a superior outcome is the responsibility of the applicant. Design Review Board The Design Review Board considered the application on March 28, 2018. No public comments were received. The DRB recommended approval of the application with the conditions proposed by staff. The video of the meeting is available at http://www.bozeman.net/services/city-tv-and-streaming-audio. Public Comment There has been no public comment received in response to the project notice. Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. 113 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 3 of 23 TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................... 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Design Review Board ......................................................................................................... 2 Public Comment.................................................................................................................. 2 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .................................................................................................... 4 SECTION 2 –REQUESTED RELAXATIONS ....................................................................... 8 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 8 SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS ................. 9 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ........................................ 9 SECTION 6 - STAFF ANALYSIS AND FINDINGS ............................................................. 9 Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 10 Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC .............. 14 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY................................ 20 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 20 APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 21 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 21 APPENDIX E –PLANNED UNIT DEVELOPMENT INTENT ........................................... 21 FISCAL EFFECTS ................................................................................................................. 22 ATTACHMENTS ................................................................................................................... 23 114 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 4 of 23 SECTION 1 - MAP SERIES Zoning Vicinity Map 115 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 5 of 23 Overall Project Boundaries 116 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 6 of 23 Overall phase plan with Phase 5 & 6 highlighted Master Site Plan 117 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 7 of 23 Proposed layout for Phase 5 & 6 118 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 8 of 23 SECTION 2 –REQUESTED RELAXATIONS Planned Unit Development Relaxations are requested with this application. The applicant has requested relaxations to the following standards. The summary of each relaxation, the customized zoning district incorporating those relaxations, and the overall reasoning behind the relaxations is in Section D6 of the PUD submittal. The altered standards are depicted by lot and described in text in Appendix C of the Design Manual included in the PUD submittal. Explanatory notes are attached to each section of the municipal code proposed to be altered. Items 1-15 are a carry-over from the previously approved phases 1-4. Items 16 and 17 are additional relaxations for Phases 5 and 6. Summary List of Relaxations Code Section Summary of Section 1) 38.08.010.A.2 Intent of R-1 District 2) 38.08.020 Expand Authorized Uses in R-1 3) 38.08.030.A.2 Increase Allowed Lot Coverage and Floor Area 4) 38.08.040.A Reduce Minimum Lot Area 5) 38.08.040.B Reduce Minimum Lot Width 6) 38.08.050.A Reduce Yards 7) 38.08.060 Replace Building Height in R-1 to be the same as R-4 8) 38.22.030 Allow R-1 Accessory Dwelling Units (ADUs) without a Conditional Use Permit for defined lots 9) 38.23.040.B Allow Increased Block Length 10) 38.23.040.C Allow Smaller Block Width 11) 38.23.040.D.3 Allow Alternate Pedestrian Walk Surface 12) 38.23.040.E Not Require Block Numbering 13) 38.24.060.A Design Standards (length of tangent at intersection) 14) 38.24.060.B Alternate Alley Section to Allow Woonerf 15) 38.23.100.A.2 Reduction to minimum wetland setback 16) 38.27.060 Reduce Parkland frontage 17) 38.21.060.4 Increase covered deck yard encroachment SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the planned unit development. Additional conditions apply to the subdivision of the property being processed concurrently with this planned unit development. Recommended Conditions of Approval: 1. The final PUD plan shall be submitted, reviewed, and approved prior to approval of the final plat. 119 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 9 of 23 2. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 3. The applicant shall submit with the application for Final PUD Plan review and approval, a written narrative stating how they have responded to each of these comments. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 4. The final plan submittal shall identify the uses to be allowed on each proposed lot in the design guidelines and associated development standards as was done with Phases 1-4. 5. No property may be removed from the covenants without written approval of the City of Bozeman. 6. The City of Bozeman has relied upon the overall design standards required as part of the planned unit development application. The design standards may not be altered without consent of the City. SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS A. None are identified at this time. SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS Having considered the criteria established for residential planned unit developments approval with conditions is recommended to the Design Review Board (DRB). The DRB reviewed the application at a public hearing on March 28, 2018 and recommended approval of the application with the conditions outlined in this report to the City Commission. The Planning Board conducted a public hearing on the related subdivision to make a recommendation to the City Commission. The public hearing was heard on April 17, 2018. The Development Review Committee (DRC) considered the Planned Unit Development on February 7, 2018. The DRC found that the application was adequate to proceed in review. The City Commission is scheduled to consider the proposal on May 7, 2018. The hearing will be held in the City Commission chamber, 121 N. Rouse Avenue at 6 pm. SECTION 6 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials 120 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 10 of 23 available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. Applicable Plan Review Criteria, Section 38.19.100, BMC. 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. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy This project is proposing residential uses within a residentially planned area. No conflicts have been identified with the growth policy future land use designation or goals and policies. Section 1c of the application is the applicant’s response to this criterion. The application support various growth policy goals and principles as described in Section 1c of the application. No conflicts with the growth policy have been identified. 2. Conformance to this chapter, including the cessation of any current violations There are no known violations on the property. The project proposes several alternative standards for development within the PUD. If the remaining PUD and subdivision processes are completed, and the City Commission approves the requested relaxations, then the project will be in conformance. If the Commission does not approve the relaxations then the project will not be in conformance and should not be approved. Relaxations 1-15 are being requested to be applied to Phase 5 & 6 as well as two additional relaxations being sought out. One relaxation that was also specific to Phase 3 is being requested for lots 58-61 and Lots 25-28 in Phase 5 and Lots 1-8 in Phase 6. This request is to allow a covered deck encroachment into the rear setback. 3. Conformance with all other applicable laws, ordinances, and regulations Applications for design and review of infrastructure, compliance with building permits, and related processes are future events. Compliance will be required as the project advances. The application includes correspondence regarding wetland and water right changes indicating the applicants have begun the required processes. 