HomeMy WebLinkAbout05-21-18 City Commission Packet Materials - A1. West Winds SW PUD ModificationPage 1 of 24
17584, City Commission Staff Report for West Winds SW Planned Unit
Development (PUD) Modification
Date: Design Review Board (DRB) meeting: April 11, 2018 at 5:30 pm in the City
Commission Room, City Hall, 121 N. Rouse Avenue, Bozeman, Montana
City Commission public hearing: May 21, 2018 6:00 pm in the City Commission
Room, City Hall, 121 N. Rouse Avenue, Bozeman, Montana
Project Description: A major modification to a previously approved Planned Unit
Development application in association with a 72 lot residential subdivision.
Relaxations approved with the original approval will continue with this application.
Three further relaxations are proposed for an alternative alley section.
Project Location: The application applies to 3270 Breeze Lane, and 1345 and 1553
Windward Avenue.
Recommendation: Approval with conditions including relaxations to Sections 38.24.050,
38.24.080, and 38.24.090.B.
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 17584 and move to approve the Planned Unit
Development, including the three requested relaxations, with conditions and
subject to all applicable code provisions.
Report Date: May 11, 2018
Staff Contact: Chris Saunders, Community Development Manager
Agenda Item Type: Action (Quasi-judicial)
EXECUTIVE SUMMARY
Unresolved Issues
None
Project Summary
The Planned Unit Development (PUD) modification is proposed in association with a 72 lot
subdivision. The West Winds PUD was originally approved in 2004. Several phases have
been completed and it has been amended several times. A common development plan for a
central park system was provided. PUD performance requirements were proposed to be
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met through a combination of open space and affordable housing. Phases 1-3 and 6-8 are
complete and mostly built out. Phases 4 and 5 were recorded as final plats with some
restrictions. Portions of those phases are developed. The balance of Phases 4 and 5 is
included with this application.
The West Winds PUD included all the property bounded by N. 27th Avenue, Baxter Lane,
Davis Lane, and Oak Street. Several modifications to the original PUD have previously been
approved and continue forward with this application.
The project is at the corner of two arterial streets. The City’s development standards restrict
access locations along arterial streets and discourages double frontage lots where lots face
two public streets on opposite ends of the lot. New Holland Drive divides the parcel north
to south.
To address lot sizing and public access, the applicant proposes an alternate alley section in
three locations paralleling Windward Avenue, Oak Street, and Davis Lane. See Section 2 and
Section 6, page 9 for detail and discussion regarding the three relaxations to City standards
are proposed related to the alternate alley section.
This application began review and was deemed adequate for continued review prior to the
effective date of the recent UDC changes. Therefore, it is reviewed under the prior version
of the UDC and all code references are to that edition of Chapter 38, BMC.
Design Review Board
The DRB considered the application on April 11, 2018 and recommended approval as
proposed. They recommended inclusion of Condition 6 as part of any action to approve by
the City Commission.
Alternatives
1) Approval of the PUD as presented by staff.
2) Approval of the PUD with suggested changes after making findings in support of the
suggested changes.
3) Denial of the PUD after making findings in support of the denial.
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
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Project Summary ................................................................................................................. 1
Design Review Board ......................................................................................................... 2
Alternatives ......................................................................................................................... 2
SECTION 1 - MAP SERIES .................................................................................................... 4
SECTION 2 – REQUESTED RELAXATIONS ...................................................................... 6
SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 7
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
Applicable Planned Unit Development Review Criteria, Section 38.20.090.E, BMC ..... 16
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY................................ 20
APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.............. 21
APPENDIX C – NOTICING AND PUBLIC COMMENT ................................................... 22
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF............................ 22
APPENDIX E –PLANNED UNIT DEVELOPMENT INTENT ........................................... 22
FISCAL EFFECTS ................................................................................................................. 24
ATTACHMENTS ................................................................................................................... 24
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SECTION 1 - MAP SERIES
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SECTION 2 – REQUESTED RELAXATIONS
Planned Unit Development Relaxations are included with this application. The applicant
requested relaxations to the following standards. The summary of each relaxation and the
overall reasoning behind the relaxations is in the project narrative included with the PUD
submittal. Explanatory notes are attached to each section of the municipal code proposed to
be altered. Items 1-7 are a carry-over from the previously approved phases.
Summary List of Relaxations Code Section Summary of Section
1. Section 38.24.050 To provide a right of way width of 45 feet for three named alleys
in a non-standard cross section.
2. Section 38.24.080 To provide sidewalks on only one side of three alleys.
3. Section 38.24.090.B To provide non-standard lot frontage and drive access to lots
adjacent to three alleys with non-standard cross sections.
Seven relaxations approved previously with the West Winds planned unit development are
continued forward with this application as they were allowed.
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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 applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
2. The final PUD plan shall be submitted, reviewed, and approved prior to approval of the
final plat.
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. No property may be removed from the covenants without written approval of the City of
Bozeman.
5. 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.
6. Fences located in the front, side or rear yard setback of properties adjacent to any park or
open space, Oak Street, or Davis Lane shall not exceed a maximum height of four (4)
feet, and shall be of an open construction designed in a manner to be consistent along
park land and open space areas. Proposed fencing shall conform to Section 38.23.130
"Fences, Walls and Hedges" or any successor section of municipal code. This
requirement, with appropriate exhibits of fence types, shall be addressed and illustrated in
the property owner's association documents. The documents shall include one or more
coordinated fence style(s) acceptable to the City for locations sharing a property line with
a public park or open space.
7. The applicant must include a note on the plat prior to final plat approval indicating that
all alleys must be privately maintained by the homeowner's association. The City will
not maintain the alleys.
8. The applicant must include a note on the plat prior to final plat approval indicating that
the homeowner's association is responsible for maintenance of subdivision stormwater
improvements.
9. The applicant must revise the draft groundwater note on the preliminary plat to indicate
that no basements will be allowed and no crawl spaces exceeding 3-feet in depth will be
allowed due to high groundwater conditions at the site. The applicant must also adjust
the wording on the draft plat regarding City Policy by removing the wording, "…unless
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capacity is designed into the drainage system to accept the pumped water…" Capacity
has not been designed into the drainage system to accept groundwater from sump pumps.