4. Relationship of site plan elements to conditions both on and off the property The proposed construction of the street network provides for connectivity and continuity of streets. Trail networks are proposed that cross the project and are connected to perimeter and internal sidewalks. The proposed location of additional open space will integrate with the existing Bronken Park, Baxter Creek Natural Area, and associated trails. A paved trail is 121 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 11 of 23 proposed along the western edge of the project which can be connected to a developing similar trail in development to the south and a prior phase to the north. This trail connection is an important N-S connection between Huffine Lane and Durston Road. Relaxation No. 16 requests reduced park frontage in Phase 6. Phase 1 contains the vast majority of the Lakes at Valley West dedicated parkland that is fronted by a public road. Approximately 60% of the proposed parkland in Phase 6 is fronted by streets. This park is not a typical active park as it is part of a wetland complex and the need for parking is less than if it was a fully developed park. 7.23 acres of dedicated parkland is included with Phases 5 and 6. The property is bounded either by prior phases of the development or by landscaped open spaces. The physical separation provides a green edge that separates the unusual lot configurations on the property. The individual home sites are unlikely to have negative affects off the property. The proposed design manual and standards are proposed to mitigate potential conflicts. No particular conflicts have been identified at this time. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions Adequate parking is provided. The application does not request relaxations related to parking. The site is accessed by Durston Road, an arterial street and Laurel Parkway, a collector street. Westmorland and Westgate are local streets providing internal circulation. The named woonerfs provide access to most of the homes. The anticipated traffic load does not exceed the capacity of the streets. The woonerfs constructed to date have been tested by traffic during the past winter and are work adequately. Active snow management provided by the Property Owners’Assocation (POA) is necessary to achieve this result. This is established in the conditions of approval of the subdivision and the associated supplementary documents. 6. Pedestrian and vehicular ingress and egress Adequate circulation is provided. The street cross sections are analyzed with the subdivision. The woonerf section has been installed in the first three phases and was approved to be constructed in phase 4. The woonerfs are functioning without any signficiant known complaints or reported accidents. . The proposed street network provides adequate access and circulation. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation The pedestrian trail and street networks and open space landscaping are shown on sheet SD1 of the open space plan in the application. The classification of the various streets and trails 122 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 12 of 23 are depicted and are consistent with other phases and City standards. The landscaping plan demonstrates compliance with the landscaping requirements of Article 38.26. 8. Open space The project proposes several open spaces. Phase 5 and 6 proposes 1.55 acres or 7% of the land to be open space. The west lake is surrounded by ample open space that creates a buffer between private properties and the natural wetland fringe of the lake. The required amount of open space has been provided. 9. Building location and height The PUD proposes to replace the existing R-1 allowed building heights with those of the R-4 zoning district. The overall difference is a maximum of eight feet in height. The proposed lot sizes are in some circumstances much smaller than normal for the R-1 district. The additional allowed height enables the homes to have additional area on upper floors. This is Relaxation #7. The allowance for smaller lots and taller buildings is part of the distinctive nature of the Lakes at Valley West. The additional height allowance provides opportunities for steeper roof pitches. 10. Setbacks Relaxation No. 17 modifies the setbacks for covered decks. Lots 25-28 and 58-61 in Phase 5 and Lots 1-8 in Phase 6 are proposed to have reduced rear yard setbacks. These lots are adjacent to open spaces. This relaxation proposes to allow for the framed portion of the covered deck to encroach into the setback, allowing an addition 2 foot encroachment for the overhangs/eaves for a total encroachment of up to 7 feet. This same relaxation was approved in Phase 3 and it has not produced any known negative impacts. 11. Lighting New lighting will be required along the public streets. The proposed street lights and building mounted lights conform to the City’s dark sky requirements. The private lighting is subject to the proposed design guidelines which direct use of LED lighting. Lighting has already been installed along Durston Road and appropriate internal intersections. 12. Provisions for utilities, including efficient public services and facilities All necessary utilities are provided. This issue is addressed primarily through the companion subdivision application and associated conditions of approval. 13. Site surface drainage Drainage is placed within appropriate locations. Placement and design will be addressed with the subdivision conditions. 123 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 13 of 23 14. Loading and unloading areas None are proposed. 15. Grading The site has little natural contours. Two large artificial lakes already exist on the site which provide the greatest topographic change. No substantial grading is proposed except for that required for the installation of streets. Future phases have several large piles of gravel excavated from the lakes. No changes with those are proposed at this time. 16. Signage None is proposed at this time. 17. Screening No proposed element of the project requires screening at this time. The design manual approved with earlier phases and continued to this project addresses screening with individual residences. 18. Overlay district provisions Not applicable to this application. 19. Other related matters, including relevant comment from affected parties No public comment has been received at this time. 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming or The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming. Not applicable. The site will be divided according to the companion subdivision. 21. Compliance with article 38.43 of the Bozeman Municipal Code. Affordable housing is proposed with this development. The applicant is proposing to construct eight homes within the entire Lakes at Valley West development to be built and marketed to households with incomes at or below 80% AMI. The application was reviewed by the Affordable Housing Manager and the requirements were met per the amended PUD of Phase 3 of Lakes at Valley West. City Commission approved the amended PUD of Phase 3 124 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 14 of 23 on Monday, April 9, 2018 to allow an alternative pricing structure and allow the eight units from Phase 3 to count towards the requirements for Phases 5 & 6. As of Friday, April 27, 2018, three of the eight houses have closed with buyers within the 60-80% AMI price range. 22. Phasing of development The present project is the subsequent phase of the project. The prior phases are being completed at this time. The phases appear adequate to enable use and development of the property independent of other work. Applicable Conditional Use Permit Review Criteria, Section 38.19.100, BMC E. In addition to the review criteria of section 38.19.100, the review authority shall, in approving a conditional use permit, determine favorably as follows: 1. That the site for the proposed use is adequate in size and topography to accommodate such use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly relate such use with the land and uses in the vicinity; The site is adequate. The existing lakes have been used as design features and are integrated into the development. Landscaped area are coordinated with adjacent property and within the proposed development. Parking is provided on each lot and along the public streets. Special areas are designated along the woonerf. The relaxations will allow a tighter development pattern. The resulting designs for homes will require substantial care to conform to the Design Manual. The applicant has provided within the Design Manual lot specific information to enable future designers to comply. The proposed standards are achievable and have been proved in previous phases. 2. That the proposed use will have no material adverse effect upon the abutting property. Persons objecting to the recommendations of review bodies carry the burden of proof; No adverse impacts to abutting properties are identified. Issues of traffic impacts which does interact with the larger transportation system will be addressed with the related subdivision. 125 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 15 of 23 3. That any additional conditions stated in the approval are deemed necessary to protect the public health, safety and general welfare. Such conditions may include, but are not limited to: a. Regulation of use; b. Special yards, spaces and buffers; c. Special fences, solid fences and walls; d. Surfacing of parking areas; e. Requiring street, service road or alley dedications and improvements or appropriate bonds; f. Regulation of points of vehicular ingress and egress; g. Regulation of signs; h. Requiring maintenance of the grounds; i. Regulation of noise, vibrations and odors; j. Regulation of hours for certain activities; k. Time period within which the proposed use shall be developed; l. Duration of use; m. Requiring the dedication of access rights; and n. Other such conditions as will make possible the development of the city in an orderly and efficient manner. The proposed covenants associated with the project address these areas. The covenants will be addressed primarily through the comments on the related subdivision. No changes to the previously approved covenants are proposed other than to extend them to this phase of development and add the new relaxations applicable to these final phases. F. In addition to all other conditions, the following general requirements apply to every conditional use permit granted: 1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure; and 2. That all of the conditions shall constitute restrictions running with the land use, shall apply and be adhered to by the owner of the land, successors or assigns, shall be binding upon the owner of the land, his successors or assigns, shall be consented to in writing, and shall be recorded as such with the county clerk and recorder's office by the 126 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 16 of 23 property owner prior to the issuance of any building permits, final plan approval or commencement of the conditional use. The necessary recording of documents will be addressed as part of the final PUD plan process and will be required prior to approval of the final site plan. Applicable Planned Unit Development Review Criteria, Section 38.20.090.E, BMC Sections D6 and D16 of the application presents the applicant’s response to these criteria. In addition to the criteria for all site plan and conditional use reviews, the following criteria will be used in evaluating all planned unit development applications. a. All development. All land uses within a proposed planned unit development shall be reviewed against, and comply with, the applicable objectives and criteria of the mandatory "all development" group. (1) Does the development comply with all city design standards, requirements and specifications for the following services: water supply, trails/walks/bike ways, sanitary supply, irrigation companies, fire protection, electricity, flood hazard areas, natural gas, telephone, storm drainage, cable television, and streets? Except for those standards proposed for relaxation it appears the application conforms. (2) Does the project preserve or replace existing natural vegetation? The site has been substantially disturbed by previous development. There are some existing wetland areas within proposed open spaces which will remain largely undisturbed except for installation of pedestrian trails. There will be substantial placement of new vegetation within the open spaces and parks. Wetland areas in the open spaces were previously reviewed and approved with a 404 permit. The permit has been closed. The project is providing a buffer along Aajker Creek which will lessen disturbance of that vegetation. (3) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to produce an efficient, functionally organized and cohesive planned unit development? Yes, the proposal is cohesive and has a variety of coordinating elements ranging from design standards to physical street configurations. (4) Does the design and arrangement of elements of the site plan (e.g., building construction, orientation, and placement; transportation networks; selection and placement of landscape materials; and/or use of renewable energy sources; etc.) contribute to the overall reduction of energy use by the project? The project has lot layouts which are favorable to installation of solar systems. Such systems are not proposed at this time. Individual site designs have not been completed. The site will 127 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 17 of 23 be integrated in to the existing and developing pedestrian and bicycle network which will enable travel without motor vehicles. The site is on the western edge of the City at this time and there are few services or employment locations in near proximity at this time. Services are developing on other sites along Cottonwood Road and Huffine Lane. (5) Are the elements of the site plan (e.g., buildings, circulation, open space and landscaping, etc.) designed and arranged to maximize the privacy by the residents of the project? The site designs for individual lots are not known at this time. They will be designed individually. The Design Manual provides guidelines in this area which appear to address this criterion. (6) Park land. Does the design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the site configuration, and has the area of park land or open space been provided for each proposed dwelling as required by section 38.27.020. The project has a surplus balance of parkland from prior dedications. 2.97 acres of parkland is required and the applicant is proposing that 7.23 acres of parkland is dedicated with these Phases. The tabulation of parkland is provided in the subdivision submittal. The standard has been met. (7) Performance. All PUDs shall earn at least 20 performance points. With a PUD, Section 38.20.090.E.2.a.7 requires at least 20 performance points for the subject property. There are 11 options provided in the UDC to meet this requirement. Points can be met using any combination of on-site and off-site open space or other options listed in the code. The Preliminary PUD must specify how the performance points are being met. Open space provisions for phased PUD developments: If a project is to be built in phases, each phase shall include an appropriate share of the proposed recreational, open space, affordable housing and other site and building amenities of the entire development used to meet the requirements of section 38.20.090.E.2. The appropriate share of the amenities for each phase shall be determined for each specific project at the time of preliminary approval and shall not be based solely upon a proportional or equal share for the entire site. The Lakes at Valley West Phase 5 & 6 PUD is proposing to satisfy the performance requirement solely with additional open space. The tabulation is under the parkland section of the application. The application satisfies the requirement. Public access to the open space will be provided by easement. 