10. The applicant must include the snow storage plan in the Homeowner's Association
documents and demonstrate the inclusion prior to final plat approval.
11. The applicant must pay the Far West Sewer Payback for the property prior to final plat
approval. The applicant must submit payment at the City Engineering Division.
12. 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 contribution from the development, or a combination thereof. The applicant must
provide a copy of the filed SID waiver prior to final plat approval.
13. The applicant must submit plans and specifications for water and sewer main extensions,
streets, and storm water improvements, prepared and signed by a professional engineer
(PE) registered in the State of Montana, which must be provided to and approved by the
City Engineer. Water and sewer plans must also be approved by the Montana Department
of Environmental Quality. The applicant must also provide professional engineering
services for construction inspection, post-construction certification, and preparation of
mylar record drawings. Construction shall not be initiated on the public infrastructure
improvements until the plans and specifications have been approved and a
preconstruction conference has been conducted. Building permits will not be issued prior
to City acceptance of the site infrastructure improvements unless all provisions set forth
in Section 38.39.030.D of the Bozeman Municipal Code are met to allow for concurrent
construction. Although many of the infrastructure drawings were submitted with the
subdivision application, those plans are not considered final and will not be reviewed as
the infrastructure submittal. The applicant must provide a separate infrastructure
submittal to the City Engineering Division after preliminary plat approval.
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SECTION 4 - CODE REQUIREMENTS REQUIRING PLAN CORRECTIONS
1. BMC Section 38.24.010.A states: All streets shall be provided in accordance with the
adopted growth policy and/or transportation plan. The arrangement, type, extent,
width, grade and location of all streets shall be considered in their relation to existing
and planned streets, to topographical conditions, to public convenience and safety, and
to the proposed uses of the land to be served by such streets. The applicant must
demonstrate that the curb bulbs in the alleys can accommodate the turn radius of the
City fire trucks and the City garbage trucks prior to preliminary plat approval. The
applicant must obtain approval for the turn radii from the City Fire Department and
the City Solid Waste Division (Kevin Handlin) prior to approval of engineering plans
and specifications and prior to final plat approval.
2. BMC Section 38.24.010.A.12 states: Street signs and other traffic control devices
shall be installed at all intersections and any other location required by the city.
The location, size, shape and height of all traffic control devices shall comply with
city requirements, and shall conform with the Manual of Uniform Traffic Control
Devices (MUTCD) and the city modifications to state public works standard
specifications. The applicant must submit an updated signage and striping plan
prior to approval of infrastructure plans and specifications and prior to final
plat approval that indicates stop signs removed from alley accesses.
3. Bozeman Municipal Code (BMC) Section 38.23.060.A states: Where determined to be
necessary, public and/or private easements shall be provided for private and public
utilities, drainage, vehicular or pedestrian access, etc. The applicant’s drawings
indicate telephone utilities located outside the utility easement along Oak Street.
Either the telephone utilities must be relocated inside the easement, or the
applicant must provide additional utility easement width along Oak Street to
include the telephone utility in the easement prior to final plat approval.
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 shall
forward its recommendation to the City Commission for consideration and action.
The City Commission is scheduled to consider the proposal on April 9, 2018.
SECTION 6 - STAFF ANALYSIS AND FINDINGS
Analysis and resulting recommendations are based on the entirety of the application
materials, municipal codes, standards, and plans, public comment, and all other materials
available during the review period. Collectively this information is the record of the review.
The analysis in this report is a summary of the completed review.
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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. The project
advances goals and policies for infill development and providing a mix of housing types. No
conflicts have been identified with the growth policy future land use designation or goals
and policies. The detail of the applications are at a level of detail not directly established by
the growth policy.
2. Conformance to this chapter, including the cessation of any current violations
There are no known use violations on the property. The project proposes several alternative
standards for development within the PUD relating to certain street sections. Should the
alternatives be approved through this application the application will conform to this
chapter. The companion subdivision is addressing issues of installation of utilities, weed
control, and other land development standards.
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 verified as the project advances.
4. Relationship of site plan elements to conditions both on and off the property
No conflicts have been identified at this time. The approved site layout provides required
connections to surrounding properties for both vehicles and pedestrians. The surrounding
streets provide a separation from this project to any adjacent property. The layout of
individual parcels will be finalized during building permit review. Existing PUD conditions
require the street oriented facades to provide a diversity of appearance.
5. The impact of the proposal on the existing and anticipated traffic and parking
conditions
Adequate parking appears to be provided. Parking for each home will be verified when a
building permit is reviewed. The City recently expanded the capacity of the intersection of
Oak Street and Davis Lane. The City has two pending projects to add traffic control to the
intersections of Davis Lane and Baxter Lane and Oak Street and N. 27th Avenue. These two
intersections do not meet required level of service. However, the project meets the
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requirements for the Director of Public Works to issue a waiver of level of service and he
has said he will do so.
6. Pedestrian and vehicular ingress and egress
The site is bounded by two arterial streets, Oak Street and Davis Lane, and three local streets,
Breeze Lane, Windward Avenue, and New Holland Avenue. The access to the arterial streets
is limited so all direct vehicle access to individual lots will occur from the local streets and
alleys. Sidewalks will be constructed along both the arterial and local streets. Sidewalks
along arterial streets are required to be 6 feet wide. The development will create incremental
demand for additional street capacity. Waivers of right to protest special improvement
districts for affected streets and intersections are required as a condition of approval to
mitigate the additional demand.
To complete parkland dedication requirements, the applicant proposes to make some
pedestrian and trail improvements within dedicated parkland and open space and connecting
to the common space in the center of West Winds. There is an internal trail network which
knits the West Winds project into adjacent open spaces and trails.
The custom street section proposed includes a side walk on only one side of the street. All
lots will have access to a sidewalk connecting to the overall street network. The overall
pattern of streets is largely gridded and connects well to adjacent properties.
The project requests three relaxation to standards relating to alley configuration and lot
access. These are:
1. Section 38.24.050 To provide a right of way width of 45 feet for three named alleys
in a non-standard cross section.
A standard alley has a 20 foot right of way width and does not include sidewalks or
parking. The application proposes a 45 foot width for Bora Way, Mistral Way, and
Zephyr Way as enhanced alleys. This width provides room for parking on one side and a
sidewalk on one side. These are limited access rights of way. Two way traffic is
supported for emergency services or typical day traffic. The Public Works Department
finds the proposed cross-section acceptable.
2. Section 38.24.080 To provide sidewalks on one side of three named alleys.
Alleys usually do not include sidewalks. However, in this project, the alley is serving as
the primary pedestrian access to Block 5, Lots 9-16 and Block 6, Lots 1-8. Therefore, to
protect public safety and avoid pedestrian and vehicle conflicts it is desirable to have
sidewalks. The sidewalks are placed on the side of the street where it will be the primary
pedestrian access minimizing the number of crossings.
3. Section 38.24.090.B To provide non-standard lot frontage and drive access to lots
adjacent to three alleys with non-standard cross sections.
The City of Bozeman has three standard methods to provide required frontage of lots on a
public street and from which motor vehicles must take access. This relaxation applies
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only to lots Block 5, Lots 9-16 and Block 6, Lots 1-8. The relaxation allows these lots to
only have access by way of an alley way rather than an alley and a greenway corridor.
Given the size of the parcels, existing local street location of New Holland, and the
connectivity pattern it appears that this relaxation is justified to create reasonable lots
within existing constraints. The non-standard alley configuration allowed by Relaxations
1 and 2 provide for essential pedestrian access through sidewalks that meet the intended
purpose of the greenway corridor. Non-standard streets create unusual levels of
maintenance for the City. Therefore, to mitigate this demand the home owners
association is required to provide maintenance for the three named alleys and disclosure
of this responsibility must be included as a note on the plat.
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
Landscaping will primarily be provided on individual lots. Additional landscaping is proposed
within the developed park areas of the earlier West Winds phases. Landscaping points are
not applicable to individual home lots or to the park areas.
8. Open space
The project includes one common open space which will provide snow storage and will
preserve the vision triangle for the intersection of Oak Street and Davis Lane. The required
open space for a PUD was provided with the original West Winds development.
9. Building location and height
The originally approved PUD for West Winds included various relaxations to building
setbacks and height requirements. No changes to those relaxations is requested with this
application. Correct placement of buildings will be verified with individual building permits
for each dwelling.
10. Setbacks
No changes to setbacks are proposed. Verification of compliance will occur during building
permit review. Setbacks were recently changed, generally lessened, for residential
properties as part of the updates to the Unified Development Ordinance.
11. Lighting
Lighting has already been installed along Oak Street. Additional City standard lighting will be
provided along Davis Lane and appropriate internal intersections. There is an existing
special improvement lighting district in place for Phase 4. This development will be an
amendment to that district. A larger district is generally preferable to a smaller one as it
provides more consistent service levels and is administratively less difficult.
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12. Provisions for utilities, including efficient public services and facilities
Utilities have already been installed along Oak Street. No change to installed utilities is
proposed except for the resolution of one communication line which lies outside of the
utility easement. Public water and sewer will be installed under the local streets. Utility
easements for private utilities will be provided on each lot through the associated
subdivision.
Installation of water and sewer utilities will be addressed with the associated subdivision.
13. Site surface drainage
Drainage is placed within appropriate locations and is adequate to need. The storm water
plan and maintenance will be primarily addressed with the associated subdivision.
14. Loading and unloading areas
None are proposed.
15. Grading
The site has little natural contours. No substantial grading is proposed with this application.
Minor site grading will occur with development of each individual lot. A small former gravel
pit located on the site has been filled in and leveled.
16. Signage
None is proposed at this time.
17. Screening
No proposed element of the overall PUD requires screening. Individual mechanical
equipment for each lot is required to be screened as a minimum code requirement.
Condition 6 limits the maximum height of fences along streets and parks to 4 feet. This
balances the need for screening and containment of personal goods with the character of
the street. This requirement was made, with less specificity, with the original West Winds
PUD. The present language provides additional clarity of expectation and coordinates
between all the lots.
18. Overlay district provisions
Not applicable to this application as it is outside of all overlay locations.
19. Other related matters, including relevant comment from affected parties
No public comment has been received at this time.
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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 resubdivision of the site will create independently operable lots.
21. Compliance with article 38.43 of the Bozeman Municipal Code.
This section is the requirement for provision of price controlled dwellings. This issue is being
addressed with the subdivision associated with this PUD.
22. Phasing of development
The project is proposed as a single phase.
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 individual lots are of a size to be adequate for development as allowed in the R-3 zone.
Topographic change across individual lots is minimal. Parking is provided on each lot and
along the public streets and the non-standard alleys. Lots adjacent to Oak Street and Davis
Lane will need to provide all on-site parking.
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;
The use as townhomes and detached homes is consistent with the general character of the
area as housing. No adverse impacts to abutting properties have been identified.
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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.
There is an existing requirement on the West Winds PUD for lots with double frontage to be
constructed with a “front” appearance to both sides. This requirement continues forward
with this application. The applicability of this existing requirement is confirmed to this
application and future building permits. To maintain a front facing appearance as required
by the existing condition of approval, an additional condition is proposed restricting fence
locations. This will ensure that any constructed fences maintain a character consistent with
a front presentation to the street. This will maintain the character of the development
created with earlier phases of West Winds, will provide informal visual surveillance of the
adjacent sidewalks, and facilitate maintenance of the sidewalks.
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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
property owner prior to the issuance of any building permits, final plan approval or
commencement of the conditional use.
The necessary recording will be prepared after action by the City Commission.
Applicable Planned Unit Development Review Criteria, Section 38.20.090.E, BMC
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. Little natural
vegetation remains. New vegetation will be installed as homes are constructed.
(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 proposed subdivision layout is coherent. This application does not include a specific
site plan. Development will occur through individual building permits for each new lot. The
small open space at the SW corner provides a small visual relief at the corner of a very busy
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intersection. This will ensure that drivers or pedestrians approaching the intersection can
see one another and avoid collisions.
(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
be integrated in to the existing and developing pedestrian and bicycle network which will
enable travel without motor vehicles. The site is in the northwestern quadrant of the City.
Several business centers are available within ready non-motorized travel distances. The site
is well connected to the transportation network.
(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.
(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 addresses park requirements through the associated subdivision preliminary
plat. That application proposes to make improvements to the existing West Winds park.