128 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 18 of 23 (8) Is the development being properly integrated into development and circulation patterns of adjacent and nearby neighborhoods so that this development will not become an isolated "pad" to adjoining development? The overall property is well integrated into the arterial and collector system. Local streets provide additional connectivity. The two lakes and associated stream and wetland areas are substantial barriers which limit connectivity. Trail connections have been placed to improve connectivity to Bronken Park and its trails. This current phase continues the trail networks. b. Residential. Planned unit developments in residential areas (R-S, R-1, R-2, R-3, R-4, RMH and R-O zoning districts) may include a variety of housing types designed to enhance the natural environmental, conserve energy, recognize, and to the maximum extent possible, preserve and promote the unique character of neighborhoods, with provisions for a mix of limited commercial development. For purposes of this section, "limited commercial development" means uses listed in the B-1 neighborhood service district (article 10 of this chapter), within the parameters set forth below. All uses within the PUD must be sited and designed such that the activities present will not detrimentally affect the adjacent residential neighborhood. The permitted number of residential dwelling units shall be determined by the provision of and proximity to public services and subject to the following limitations: (1) On a net acreage basis, is the average residential density in the project (calculated for residential portion of the site only) consistent with the development densities set forth in the land use guidelines of the city growth policy? The property is planned a Residential and zoned as R-1. The R-1 district has a standard minimum lot size of 5,000 sq ft. This provides a base net density of 8.7 dwellings per acre. Appendix A of this report describes the range of planned residential densities of between 6 and 32 dwellings per acre in Bozeman. Application element D7 provides the required calculation for the density bonus. Proposed density complies with the growth policy and this standard. (2) Does the project provide for private outdoor areas (e.g., private yards, patios and balconies, etc.) for use by the residents and employees of the project which are sufficient in size and have adequate light, sun, ventilation, privacy and convenient access to the household or commercial units they are intended to serve? Private spaces are provided on each lot. The central open spaces provide additional light and ventilations to adjacent lots. (3) Does the project provide for outdoor areas for use by persons living and working in the development for active or passive recreational activities? Yes, private open spaces and adequate parkland are provided. 129 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 19 of 23 (4) If the project is proposing a residential density bonus as described below, does it include a variety of housing types and styles designed to address community wide issues of affordability and diversity of housing stock? The project includes a diversity of housing types. Relaxation 2 allows additional housing types within the R-1 zoning district and Relaxation 8 enables inclusion of accessory dwelling units without a conditional use permit on specific lots. There are 20 lots that allow for ADUs. (5) Is the overall project designed to enhance the natural environment, conserve energy and to provide efficient public services and facilities? Yes. See the Design Manual for description of sustainability elements. The site has been annexed for many years and is served by municipal services. Additional on-site extensions of services will be required as is expected with new development. (6) Residential density bonus. If the project is proposing a residential density bonus (30 percent maximum) above the residential density of the zoning district within which the project is located and which is set forth in article 8 of this chapter, does the proposed project exceed the established regulatory design standards (such as for setbacks, off-street parking, open space, etc.) and ensure compatibility with adjacent neighborhood development? The number of dwelling units obtained by the density bonus shall be determined by dividing the lot area required for the dwelling unit type by one plus the percentage of density bonus sought. The minimum lot area per dwelling obtained by this calculation shall be provided within the project. Those dwellings subject to chapter 10, article 8, shall be excluded in the base density upon which the density bonus is calculated. Application element D7 provides the required calculation for the density bonus. Proposed density complies with the growth policy and this standard. (7) Limited commercial. If limited commercial development, as defined above, is proposed within the project, is less than 20 percent of the gross area of the PUD designated to be used for offices or neighborhood service activities not ordinarily allowed in the particular residential zoning district? No limited commercial is proposed. (8) Does the overall PUD recognize and, to the maximum extent possible, preserve and promote the unique character of neighborhoods in the surrounding area? Yes, the property to the north is part of Phases 1-4 of Lakes of the Valley West. It is primarily development as detached homes. The property to the east is Bronken Park. As discussed in the application materials, the Valley West development, of which this is a part, has a character defined by the existing PUD. 130 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 20 of 23 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single Household Low Density District). The intent of the R-1 residential single-household low density district is to provide for primarily single-household residential development and related uses within the city at urban densities, and to provide for such community facilities and services as will serve the area's residents while respecting the residential character and quality of the area. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Residential.” The “Residential” classification designates places where the primary activity is urban density dwellings. Other uses which complement residences are also acceptable such as parks, low intensity home based occupations, fire stations, churches, and schools. High density residential areas should be established in close proximity to commercial centers to facilitate the provision of services and employment opportunities to persons without requiring the use of an automobile. Implementation of this category by residential zoning should provide for and coordinate intensive residential uses in proximity to commercial centers. The residential designation indicates that it is expected that development will occur within municipal boundaries, which may require annexation prior to development. The dwelling unit density expected within this classification varies between 6 and 32 dwellings per net acre. A higher density may be considered in some locations and circumstances. A variety of housing types can be blended to achieve the desired density. Large areas of single type housing are discouraged. In limited instances the strong presence of constraints and natural features, such as floodplains, may cause an area to be designated for development at a lower density than normally expected within this category. All residential housing should be arranged with consideration of compatibility with adjacent development, natural constraints, such as watercourses or steep slopes, and in a fashion which advances the overall goals of the Bozeman growth policy. The residential designation is intended to provide the primary locations for additional housing within the planning area. APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND The Lakes at Valley West Planned Unit Development proposes to modify the existing Valley West development. The developed portion of that project exists east of Cottonwood Road. The original Valley West development included Bronken Park and the Baxter Creek Natural Area. This property which is the subject of the current application has been physically altered over time to accommodate two lakes and adjacent wetlands that were required as wetland mitigation area for the phases of Valley West east of Cottonwood Road. 131 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 21 of 23 This area has always been a planned phase of Valley West, but the approved PUD design has changed over time. Phases 5 and 6 are the final phases of the Lakes at Valley West Subdivision. A total in all phases of 65 acres with 215 residential lots and 246 dwelling units make up the subdivision. The PUD seeks to create a unique pocket neighborhood with small lots and alley (woonerf) access. A detailed Design Manual has been prepared. The first four phases have completed review and are platted. Home construction has begun. This project will continue the general pattern established in the initial phases. APPENDIX C – NOTICING AND PUBLIC COMMENT Noticing has been provided. Notice was provided at least 15 and not more than 45 days prior to the City Commission public hearing. No public comments have been received as of the writing of this report. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: The Lakes at Valley West, Bozeman, Two, LLC, 2880 Technology Blvd., Bozeman MT 59718 Applicant: Kilday & Stratton, Inc., 2880 Technology Blvd., Bozeman MT 59718 Representative: Morrison Maierle, Inc. 2880 Technology Boulevard W, Bozeman, MT 59718 Report By: Sarah Rosenberg, Community Development, Associate Planner APPENDIX E –PLANNED UNIT DEVELOPMENT INTENT Sec. 38.20.010. Intent. A. It is the intent of the city through the use of the planned unit development (PUD) concept, to promote maximum flexibility and innovation in the development of land and the design of development projects within the city. Specifically, with regard to the improvement and protection of the public health, safety and general welfare, it shall be the intent of this chapter to promote the city's pursuit of the following community objectives: 1. To ensure that future growth and development occurring within the city is in accord with the city's adopted growth policy, its specific elements, and its goals, objectives and policies; 132 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 22 of 23 2. To allow opportunities for innovations in land development and redevelopment so that greater opportunities for high quality housing, recreation, shopping and employment may extend to all citizens of the city area; 3. To foster the safe, efficient and economic use of land and transportation and other public facilities; 4. To ensure adequate provision of public services such as water, sewer, electricity, open space and public parks; 5. To avoid inappropriate development of lands and to provide adequate drainage, water quality and reduction of flood damage; 6. To encourage patterns of development which decrease automobile travel and encourage trip consolidation, thereby reducing traffic congestion and degradation of the existing air quality; 7. To promote the use of bicycles and walking as effective modes of transportation; 8. To reduce energy consumption and demand; 9. To minimize adverse environmental impacts of development and to protect special features of the geography; 10. To improve the design, quality and character of new development; 11. To encourage development of vacant properties within developed areas; 12. To protect existing neighborhoods from the harmful encroachment of incompatible developments; 13. To promote logical development patterns of residential, commercial, office and industrial uses that will mutually benefit the developer, the neighborhood and the community as a whole; 14. To promote the efficient use of land resources, full use of urban services, mixed uses, transportation options, and detailed and human-scale design; and 15. To meet the purposes established in section 38.01.040 FISCAL EFFECTS No individually budgeted items will be affected by this application. Normal costs and revenues will occur with the new development. 133 18023, City Commission Staff Report for The Lakes at Valley West Phase 5 & 6 Preliminary Planned Unit Development (PUD) Page 23 of 23 ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Application materials: • Form A1 • Narrative • Plans 134 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: 135 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. 136 137 1 The Lakes at Valley West Phase 5 and 6 PUD Preliminary Plan Summary Since its original approval in 2002, the overall design of the award-winning Valley West Planned Unit Development (PUD) has continued to mature and adjust to ongoing parks and wetlands design, changing land use regulations and policies, developing adjoining properties and overall market conditions. Several significant land use changes have recently occurred – most notably, a school and church have been constructed on the property west of Cottonwood Avenue in place of what was originally contemplated as a residential neighborhood. The Phase 5 and 6 Plan proposes to continue the neighborhood character that was defined by Phases 1, 2, 3 and 4 of the Lakes at Valley West by creating compact residential neighborhood pockets that are all connected by open spaces, trails, streets and enhanced alleys inspired by the European planning concept of a woonerf. Woonerfs are described in the Unified Development Code as: “streets where pedestrians and cyclists have priority over motorists. Woonerfs may be permitted on public local streets or alleys through the PUD process” (38.09.030). This application also includes the subdivision preliminary plat for Phase 5 and 6 (79 residential lots, 12 open space lots and one park lot). The Lakes at Valley West master plan showed likely development patterns for approximately 300 dwelling units on the entire 65 acres. Phase 5 and 6 is the final phase of the development and the total number of proposed dwelling units is 246 including a total of 31 ADUs for the 65 acres. Document Organization The organizational format for the Phase 5 and 6 Preliminary PUD application follows the PUDP application form format. Additional information required by the Site Plan Checklist is included at the end of the document section of the application. On the following two pages, you will see the evolution of The Valley West and Lakes at Valley West PUD. 138 2 2002 PUD Plan Original PUD One lake Very limited roads and trails on west portion School site identified 2005 PUD Plan Modified PUD Lots surrounding one lake West portion more developed 2008 PUD Plan 2nd Modified PUD 2 lakes Straight gridded roads and alleys 2014 PUD Plan 3rd Modified PUD [Note: church and school were previously modified between 2008 and 2014 plans.] Modified grid to create pocket neighborhoods Addition of “woonerfs” in place of alleys 139 3 2016 Green Plan, April No commercial node proposed in west portion 2016 Green Plan, November The Lakes at Valley West Phase 4 through 7, additional detail 2017 Green Plan, March The Lakes at Valley West 140 4 2018 Green Plan, January The Lakes at Valley West 141 F. Final PUD Plan Required Materials SECTION 1: Overall Project Narrative Phase 5 and 6 is a continuation of the residential pocket neighborhood started with the Lakes at Valley West Phases 1, 2, 3 and 4 Planned Unit Development. In general, the Lakes project has been designed to provide a variety of smaller residential lot sizes supported by open space amenities. In order to implement this neighborhood concept, a number of relaxations have been requested, which will be described in a following section. Phase 5 and 6 will require the same relaxations as granted for Phases 1 and 2 and 3 and one additional relexation. Phase 5 and 6 provides 79-residential lots, twenty of which are permitted for accessory dwelling units. The total dwelling unit count for this phase is 99. In addition to the 99 dwelling units (79 residential lots), nine open space parcels, and one park parcel are proposed. While the overall Lakes PUD was anticipated to provide room for upwards of 300 dwelling units the final number of units is 246 as this is the final phase of the project. Vaughn Drive, Westgate Avenue, and a number of woonerfs are proposed to provide access to the lots. In addition to the streets and related pedestrian sidewalks, Phase 5 and 6 will provide a set of pedestrian trails connecting through to adjacent phases, parks and open spaces. The proposed street sections will incorporate pedestrian accommodations at crossings. Phase 5 and 6 includes a dedicated park which completes the park complex. Construction of the Phase 5 and 6 infrastructure is planned for the summer of 2018. A request for concurrent construction is not proposed. The following aerial vicinity map shows the location of Lakes Phase 5 and 6. Following this is a copy of the Preliminary Plat. Along with these maps are copies of the overall Valley West “green plan” and the Lakes portion of Valley West “green plan”. 142 The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Response to Pre-application and Concept Plan Review Comments The responses to the City Staff review comments from the Pre-Application and the Concept Plan are included in this section. The Staff comments are provided in standard font, responses to their comments are indented and in italic font: Planning Comments Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the development. 