Staff believes the proposal to be sound and to meet the requirement.
(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 options listed in the code. The Preliminary PUD must specify
how the performance points are being met. The overall 2004 West Winds PUD met this
requirement with dedication of open space with public access and land for affordable
housing.
This is completed with the construction of a 48 unit affordable housing complex along N.
27th Avenue. A second parcel is also available and is seeking funding from the Montana
Board of Housing to construct a second project which would complete the required number
of homes. No construction has yet been approved for the second phase. Condition 18 of the
October 7, 2007 modifications, page 12 of the conditions of approval document, includes a
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specific statement that the affordable housing dwelling units must be constructed or funds
paid for cash-in-lieu of parkland for the percentage of performance points not met. No
obligation to the present application remains.
Condition 6 of the 2005 amendments to the PUD, page 12 of the conditions of approval
document, restricts a maximum density allowed with the presently configured open space
and affordable housing. Additional units are allowed if additional performance benefits are
provided. It appears no additional performance benefits are required. Additional park
mitigation is being provided through the subdivision review for the additional units in this
development.
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 application satisfies the requirement because the park and open space area has already
been platted in earlier phases. The affordable housing area has been platted and
construction of affordable housing has occurred. The necessary additional park mitigation is
being provided proportionally to the additional impact from this project.
(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. New Holland Drive directly connects this project to earlier
development to the north and south. Breeze Lane connects to existing development to the
east.
Approval of the additional relaxations requested with the modification will not alter these
patterns.
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
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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-3. The proposed lot sizes are
consistent with R-3 standards. The growth policy suggests a range of density between 6-32
units per net acre. The proposed layout and lot sizing meets this range.
(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. There are large street corridors to the south and
west that prevent buildings from being constructed that would block light or ventilation.
(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 are provided on each lot and dedicated park land has already been
provided. The project is adjacent to the Gallatin County Regional Park.
(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?
No density bonus is requested.
(5) Is the overall project designed to enhance the natural environment, conserve energy and
to provide efficient public services and facilities?
Yes. The site has been annexed for many years and is served by municipal services.
Additional on-site extensions of services were provided 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
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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.
No density bonus is requested.
(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 proposed phase is consistent with the overall West Winds PUD. Similar uses are
provided in adjacent private development. The street network is well connected. The area is
subject to existing design standards of the West Winds PUD.
APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “R-3” (Residential
Medium Density District). The intent of the R-3 residential medium density district is to
provide for the development of one- to five-household residential structures near service
facilities within the city. It should provide for a variety of housing types to serve the varied
needs of households of different size, age and character, while reducing the adverse effect
of nonresidential uses.
Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman
Community Plan designates the subject property to develop as “Residential.” The
“Residential” classification designates places where the primary activity is urban density
dwellings. Other uses which complement residences are also acceptable such as parks, low
intensity home based occupations, fire stations, churches, and schools. High density
residential areas should be 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.
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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
Previous Review: The project was reviewed as a PUD and has been modified several times. A
summary of all the applicable conditions and requirements was prepared and recorded at the
Clerk and Recorder’s office after the 2008 amendments. There are several of the conditions
which affect issues identified in this project such as Design Guidelines, no access limits to
certain streets, the extension of Breeze Lane, Calculation of PUD points for superior design, and
calculation of parkland. The terms and conditions will carry forward unless specifically altered
by a PUD amendment. This document includes limitations on future additional development for
both timing and mitigation of impacts.
Park land and Open Space: The West Winds PUD has a complicated history in this subject.
Originally under the control of a single developer, the project has broken into several
ownerships. The final plat for Phase 5 identifies that parkland has been provided for a total of
26 homes. The proposed projects request more than that. It will be necessary to proportionally
adjust park dedications. Phase 4 originally had a more intensive residential use. The two phases
are combined into a single project with this application. This subject is related to the PUD
performance points, see discussion above.
There is a large centralized park in West Winds. The site is adjacent to the Regional Park across
Davis Lane. In discussion with the Recreation and Parks subcommittee it was discussed that it
may be more beneficial to make improvements to existing dedicated park areas and improve
functionality rather than dedicate additional land. Given the near proximity of large existing
park areas large new parks are not needed. The full Recreation and Parks Advisory Board
confirmed this approach and the necessary park mitigation is provided by the associated
subdivision.
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Uses: The site is zoned R-3. The project is proposed as townhomes and detached single homes.
The uses proposed are consistent with the existing zoning. The site has been planned for
residential uses since the beginning of the West Winds PUD. Staff has no objection to the
proposed change to individual lots as it appears generally consistent with one of the approved
alternatives from 2008.
Development Guidelines: With a PUD, Section 38.20.070.D.2 requires development guidelines
for all phased PUD’s. Such information was provided with the original West Winds PUD and
continues in effect.
Design Objectives Plan: The DOP standards are inapplicable to this application as it is focused
on townhomes and detached homes. No commercial or larger buildings are proposed which
would be affected by the required standards. The design objectives plan has been repealed and
will not be applied in the future to this site.
APPENDIX C – NOTICING AND PUBLIC COMMENT
Noticing has been provided by posting notice signs on site, mailing to all owners within 200
feet, and publication of notices in the Bozeman Daily Chronicle. Public Notice was provided
at least 15 and not more than 45 days prior to the Planning Board and City Commission
public hearings.
No public comments were received as of the writing of this report.
APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF
Owner: SID716 LLC, 20 W. Haley Springs Rd. Bozeman, MT 59718
Applicant: Islands LLC, PO Box 12037 Bozeman, MT 59719
Representative: Haystack Development, Inc. PO Box 1793 Bozeman, MT 59771
Report By: Chris Saunders, Community Development Manager
APPENDIX E –PLANNED UNIT DEVELOPMENT INTENT
Sec. 38.20.010. Intent.
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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;
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
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15. To meet the purposes established in section 38.01.040
FISCAL EFFECTS
This application will not affect any budgeted capital projects. Incremental tax increases and
operational expenses for City operations will result from the additional dwellings.