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 (BMC) or state law. The owner is aware of this and accepts this condition Waivers 1. A waiver to the supplemental information under 38.41.060, BMC is granted with this pre-application plan review application for: 1) Surface water 2) Floodplains 4) Geology-soils-slopes, 5) Vegetation, 6) Wildlife, 7) Historical Features, 8) Agriculture, 9) Agricultural Water User Facilities, 10) Land use 13) Neighborhood center plan, 14) Educational Facilities 18) Lighting plan. 19) Miscellaneous, A waiver to the supplemental information for the following are not granted: 10) Water and Sewer 143 The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application 11) Stormwater Management 12) Streets, roads and alleys, 13) Utilities 16) Parks and recreational facilities 20) Affordable Housing, Updated information may only require a brief one-paragraph summary review of each of the items listed in Section 38.41.060, BMC, regardless of whether or not the information has been waived. This will assist the City Commission in their review of the application Please make sure to address all other applicable supplemental information as set forth in Section 38.41.060, BMC, which has not been waived. The application materials include a brief summary for those items that were waived as well as detailed information on those elements that were not waived. Comments 1. The preliminary plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey (COS) and Subdivision Plats (24.183.1104 ARM). The applicant is aware of this requirement. 2. Connections from the trail looping the west lake to the open spaces/block length separation must be provided. These trails are being provided and are shown on the preliminary plat and the open space landscaping plan. 3. Trail totems at the intersections of the pedestrian connections along Vaughn Drive are required. Trail totems are shown on the open space landscaping plan. 4. The fencing provisions from Phase 2 shall be continued to demarcate the private and public spaces and coordinate placement and style of fencing along open spaces. These provisions of the design guidelines will apply to Phase 5 and 6 of the project. 5. Please provide a single sheet exhibit showing those lots designated with ADUs. A single sheet exhibit is included in the PUD application in the plan section. 6. The parking lot by the east lake requires an accessible parking space with associated signage and ramp access to the trail. Due to the reconfiguration of the layout of the project the parking lot has been removed. Parking is provided along the open space frontage and park frontage 144 The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application of Vaughn Drive in lieu of the proposed parking lot shown in the pre-application plan. 7. The dead end woonerfs are not acceptable and do not meet the required standards for PUD to create a character superior to the standards required by Chapter 38, BMC. Consider looping them as located or relocating Vaughn Drive to the southern side of the phase as shown in the earlier green plan and placing the woonerf to the north and looping. The pre-application plan layout has been revised to address this concern. All woonerfs are now looped. Engineering Comments (Shawn Kohtz, PE, 582-2280, skohtz@bozeman.net) Comments 1. The proposed dead-end, woonerf streets are not acceptable as they do not accommodate garbage truck access and do not provide for sufficient snow storage and removal. The pre-application plan layout has been revised to address this concern. All woonerfs are now looped. An exhibit is provided in the application to address snow storage concerns. 2. The applicant must obtain an easement for the proposed temporary, off-site cul-de-sac located at the end of Vaughn Drive prior to preliminary plat approval. The layout has been revised and now includes a looped connection at this location. Standard dead-end barricade signs will be installed at the end of Vaughn Drive. 3. A sanitary sewer manhole must be placed at the end of the sewer main proposed on Vaughn Drive with a stub placed to the southeast for future extension. The layout of the project has been revised in this portion of the project. Due to the limited capacity of the sewer lines and lift station serving this property we do not believe it is appropriate to extend sewer lines for service to the southeast. The property to the southeast is part of the Norton Annexation and is planned to be served by the Norton Lift Station which is documented in the design report for the Norton project as well as the City’s Wastewater Facility Plan. 4. Vaughn Drive and the water main in Vaughn Drive must be extended to the far west property boundary to allow future extension unless the termination would be located in Aajker Creek. It appears Vaughn Drive is proposed to terminate 35-feet short of the property boundary. 145 The Lakes at Valley West Subdivision – Phase 5 and 6 Preliminary Plat Application Vaughn Drive is now shown extending to the property boundary. The applicant requests that the water main be installed to within 5 feet of the property boundary to allow for installation without disturbing the neighboring property. The applicant also requests that the street be installed to within 10 feet of the property boundary so that the water main can be extended in the future without digging up the newly constructed street. 5. 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. The applicant is aware of this concern and proposes that this condition be handled as it has been on previous phases. 6. The transfer of water rights or the payment of cash-in-lieu of water rights shall be provided by the applicant in accordance to BMC section 38.23.180. The applicant understands the need to pay cash-in-lieu of water rights at the time of final plat. 7. Adequate snow storage areas must be designated outside the sight triangles, but on the subject property (unless a snow storage easement is obtained for a location off the property and filed with the County Clerk and Recorder's office). Snow storage is particularly challenging on Woonerf streets. Upon submittal of the preliminary plat application, the applicant must describe snow storage for the Woonerf streets in Phase 5 per Bozeman Municipal Code (BMC) 38.25.020.M. An exhibit and narrative is provided in the application to address snow storage. Section 3 - OTHER AGENCY COMMENTS, IF PROVIDED 1. Building Division; Bob Risk brisk@bozeman.net 406-582-2377 2. Parks and Recreation; Carolyn Poissant; cpoissant@bozeman.net 406-582- 2908 Please include a table on the actual Site Plan that delineates the code-required, unit-based calculations for parkland, as below: 146 F. Preliminary PUD Plan Required Materials SECTION 2: List of Preliminary PUD Relaxations The same relaxations to strict adherence to the underlying R-1 zoning and UDC Development Standards that were approved for the Lakes at Valley West PUD, and specifically Phases 1 and 2, and 3 are being requested to be applied to Phase 5 and 6. One relaxation that was specific to Phase 3 regarding an increased yard encroachment for covered decks is requested for specific lots in Phase 5 and 6. There is also one new relaxation request associated with the park frontage in Phase 6. Relaxation #16 is requested specific to the park frontage in Phase 6 to 38.27.060. This is as requested in the concept plan application and addresses DeBour Lane that has lots that front the park. A vast majority of The Lake’s at Valley West dedicated parkland is fronted by a public road including the active park area in Phase 1. Approximately 60% of the proposed park land in Phase 6 is fronted by streets and approximately 82% of the park land in the PUD is fronted by streets. Since the park is not a typical active park as it is part of a wetland complex, the need for parking is less than if it was a fully developed park. Adequate parking is provided for park users in Phase 1 along Laurel Parkway and along the entire length of Vaughn Drive on the south side. This side of Vaughn Drive is proposed as open space with a paved trail connecting to the park. Relaxation #17 in the table below is a relaxation to 38.21.060.4, covered deck encroachments into setbacks which was approved with Phase 3. The relaxation would allow first and second floor covered decks that are more than 1/3 the building length to encroach 5-feet into the open space setback for specific lots in Phase 5 and 6. The relaxation is requested for Lots 58-61 and Lots 25-28 in Phase 5 and Lots 1-8 in Phase 6. The encroachment is into the setback, not the actual open space. The relaxation will allow for the framed portion of the covered deck to encroach into the setback, allowing an additional 2 foot encroachment for overhangs/eaves for a total encroachment of up to 7 feet. The relaxation allows for increased building design flexibility and enhances the open space street scape. Example perspective views from the Phase 3 application of how this might look for Phase 5 and 6 are provided in Exhibits D.2.1 through D.2.5. The detail associated with the justification for the other relaxations was provided for in the Phases 1 and 2 application and the concept plan submittal for this phase and are all applicable to Phase 5 and 6 of The Lakes at Valley West. It is noted that the initial application provided a master plan for the entire 65-acre PUD and the