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
262
WEST WINDS PLANNED COMMUNITY PUD
MODIFICATION
PUD PRELIMINARY PLAN APPLICATION
Table of Contents
Preliminary Plan Application Forms
Development Review Application Form (A1)
PUD Preliminary Plan Required Materials Form (PUDP)
Site Plan Checklist (SP1)
Noticing Materials (N1)
Noticing Map
Application Narrative
Part I
Introduction
Project Goals
Project Timeframe
Uses
Improvements
Figure 1 – Vicinity Map
Figure 2 – Aerial Map
Figure 3 – Alley Details
Part II
UDC Relaxations
Current Relaxations
Proposed Relaxations
Part III
Site Conditions
Physical Characteristics
Community Facilities & Utilities
Land Uses
Figure 4 – Geologic Map
Figure 5 – Soils Map
Figure 6 – Slope Map
Figure 7 – Future Land Use Map
Figure 8 – Zoning Map
Figure 9 – Current Land Uses
Figure 10 – Neighborhood & Overlay District Map
Part IV
City Policy and Plans Conformance
Community Plan
Ownership
West Winds PUD Compliance
263
WEST WINDS PLANNED COMMUNITY PUD
MODIFICATION
PUD PRELIMINARY PLAN APPLICATION
Table of Contents
Appendices
Appendix A: Preliminary Plat
Appendix B: Conceptual Renderings
Appendix C: Subdivision Park Plan
Appendix D: Agency Correspondence
Appendix E: Site Plan
Appendix F: Land Use Plan
Appendix G: Construction Route Map
Appendix H: West Winds Design Guidelines
Appendix I: Platting Certificate
Appendix J: Subdivision Engineering Plans
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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:
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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.
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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
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SP1
Site Plan Checklist SP1 Page 1 of 5 Revision Date 1-05-16
Required Forms: A1, SP, N1, DEM (if demolition) Recommended Forms: Required Forms:
SITE PLAN CHECKLIST
DESIGN REVIEW BOARD THRESHOLDS
Must be A plus one or more of B-F in order to require Board review. Yes No
A. Project location is within an Overlay District?
B. 20 or more dwelling units in a multiple household structure or structures?
C. 30,000 or more square feet of office space, retail commercial space, service
commercial space or industrial space?
D. 20,000 or more square feet of exterior storage of materials or goods?
E. Parking for more than 90 vehicles?
F. Large scale retail per Section 38.22.180 BMC?
GENERAL INFORMATION
1. Name of project/development.
2. Name and mailing address of developer and owner.
3. Name and mailing address of engineer, architect, landscape architect, planner, etc.
4. Location of project/development by street address/legal description.
5. Location/vicinity map, including area within one-half mile of the site.
6. A construction route map showing how materials and heavy equipment will travel to and from the
site.
SITE PLAN GENERAL
7. Boundary line of property with dimensions.
8. Date of plan preparation and changes.
9. North point indicator.
10. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet.
11. Parcel size(s) in gross acres and square feet.
12. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use.
13. Location, percentage of parcel(s) and total site, and square footage of the following:
a. Existing and proposed buildings and structures.
b. Driveway circulation and parking areas.
c. Landscaped areas.
d. Private open space, provide boundary/ies and dimensions (if residential requirement).
e. City Parks.
f. Other public lands (school sites, public access greenway corridors, trail corridors).
14. Total number, type and density per type of dwelling units, and total new and gross residential
density and density per residential parcel.
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SITE PLAN DETAILS
The location, identification and dimensions of the following existing and proposed data, onsite and to a
distance of 100 feet (200 feet for PUD’s) outside the site boundary, exclusive of public rights -of-way unless
otherwise stated.
15. Topographic contours at a minimum interval of 2 feet, or as determined by the Director.
16. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning
Jurisdiction, within or near the development.
17. Existing zoning within 200 feet of the site.
18. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to
major arterial streets where the distances shall be 200 feet.
19. On site streets and rights of way.
20. Ingress and egress points.
21. Traffic flow on site.
22. Traffic flow off site.
23. All parking facilities, including circulation aisles, access drives, covered and uncovered bicycle
parking, compact spaces, ADA accessible spaces and motorcycle parking, on -street parking, number
of employee and non-employee parking spaces, existing and proposed, and total square footage of
each.
24. Utilities and utility rights of way and easements, including:
a. Electric.
b. Natural gas.
c. Telephone, cable and similar utilities.
d. Water.
e. Sewer (sanitary, treated effluent and storm).
25. Surface water, including:
a. Ponds, streams and irrigation ditches (include classifications be based upon a determination of
the Gallatin Conservation District; note classification of each feature on plans).
b Watercourses, water bodies and wetlands (include classifications based upon a determination of
the Gallatin Conservation District, Army Corps of Engineers, or Wetland Delineation Report; note
classification of each feature on plans).
c. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified
as lying within a 100 year floodplain through additional floodplain delineation, engineering
analysis, topographic survey or other objective and factual basis.
d. A floodplain analysis report in compliance with Article.
26. Grading and drainage plan, including provisions for on-site retention/detention and water quality
improvement facilities as required by the Engineering Department, or in compliance with B.M.C.
Section 14 storm drainage ordinance and best management pr actices manual adopted by the City.
27. All drainageways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which
may be incorporated into the storm drainage system for the property shall be designated:
a. The name of the drainageway (where appropriate).
b. The downstream conditions (developed available drainageways, etc.).
c. Any downstream restrictions.
28. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic
features.
29. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and
interrelationships with vehicular circulation system, indicating proposed treatment of points of
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Required Forms: A1, SP, N1, DEM (if demolition) Recommended Forms: Required Forms:
conflict.
30. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking
spaces, handrails and curb cuts, including construction details and the applicant’s certification of
ADA compliance.
31. Fences and walls, including typical details.
32. Permanent and construction period exterior refuse collection areas, including typical details.
33. Curb, asphalt section and drive approach construction details.
34. Location and extent of snow storage areas.
35. Location and extent of street vision triangles.
36. Unique natural features, significant wildlife areas and vegetative cover, including existing trees
and shrubs having a diameter greater than 2.5 inches, by species.
37. Historic, cultural and archeological resources, describe and map any designated historic structures
or districts, and archeological or cultural sites.
38. Major public facilities, including schools, parks, trails, etc.
PARKLAND AND AFFORDABLE HOUSING
39. If residential, provide the required parkland for the development, including calculations per
Chapter 38, Article 27 BMC (Park and Recreation Requirements). Source and amount of parkland
credit to be used if previously provided. If parkland is proposed a park plan shall be submitted
consistent with Section 38.41.060.A.16 BMC.
40. Describe how the site plan will satisfy any requirements of Section 17.02, BMC (Affordable
Housing) which have either been established for that lot(s) through the subdivision process or if
no subdivision has previously occurred are applicable to a site plan. The description shall be of
adequate detail to clearly identify those lots and dwellings designated as subject to Title 17,
Chapter 2, BMC compliance requirements and to make the obligations placed on the affected lots
and dwellings readily understandable.
LIGHTING DETAILS
41. Lighting plan and electrical site plan, complete with all structures, parking spaces, building
entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with
lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type.
42. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and
extends the photometric information to the property boundaries and rights of way. For fueling
canopies a second photometric plan is required to specifically analyze the light output underneath
the drip line of the fuel canopy.
43. Cut sheets for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting
electrical plan and the photometric lighting plan.
BUILDING DESIGN AND SIGNAGE
44. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions
and roof pitches. Show open stairways and other projections from exterior building wall. Building
elevations shall include proposed exterior building materials, windows and doors including a color
and material palette for all proposed features keyed to the building elevations.
45. Provide elevations and details of all ground mounted and rooftop mechanical screening.
46. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area
calculation, provide sign dimensions and square footage of each. Note – The review of signs in
conjunction with this application is only review for sign area compliance with Chapter 38, Article
28 BMC (Signs). A sign permit must be obtained from the Building Division prior to erection of any
and all signs, addition design guidelines apply for signs within zoning Overlay Districts.
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LANDSCAPE PLAN
A separate landscape plan shall be submitted as part of the site plan application unless the required
landscape information can be included in a clear and uncluttered manner on a site plan with a scale where
one inch equals 20 feet.
47. Project name, street address, and lot and block description.
48. Date, scale, north arrow, and the names, addresses, and telephone numbers of both the property
owner and the person preparing the plan. Plan preparer shall be a state registered landscape
architect; an individual with a degree in landscape design and two years of professional design
experience in the state; or an individual with a degree in a related field (horticulture, botany, plant
science, etc.) and at least five years of professional landscape design experience, of which two
years have been in the state.
49. Location of existing boundary lines and dimensions of the lot.
50. Existing and proposed grade that complies with maximum allowable slope and grade.
51. Approximate centerlines of existing watercourses, required watercourse setbacks, and the location
of any 100-year floodplain; the approximate location of significant drainage features; and the
location and size of existing and proposed streets and alleys, utility easements, utility lines,
driveways and sidewalks on the lot and/or adjacent to the lot.
52. Location of all pavement, curbs, sidewalks and gutters.
53. Show location of existing and/or proposed drainage facilities which are to be used for drainage
control including proposed landscaping and seeding as required by Section 38.23.080.H BMC
54. Location and extent of snow storage areas.
55. Location and extent of street vision triangles.
56. Complete landscape legend providing a description of plant materials shown on the plan, including
typical symbols, names (common and botanical name), locations, quantities, container or caliper
sizes at installation, heights, spread and spacing and identification of drought tolerant and/or
native and adapted species. The location and type of all existing trees on the lot over 6 inches in
caliper must be specifically indicated.
57. Size of planting at the time of installation and at maturity.
58. Complete illustration of landscaping and screening to be provided in or near off-street parking and
loading areas, including information as to the amount (in square feet) of landscape area to be
provided internal to parking areas and the number and location of required off -street parking and
loading spaces.
59. Street frontage landscaping.
60. Locations and dimensions of proposed landscape buffer strips, including watercourse buffer zones
demonstrating compliance with watercourse setback planting plan requirements per Section
38.23.100 BMC unless previously provided during subdivision review.
61. Location, height and material of proposed landscape screening and fencing (with berms to be
delineated by one foot contours).
62. An indication of how existing healthy trees (if any) are to be retained and protected from damage
during construction.
63. Size, height, location and material of proposed seating, lighting, planters, sculptures, and water
features.
64. A description of proposed watering methods including any use of high efficiency irrigation
technologies and best practice, source of irrigation water and estimated amount of water
consumption broken down by vegetation type (e.g. turf, shrubs, trees) and total estimated water
consumption.
65. Areas to be irrigated and type of proposed irrigation and the irrigation system design plan.
271
Site Plan Checklist SP1 Page 5 of 5 Revision Date 1-05-16
Required Forms: A1, SP, N1, DEM (if demolition) Recommended Forms: Required Forms:
66. Tabulation of performance points earned by the plan per Section 38.26.060 BMC.
STREETS AND TRAFFIC
67. Street, traffic, and access information required in Section 38.41.060.A.12 unless previously
provided through a subdivision review process or that the requirement is waived in writing by the
Engineering Department prior to application submittal.
OTHER PERMITS
68. Stormwater management permit and fee to Engineering Department.
DEVIATIONS
If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application
shall be accompanied by written and graphic material sufficient to illustrate the conditions that the
modified standards will produce.
69. Either through the site plan requirement above or separate exhibit clearly show any proposed
deviations related to site requirements such as yards/setbacks, lot coverage, parking or other
applicable standards.
70. Either through the building elevation requirement above or separate exhibit clearly show any
proposed deviations related to building construction such as height, second story additions, or
other applicable standards.
71. For deviations in the Neighborhood Conservation Overlay a deviation narrative shall be provided
stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent
and include a response to the following:
a. How the modification is more historically appropriate for the building and site in question and
the adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a
literal enforcement of this chapter (Chapter 38, BMC);
b. How the modifications will have minimal adverse effect on abutting properties or the per mitted
uses thereof; and
c. How the modifications will assure the protection of the public health, safety and general welfare.
d. How the requested deviation will encourage restoration and rehabilitation activity that will
contribute to the overall historic character of the community.
If more than one deviation a response to the criteria shall be provided for each deviation.