covenants specifically allow for annexation of subsequent phases into the authority of the covenants and Design Manual. The relaxed standards as stipulated in the Design Manual are working very successfully for The Lakes at Valley West. After over two year’s construction experience the reduced size lots and modified accesses via the woonerfs are both working well. 147 Since the previously granted relaxations were approved for the entire Lakes project area (all of the application forms referenced the entire 65-acre PUD), and the covenants specifically allow for annexation of subsequent phases into the authority of the covenants and Design Manual, the relaxation justification language presented above is limited to new and updated items. The table below provides a list of the relaxations, reference to the code section and a summary of the relaxation. Summary List of Relaxations* Relaxation # Code Section Summary of Section #1 38.08.010.A.2 Intent of R-1 District #2 38.08.020 Authorized Uses in R-1 #3 38.08.030.A.2 Lot Coverage and Floor Area #4 38.08.040.A Minimum Lot Area #5 38.08.040.B Minimum Lot Width #6 38.08.050.A Yards #7 38.08.060 Building Height #8 38.22.030 R-1 Accessory Dwelling Units (ADUs) #9 38.23.040.B Block Length #10 38.23.040.C Block Width #11 38.23.040.D.3 Pedestrian Walk Surface #12 38.23.040.E Block Numbering #13 38.24.060.A Design Standards (length of tangent at intersection) #14 38.24.060.B Alternate Alley Section to Allow Woonerf #15 38.23.100.A.2 Reduction to minimum wetland setback #16 38.27.060 Parkland Frontage #17 38.21.060.4 Increase covered deck yard encroachment *Table Notes: Note that relaxations are not requested from Sections 38.23.030.D “Corner Lots” and 38.24.010.A.9 “Cul-de-sac” because these sections of the code have built-in flexibility under certain conditions with an approved development plan. As a point of clarification, since woonerfs are alleys, not streets, any residential garage in the Lakes PUD facing a woonerf will not have to comply with the design criteria in 38.080.070. Specifics of the lot relaxations are included in the design guidelines. 148 F. Preliminary PUD Plan Required Materials SECTION 6: Overall Land Use Ratio 6.a. There are no existing buildings or structures in Phase 5 and 6. 6.b. There are no buildings or structures proposed in Phase 5 and 6 (just lots). 6.c. The driveways and parking areas will be built by the future owners/builders. 6.d. Streets and alley rights-of-way and woonerfs: streets = 4.25 acres or a total of 20% of the project area. 6.e. Private open spaces for residential uses, 1.55-acres gross, or 7% of Phase 5 and 6. 6.f. Landscaped area 1.55 -acres of open space (less access, parking and utility easements – none for this phase). 6.g. City parkland, 7.23-acres this phase, or 35%. The chart below provides the approximation of the land uses for the entire 65-acre Lakes PUD from the initial submittal of the PUD. Acreage Percentage Open Space (Public Access Easement) 14.3 acres 22% Dedicated Parkland 12.9 acres 20% Residential Lots 24.2 acres 37% Streets, Alleys and Woonerfs 13.6 acres 21% TOTAL 65 acres 100% The following chart summarizes proposed lots and land uses for The Lakes at Valley West, Phase 5 and 6. Acreage Percentage Open Space (Public Access Easement) 1.55 acres 7% Dedicated Parkland 7.23 acres 35% Residential Lots (single – three household units) 7.83 acres 38% Streets, Alleys and Woonerfs 4.25 acre 20% TOTAL 20.86 acres 100% 149 The chart below provides the land uses for the entire 65-acre Lakes PUD based on the previous approved phases and proposed Phase 5 and 6. Acreage Percentage Open Space (Public Access Easement) 14.79 acres 23% Dedicated Parkland 12.15 acres 19% Residential Lots 21.78 acres 34% Streets, Alleys and Woonerfs 16.11 acres 25% TOTAL 64.83 acres 100% 150 F. Preliminary PUD Required Materials SECTION 7: Overall Project Floor Area and Net Residential Density There are no buildings proposed with this phase therefore the floor area ratio is in inapplicable. The net residential density is determined by a review of the overall Lakes at Valley West Planned Unit Development as Phase 5 and 6 represents the final phase of the project. The following table summarizes the lot area and units for each phase of the project: Phase Lot Area Number of Residential Lots Number of Dwelling Units 1 and 2 6.40 61 66 3 4.85 50 54 4 2.70 25 27 5 and 6 7.83 79 99 Total 21.78 215 246 The net residential density is 11.29 residential units per acre (246 du’s / 21.78 acres = 11.29). This is accomplished with a density bonus of 29%. Based on the net residential lot area of 21.78 acres, 190 lots would be permitted by right (21.78 acres x 43,560 sf/ acre /5,000 square foot per lot = 189.7 lots). There are a total of 31 accessory dwelling units proposed for a total of 246 dwelling units. This represents a density bonus of 29% (246/190 = 1.29). 151 RESIDENTIAL LOTS PHASE BOUNDARY/ PROPERTY BOUNDARY LEGEND S PUBLIC OPEN SPACE PUBLIC RIGHT OF WAY WATER INFRASTRUCTURE SEWER INFRASTRUCTURE W ROADWAY INFRASTRUCTURE 10' UTILITY EASEMENT LINE WALKING TRAIL SIDE WALK STORM WATER INFRASTRUCTURE PUBLIC STORM WATER AND SNOW STORAGE AREA 10' SNOW STORAGE AREA GAS, ELECTRIC, COMMUNICATION INFRASTRUCTUREOPEN SPACE A0.24 acs.10575 sq.ft.OPEN SPACE B0.24 acs.10471 sq.ft.OPEN SPACE C 0.12 acs. 5102 sq.ft.OPEN SPACE D0.20 acs.8850 sq.ft.OPEN SPACE E 0.16 acs. 6835 sq.ft. LOT 55 4400 sq.ft. LOT 1 3825 sq.ft. LOT 2 3825 sq.ft. LOT 3 3825 sq.ft. LOT 4 3825 sq.ft. LOT 5 3825 sq.ft. LOT 6 4401 sq.ft. LOT 7 4951 sq.ft. LOT 11 3300 sq.ft. LOT 10 3300 sq.ft. LOT 9 3300 sq.ft. LOT 8 3300 sq.ft. LOT 16 3300 sq.ft. LOT 15 3300 sq.ft. LOT 14 3300 sq.ft. LOT 13 4810 sq.ft. LOT 18 5024 sq.ft. LOT 17 3300 sq.ft. LOT 21 3696 sq.ft. LOT 19 4588 sq.ft. LOT 20 3696 sq.ft. LOT 23 3696 sq.ft. LOT 22 3696 sq.ft. LOT 24 4136 sq.ft. LOT 29 4894 sq.ft.LOT 32 4216 sq.ft. LOT 31 3735 sq.ft. LOT 30 3735 sq.ft. LOT 33 4222 sq.ft. LOT 34 3562 sq.ft. LOT 35 3563 sq.ft. LOT 36 4125 sq.ft. LOT 26 3800 sq.ft. LOT 27 3800 sq.ft. LOT 28 4034 sq.ft.LOT 25 3847 sq.ft. LOT 39 4080 sq.ft. LOT 42 4080 sq.ft. LOT 41 4080 sq.ft. LOT 40 4080 sq.ft. LOT 37 4675 sq.ft. LOT 38 4080 sq.ft. LOT 45 5175 sq.ft. LOT 43 5175 sq.ft. LOT 44 5175 sq.ft. LOT 47 5850 sq.ft. LOT 46 5175 sq.ft. LOT 48 4200 sq.ft. LOT 49 3500 sq.ft. LOT 50 3500 sq.ft. LOT 51 3500 sq.ft. LOT 52 4293 sq.ft. LOT 59 5360 sq.ft. LOT 57 5194 sq.ft. LOT 56 4400 sq.ft. LOT 53 5796 sq.ft.LOT 54 4400 sq.ft. LOT 61 5994 sq.ft.LOT 60 5360 sq.ft.LOT 58 5674 sq.ft. LOT 12 4727 sq.ft. OPEN SPACE G 0.20 acs. 8669 sq.ft. OPEN SPACE F 0.08 acs. 3652 sq.ft. PUBLIC R-O-W 3.32 acs. 144472 sq.ft.N0°59'02"E 240.29'N0°59'02"E 237.66'N89°00'58"W 85.00' N89°00'58"W 85.00' N89°00'58"W 85.00' N89°00'58"W 85.00' N89°00'58"W 85.00' 85.08'37.88'53.64'45.00'45.00'45.00'45.00'45.00'45.00'45.00'45.00'45.00'45.00'49.91'85.00' 87.58'30.03'92.59'58.50'40.00'40.00'40.00'40.00'35.00'S0°59'02"W55.00'40.00'40.00'40.00'40.00'5.00'S0°59'02"W54.66'N0°59'02"E56.35'10.00'40.00'40.00'40.00'40.00'10.00'5.00'N0°59'02"E52.00'N89°00'58"W 82.50' N89°00'58"W 82.50' N89°00'58"W 82.50' 82.50'82.50' N89°00'58"W 82.50' N89°00'58"W 82.50' N89°00'58"W 82.50' 82.50' 37.84'52.00'30.00'92.50'52.29'40.00'40.00'40.00'40.00'28.00'S0°59'02"W24.00'S89°00'58"E 88.00' S89°00'58"E 88.00' S89°00'58"E 88.00' S89°00'58"E 88.00' S89°00'58"E 88.00' N88°28'17"E 88.08'54.07'42.00'42.00'42.00'42.00'15.59'47.00'42.00'42.00'42.00'42.00'50.21'32.00'88.00' 29.35'47.50'47.50'51.50' 31.11'47.50'47.50'31.50'R=20 .00'L=3 2 .2 9'Δ=92° 3 0'44"12.34'27.70'R=20.00 'L=30.5 4 'Δ=87°29 '1 6 " R =20.00'L =31.42'Δ =9 0°00'00"N1°31'43"W60.00'32.00'85.00'30.00'90.00'32.00'72.00'67.00'67.00'76.68'R=2 0 .0 0 'L=30 .5 4 'Δ=87°2 9 '16" R = 2 0. 0 0 ' L= 3 1. 