72. For deviations in the Entryway Corridor Overlay a deviation narrative shall be provided stating
which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and
include a response to the following:
a. How the deviation will produce an environment, landscape quality and character superior to that
produced by the existing standards;
b. How the deviation will be consistent with the intent and purpose of the article (Article 17,
Chapter 38 BMC);and
c. How the deviation will be consistent with the adopted design objectives (City of Bozeman Design
Objectives Plan, 2005) for the particular entryway corridor
If more than one deviation, a response to the criteria shall be provided for each deviation.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
272
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
273
PUDP
Planned Unit Development Preliminary PUDP Page 1 of 3 Revision Date 4-8-16
Required Forms: A1, SP1 Recommended Forms:
PUD PRELIMINARY PLAN REQUIRED MATERIALS
APPLICATION SETS
3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14
sets.
Complete and signed development review application form A1.
Complete materials required by the SP1 checklist.
Materials and plans that include all the required items listed in the preliminary PUD plan checklist
below.
Standard application sets
required plan sizes:
2 sets that include full size
24 x 36 inch plans 1 set that include 11 x 17 inch plans
2-digital versions of all materials (JPEG or PDF) on separate CD-ROM’s or USB drives. Individual files
must be provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes:
All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36
inches. The name of the project must be shown on the cover sheet of the plans. If 3-ring binders
will be used, they must include a table of contents and tabbed dividers between sections. Plans
that are rolled or not bound into sets will not be accepted.
NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1and materials
APPLICATION FEE
Base fee $1,616
If includes dwellings add: $94 per dwelling unit
If includes nonresidential
uses add:
$292 per 1000 square feet of nonresidential gross building space.
PUD PRELIMINARY PLAN CHECKLIST
A Planned United Development (PUD) Preliminary Plan review is the second step in the PUD entitlement
process. When a subdivision is proposed in conjunction with a zoning PUD the subdivision review shall be
coordinated with the zoning review and a subdivision preliminary plat application shall also be submitted
concurrent with this application.
1. Overall project narrative providing a thorough and extensive description of the overall project
including design intent, project goals, project timefra me, proposed uses, site improvements and
buildings.
2. A complete list of proposed relaxations to the BMC listed by individual section and reason for the
relaxation.
3. Name, mailing address and full contact information for project team including: owner, developer,
architect, civil engineer, landscape architect/designer and electrical engineer.
4. A title report for subdivision or proposed subdivision guarantee with all current property
ownership.
5. Data regarding site conditions, land characteristics, available community facilities and utilities and
other related general information about proposed uses, adjacent land uses and the uses of land
within one-half mile of the subject parcel of land both existing and proposed. This shall be in
narrative and/or table formats. Provide the following supporting maps: exis ting land use map,
274
Planned Unit Development Preliminary PUDP Page 2 of 3 Revision Date 4-8-16
Required Forms: A1, SP1 Recommended Forms:
community plan land use designation map, city zoning map, neighborhood and entryway overlay
map for property showing conditions within 200 feet of the project boundaries.
6. Overall land use ratios for:
a. existing footprints of existing buildings and structures
b. proposed buildings and structures
c. driveways and parking areas
d. streets, roads and alleys with areas of rights of way identified separately
e. private open spaces for residential uses
f. landscape areas
g. city parkland
7. Overall project floor area ratio (FAR) and net residential density.
8. Development Schedule. If phasing is proposed, provide narrative clearly describing project phasing
with the proposed phasing of all infrastructure, buildings, driveways and parking and landscaping.
9. Phasing Plan exhibit clearly showing all site and infrastructure improvement with phase boundaries
including detailed limits of construction and approaches to mitigate any conflicts with phase
boundaries and site safety and function.
10. Phasing table that shows phase area and data for each phase including: area in acres and square feet,
lot area in acres and square feet, building foot print square feet, building floor area, FAR, street right
of way, common opens space, landscaped area, PUD open space square feet and percentage of total ,
PUD performance points by type and parking space requirements.
11. Table of proposed buildings include phase information, footprint, gross square footage, stories,
whether building is existing or proposed, and building use designations by building floor.
12. Colored aerial vicinity map within one-half mile of the site with project site and other significant
community facilities, streets, trails, watercourses, railways, highways and other applicable features
identified by name.
13. Overall site illustration in color showing all building foot prints, landscaped areas, site circulation
including vehicular, bike, and pedestrian facilities.
14. Statements of objectives and conformance to city policy and plans:
a. Statement of applicable City land use policies and objectives achieved by the proposed plan and
how it furthers the implementation of the Bozeman Community Plan, provide specific land use goals
and objectives in the Community Plan that are furthered by the proposed PUD;
b. Statement of proposed ownership of public and private open space areas and applicant’s
intentions with regard to future ownership of all or portions of the PUD;
c. Estimate of number of employees for business, commercial, and industrial uses;
d. Description of rational behind the assumptions and choices made by the applicant;
e. The applicant shall submit as evidence of successful completion of the applicable Community
Design objectives and Criteria of Section 38.20.090.E, documentation pursuant to these regulations
for each proposed use; the applicant shall submit written explanation for each of the applicable
objectives or criteria as to how the plan does or does not address the objective or criterion; the
Director may require, or the applicant may choose to submit, evidence that is beyond what is
required in that section; any variance from the criterion shall be described;
f. Detailed description of how conflicts between land uses are being avoided or mitigated;
g. Statements of design methods to reduce energy consumption, (e.g. - home/business, utilities,
transportation fuel, waste
recycling).
15. If not provided by subdivision application materials, physiographic data and summaries for:
landforms and geology and soils; hydrology; vegetation; noxious weeds; wildlife and viewsheds. If
the project is a brown field site, provide site history, data and copies of any environmental site
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Planned Unit Development Preliminary PUDP Page 3 of 3 Revision Date 4-8-16
Required Forms: A1, SP1 Recommended Forms:
assessments that have been completed. An approved noxious weed management plan must be
submitted.
16. Narrative descriptions of site access and overall utilities including an overview, parking, existing
and proposed condition of the streets providing access to the site, proposed accesses to the site and
utilities including water, sewer, storm drainage, solid waste, gas, electric and shallow franchise
facilities.
17. Development and Design Guidelines per Section 38.20.070.D.2 BMC.
18. Comprehensive Signage Plan, if applicable.
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
276
TSCHACHE ROAD
W. OAK STREETDAVIS LANEBOZEMAN FIRE
STATION #3 &
GALLATIN COUNTY
911 CENTER
HARVEST CREEK
SUBDIVISION
PHASES 8 & 9
SOURCE: CITY OF BOZEMAN GIS DEPARTMENT
ADJOINER MAP
WEST WINDS PLANNED COMMUNITY PUDPROJECT NO.