4 2' Δ=90° 0 0 '00"30.77'45.00'45.00'40.00' 53.55'45.00'45.00'60.00' 54.65'47.50'47.50'55.00' 57.94'47.50'47.50'55.00'75.00'75.07'63.94'63.00'25.02'25.00'N1°31'43"W75.00'N1°31'43"W75.00'N1°31'43"W75.00'N1°31'43"W83.00'N1°31'43"W83.00'N1°31'43"W83.00'N1°31'43"W80.00'N1°31'43"W80.00'N1°31'43"W80.00'48.00'48.00'48.00'48.00'48.00'55.00'N88°28'17"E 85.00' N88°28'17"E 85.00' N88°28'17"E 85.00' N88°28'17"E 85.00' N88°28'17"E 85.00' 85.00'30.00'90.00' N88°28'17"E 90.00' N88°28'17"E 90.00' N88°28'17"E 90.00' N88°28'17"E 90.00'55.00'48.00'48.00'48.00'48.00'48.00'57.50'57.50'57.50'57.50'65.00'65.00'57.50'57.50'57.50'57.50'82.50' 52.00'67.00'67.00'73.18' 67.79'50.00'50.00'50.00'40.00' 60.00'50.00'50.00'50.00'63.95' 62.86'50.00'50.00'50.00'60.00' 60.00'50.00'50.00'50.00'59.80'R=20.0 0 'L=31.42 'Δ=90°00 '0 0 "R= 20.00' L =31.42'Δ= 9 0°00'00"N1°31'43"W70.00'N1°31'43"W70.00'N1°31'43"W70.00'N1°31'43"W70.00'N1°31'43"W88.00'N1°31'43"W88.00'N1°31'43"W88.00'N1°31'43"W88.00'N1°31'43"W60.00'N1°31'43"W80.00'N1°31'43"W80.00'N1°31'43"W80.00'70.07'25.02'88.08'32.03'80.08'60.06'10.01'280.30'60.06'10.01'S0°59'02"W 278.64'S0°59'02"W 274.91'N88°28'17"E 122.96'S0°59'02"W 160.00'N0°59'02"E 160.00'S89°00'58"E 364.84' N88°28'17"E 210.20'S0°59'02"W 253.50'S89°00'58"E 60.00' S89°00'58"E 120.00'N0°59'02"E31.41'N88°28'17"E 727.53'N0°59'02"E 40.04'N88°28'17"E 157.61' S88°28'17"W 160.77'N0°59'02"E 164.03'N1°31'43"W 163.00'N0°59'02"E 265.21'N88°28'17"E 203.55' N88°28'17"E 204.65' N88°28'17"E 207.94'N1°31'43"W 295.00'N88°28'17"E 205.00'N1°31'43"W 295.00'N1°31'43"W 295.00'N1°31'43"W 295.00'N88°28'17"E 365.19' N88°28'17"E 1292.12' N89°00'58"W 87.50'N89°00'58"W 92.50' N89°00'58"W 87.50'S89°00'58"E 92.50' N88°28'17"E 269.80' N88°28'17"E 272.86' N88°28'17"E 273.95' N88°28'17"E 257.79' N88°28'17"E 259.18'N1°31'43"W 163.00'163.00'163.00'163.00'S0°58'16"W 365.35'N0°59'02"E 350.36'138.97' 256.25' 134.13'269.00'304.23'229.22'231.22'229.00'65.32'96.00'96.00'229.00'294.49' N88°28'17"E 1291.61' R=20.00' L=31.42' Δ=90°00'00" 237.00' 284.49' 241.27' N88°28'17"E 866.86'40.04'N0°59'02"E 10.01'N0°59'02"E 10.01' 866.87' 365.19' 60.06'8S8S8S8S8S8SSSSSSSS8S8S8S8SSSSSSDSDSDSDWWWWWWWWWWWWW W W W W W W W PHAS E 4 O F T H E L A K E S A T VALL E Y W E S T S U B .12SD12SD12SD12SD12SD12SD12SD12SD12SD 12SD 12SD12SD12SD12SD12SD12SD 12SD 12SD 12SD 12SD 12SD 12SD12SD12SD12SD12SD 4750 4751 4752 4753 4772 4771 4770 4769 4760 4755 4 7 5 7 47564755 4757 47 5 6 475 5 4754 4 7 5 3 4767475847574755 4754 47574757475847 7 2 4760 4755 4750 47594760 4760 4756 476847554750 8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S 8S 8S 8S 8S 8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8S8SWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWEWEWEWEWEWEWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W WWWWWWWWWWNGNGNGNGNGNGNGNGNGNGNGNGNGNGBPBPBPBPBPBPBPBPBPBPBPBPBPBP©COPYRIGHT MORRISON-MAIERLE, INC.,2018 PLOTTED DATE: Jan/15/2018 PLOTTED BY: cole norsworthy DRAWING NAME: N:\5352\009\ACAD\Survey\PPLAT\5352009--PHASE5-PREPLAT-PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 53THE LAKES GALLATIN 5352.008 1"= 40' 1/2018 JCW CHN MMI 5E 2S 9NWAAJKER CREEKAAJKER CREEKBASIS OF BEARING THE BEARINGS SHOWN HEREON ARE MODIFIED RECORD BEARINGS. THE RECORD BEARING PER C.O.S. 1005B, N.88°04'24”E., ALONG THE NORTH LINE OF THE NORTHWEST ONE-QUARTER OF SECTION 9, WAS RECOMPUTED BASED ON THE FOUND CORNERS BETWEEN THE ONE-QUARTER CORNER BETWEEN SECTION 9 AND SECTION 4, AND THE CORNER TO SECTIONS 5, 4, 8, AND 9. THE RESULTING BEARING IS N.88°04'19”E. R-1 THE L A K E S A T V A L L E Y W E S T P H A S E 4 POND WATER LINEOPEN SPACE D THE L A K E S A T V A L L E Y W E S T P H A S E 4 OPEN SPACE D THE L A K E S A T V A L L E Y W E S T P H A S E 4 LOT 5 LOT 6 LOT 17 LOT 18 OPEN SPACE C OPEN SPACE DOPENSPACE BWESTGATE AVENUEOSTEND LANE LOT R 1 NORTO N E A S T R A N C H S U B D I V S I O N PHASE 3 AUNZONEDVAUGHN DRIVEWESTGATE AVENUELAUREL PARKWAY (EXISTING 90' RIGHT-OF-WAY)AREA SUMMARY- PHASE 5 LOT AREA: PUBLIC R-O-W AREA: OPEN SPACE (PUBLIC): PHASE 5 TOTAL AREA: 5.915 acres (257,762) Sq. Ft. 3.317 acres (144,472) Sq. Ft. 1.243 acres (54,068) Sq. Ft. 10.475 acres (456,302) Sq. Ft.HERSTAL WAYLEIDEN LANELEIDEN LANE VAHL WAY LEIDEN LANEVAHL WAYLOT 19 LOT 20 HERSTAL WAYAAJKER CREEKAAJKER CREEK50' SETBACKSTORM WATER STORAGE SYSTEM AAJKER CREEK 50' SETBACK50' SETBACKSITUATED IN THE NE1/4NW1/4 AND IN THE NW1/4NE1/4 OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER KS DevCor, INC. 2880 Technology Blvd. West Bozeman, MT 59718 Bozeman Investment Holdings, LLC. 2880 Technology Blvd. West Bozeman, MT 59718 ZONING CITY OF BOZEMAN R-1 THE LAKES AT VALLEY WEST - PHASE 5 & PHASE 6 PURPOSE TO CREATE 79 RESIDENTIAL LOTS, 1 PARK AND 9 OPEN SPACE LOTS 152 RESIDENTIAL LOTS PHASE BOUNDARY/ PROPERTY BOUNDARY LEGEND S PUBLIC OPEN SPACE PUBLIC RIGHT OF WAY WATER INFRASTRUCTURE SEWER INFRASTRUCTURE W ROADWAY INFRASTRUCTURE 10' UTILITY EASEMENT LINE WALKING TRAIL SIDE WALK STORM WATER INFRASTRUCTURE GAS, ELECTRIC, COMMUNICATION INFRASTRUCTURE CITY PARK PARK 7.23 acs. OPEN SPACE B 0.08 acs. 3693 sq.ft. OPEN SPACE A 0.22 acs. 9784 sq.ft. LOT 52 4293 sq.ft. LOT 53 5796 sq.ft. LOT 61 5994 sq.ft. LOT 1 4400 sq.ft. LOT 2 4400 sq.ft. LOT 5 4861 sq.ft. LOT 4 4848 sq.ft. LOT 3 4353 sq.ft. LOT 8 4946 sq.ft. LOT 7 4955 sq.ft. LOT 6 4833 sq.ft. LOT 14 5244 sq.ft. LOT 17 4799 sq.ft. LOT 18 4904 sq.ft.LOT 15 4929 sq.ft. LOT 16 4800 sq.ft. LOT 9 4900 sq.ft.LOT 12 4043 sq.ft. LOT 11 4080 sq.ft. LOT 10 4117 sq.ft.LOT 13 4005 sq.ft. PUBLIC R-O-W 0.93 acs. 40494 sq.ft. L =5 0.68' 76.68' 73.18' 67.79' 63.95' 62.86' 59.80'N1°31'43"W70.00'88.00'70.07'25.02'88.08'32.03'80.08'60.06'10.01'N88°28'17"E 318.07' N88°28'17"E 229.73'N37°17'34"E 60.98'N1°31'43"W79.74'N1°31'43"W80.48'N1°31'43"W81.23'N1°31'43"W81.98'N1°31'43"W82.72'N1°31'43"W40.62'53.62'50.00' 46.37' 50.00'50.00'50.00'64.45' 60.00'60.00'63.36'N1°31'43"W80.00'N1°31'43"W80.00'N1°31'43"W79.78'59.87'60.00'52.00'L=8.00' L=92.00' L = 8 8 . 8 4'25.02'78.80'80.08'67.90'50.01'50.01'50.01'50.01'60.01'L=43.63'33.49'55.00'55.00'26.98'L=22.44'L=49.58' L=49.67' L = 4 9 .4 9 'L=50.58'L=10.30'N88°28'17"E 171.87' N88°28'17"E 170.47' R=148.00'L= 23 2.48' Δ = 9 0 °00 ' 0 0" R=180.00'L = 2 8 2.7 4 'Δ = 9 0 ° 0 0'0 0 " R=20.00 'L=20.9 4' Δ =60°00' 0 0 " R =8 0.00' L=110 .83' Δ= 79°2 2'2 6 "32.03'60.02'10.00'374.45'62.05'169.17' N85°10'55"E 80.00' N69°04' 5 4 " E 80.00' N52° 5 7' 0 2" E 80.0 0'N37°17'34"E80.00'N21°23'35"E80.00'N5°36'51"E80.00'S1°31'43"E80.00'S1°31'43"E80.00'S1°31'43"E80.00'55.00'55.00'26.98'L=32.42' L=71.61' L=71.87' L = 7 1.3 5' L =73.21'L=73.06'N88°28'17"E 136.98' R=260.00' L= 3 93.5 1 'Δ =86 ° 4 3'0 3 "405.64'S89°46'55"W 781.17'N24°35'54"E 437.25'N1°02'06"E 289.84'171.17' N89°19'38"E 605.68'S0°58'16"W 365.35'S0°58'16"W 691.60'N89°19'38"E 327.93'N1°31'43"W41.24'N89°19'38"E 356.85' 10.75' L = 2 5 7.61 '70.86'345.24' L=68.4 7'12SD 12SD 12SD 12SD 12SD 12SD 12SD 12SD 12SD 12SD 12SD47584760 4750 4750 4755 477047654762 4760 476647614760 47 5 5 476047554750 47504755 47608S8S8S8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S8S8S8S8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S 8S WWWWWWWWWWWWWWWWWWWWWWWWWWWWEWEWEWEWEWEWEWEWEWEWEWWWWWWWWWWWWWWWWWWWWWWWNGNGNGNGNGNGNGNGNGNGNGNGNGNGNGNGNGNGNGNGBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBPBP©COPYRIGHT MORRISON-MAIERLE, INC.,2018 PLOTTED DATE: Jan/15/2018 PLOTTED BY: cole norsworthy DRAWING NAME: N:\5352\009\ACAD\Survey\PPLAT\5352009--PHASE5-PREPLAT-PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721 Fax: 406.922.6702 54THE LAKES GALLATIN 5352.008 1"= 40' 1/2018 JCW CHN MMI 5E 2S 9NW BASIS OF BEARING THE BEARINGS SHOWN HEREON ARE MODIFIED RECORD BEARINGS. THE RECORD BEARING PER C.O.S. 1005B, N.88°04'24”E., ALONG THE NORTH LINE OF THE NORTHWEST ONE-QUARTER OF SECTION 9, WAS RECOMPUTED BASED ON THE FOUND CORNERS BETWEEN THE ONE-QUARTER CORNER BETWEEN SECTION 9 AND SECTION 4, AND THE CORNER TO SECTIONS 5, 4, 8, AND 9. THE RESULTING BEARING IS N.88°04'19”E. THE L A K E S A T VALLE Y W E S T PHAS E S 2 LOT R 1 NORTO N E A S T R A N C H SUBDI V S I O N PHASE 3 A CITY P A R K CITY P A R K THE L A K E S A T VALL E Y W E S T PHAS E 4 THE L A K E S A T VALL E Y W E S T PHAS E 1 (LAUREL PARKWAY EXISTING 90' RIGHT OF WAY)AREA SUMMARY- PHASE 6 THE L A K E S A T VALL E Y W E S T PHAS E 5 VAUGHN DRIVE DEBOUR LANE LOT AREA: PUBLIC R-O-W AREA: OPEN SPACE (PUBLIC): PARK: PHASE 6 TOTAL AREA: 1.915 acres (83,412) Sq. Ft. 0.930 acres (40,494) Sq. Ft. 0.309 acres (13,477) Sq. Ft. 7.228 acres (314,835) Sq. Ft. 10.381 acres (452,218) Sq. Ft. EDGE OF WATER MITIGATION WETLAND SITUATED IN THE NE1/4NW1/4 AND IN THE NW1/4NE1/4 OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER KS DevCor, INC. 2880 Technology Blvd. West Bozeman, MT 59718 Bozeman Investment Holdings, LLC. 2880 Technology Blvd. West Bozeman, MT 59718 ZONING CITY OF BOZEMAN R-1 THE LAKES AT VALLEY WEST - PHASE 5 & PHASE 6 PURPOSE TO CREATE 79 RESIDENTIAL LOTS, 1 PARK AND 9 OPEN SPACE LOTS 153 ©PROJECT NO.FIGURE NUMBERCOPYRIGHT MORRISON-MAIERLE, INC.,2018N:\5352\009\ACAD\Exhibits\ADU Lots.dwg Plotted by cooper krause on Jan/10/2018DRAWN BY:DSGN. BY:APPR. BY:DATE:engineers surveyors planners scientistsMorrisonMaierle2880 Technology Blvd WestBozeman, MT 59718406.587.0721www.m-m.net5352.009FIG. 1THE LAKES AT VALLEY WESTPHASE 5 AND 6ACCESSORY DWELLING UNITSAND LIMITED DUPLEX LOTSBOZEMANMONTANACPKCPKJRN01/20180SCALE IN:200100200FEETLOTS AVAILABLE FORACCESSORY DWELLING UNITSOR LIMITED DUPLEXWESTGATE AVE VAUGHN DRIVELEIDEN LANEVAHL WAYDEBOUR LANEHERSTAL WAY EX I ST ING PHASE 4 PHASE 6PHASE 5 LAUREL PARKWAY154 155