102.09
FIGURE NO.
2
BOZEMAN
MONTANA
DRAWN BY: TWM
DATE: 11/28/2017
I
400 0200
SUBJECT SUBJECT SUBJECT SUBJECT
PROPERTYPROPERTYPROPERTYPROPERTYGALLATIN COUNTY
REGIONAL PARK
HARVEST CREEK
SUBDIVISION
PHASES 10 & 11
WEST WINDS
SUBDIVISION
PHASE 3
WEST WINDS
SUBDIVISION
PHASE 5
WEST WINDS
SUBDIVISION
PHASE 4
CROSSING 2
SUBDIVISION
PHASE 4
200-FOOT
BOUNDARY
277
West Winds Planned Community PUD Modification
Adjacent Owners - 200 Feet
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 1278
West Winds Planned Community PUD Modification
Adjacent Owners - 200 Feet
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
10 James R. Sally & Victoria E. Sally 1275 New Holland Drive, Bozeman, MT 59718-5922 Lot 2, Blk 23 Harvest Creek Sub. Ph. 8 & 9
11 Shiloh A. Allen & Rachel C. Allen 3225 John Deere Street, Bozeman, MT 59718-5920 Lot 42, Blk 22 Harvest Creek Sub. Ph. 10 & 11
12 Jerry Allen Andersen Revocatble Living Trust 17821 Misty Lane, Huntington Beach, CA 92649-4916 Lot 41, Blk 22 Harvest Creek Sub. Ph. 10 & 11
13 Bryant Higgs & Heather L. Higgs 3173 John Deere Street, Bozeman, MT 59718-5919 Lot 40, Blk 22 Harvest Creek Sub. Ph. 10 & 11
14 Carlos Mansilla & Rocio Bellido 3161 John Deere Street, Bozeman, MT 59718-5919 Lot 39, Blk 22 Harvest Creek Sub. Ph. 10 & 11
15 James W. Ellis & Carol S. Ellis 3135 John Deere Street, Bozeman, MT 59718-5919 Lot 38, Blk 22 Harvest Creek Sub. Ph. 10 & 11
16 Heather Glenn 3123 John Deere Street, Bozeman, MT 59718-5919 Lot 37, Blk 22 Harvest Creek Sub. Ph. 10 & 11
17 Jason Johnson & Danielle Lindgren 3109 John Deere Street, Bozeman, MT 59718-5919 Lot 36, Blk 22 Harvest Creek Sub. Ph. 10 & 11
18 Denyce M. Towle 3077 John Deere Street, Bozeman, MT 59718-5919 Lot 35, Blk 22 Harvest Creek Sub. Ph. 10 & 11
19 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 2279
WEST WINDS PLANNED COMMUNITY PUD
MODIFICATION
PUD PRELIMINARY PLAN APPLICATION
1
Part I
Introduction
This PUD Preliminary Plan application consists of a request to modify the West Winds
Planned Community PUD to add a single relaxation. This request is in conjunction with a
Preliminary Plat application that would facilitate the subdivision of 10.98 acres to create
48 townhouse lots and 24 single-family lots for a total of 72 residential lots. The properties
subject to the 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. This PUD
modification request is in conjunction with a Subdivision Preliminary Plat application, 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 subdivision 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. 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 as Appendix J of
this application submittal.
Note: Maps and Figures that are referenced throughout this narrative will be located at
the back of the Part in which they are referenced.
A. Project Goals
One of the fundamental objectives of this project is to provide housing that is accessible
to a greater number of potential purchasers. This PUD modification would facilitate the
subdivision that 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.
A series of conceptual building renderings are provided with this application to help
illustrate the mix of housing types and the functionality of the alternative alley as an
280
WEST WINDS PLANNED COMMUNITY PUD
MODIFICATION
PUD PRELIMINARY PLAN APPLICATION
2
access. The drawings also illustrate the feasibility of the narrower lots proposed with
this application. These renderings are provided in Appendix B of this application
submittal.
B. Project Timeframe
Early plans to phase the subdivision of this property have been changed and phasing is
not proposed with this project. Though the exact project horizon is unknown, for the
purposes of this application and the supplementary study materials prepared in
analyzing the impacts, an estimated completion date of 2025 has been utilized.
C. Uses
The land uses and densities proposed as part of this application are in accordance with
the underlying zoning designation of R-3 and Future Land Use designation of
Residential. Furthermore, this application and the concurrent subdivision application are
consistent with the Amended West Winds Planned Community PUD. These uses are
also consistent with those in the surrounding area both immediately adjacent and within
one-half mile.
D. Improvements
The subdivision of this property 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 Byways is to accommodate the
internal access while addressing some of the unique characteristics of the property. As
illustrated on Figure 3, 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.
The byway accesses proposed as part of this application are the basis for the request.
These accesses are not compliant with Section 38.24.090.B.2 of the Unified Development
Code (UDC) and will require the addition of a relaxation to conform.
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 the subject property including the link
proposed with the Park Plan for the West Winds SW Subdivision.
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WEST WINDS PLANNED COMMUNITY PUD
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The subdivision will also include the extension of City of Bozeman water supply,
wastewater disposal and storm water treatment systems along with the requisite private
utilities.
As noted above, the Park Plan included as part of the subdivision application includes
the construction of a new connection to the Mainstreet to Mountains Trail system. A
copy of Park Plan is provided in Appendix C of this application submittal.
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WEST WINDS PLANNED COMMUNITY PUD
MODIFICATION
PUD PRELIMINARY PLAN APPLICATION
4
Part II
UDC Relaxations
A. Current Relaxations
1. Section 18.50.020 “Park Requirements” to allow the area requirement to be
based on 11% net buildable area instead of 0.03 acres per dwelling unit for
the affordable housing lots;
2. Section 18.16.020.B “Authorized Uses” to allow assisted living/elderly care
facilities and apartments within the “R-3” zoning district;
3. Section 18.42.030.C “Double/Through and Reverse Frontage” to allow double
frontage lots adjacent to the arterial and collector streets;
4. Section 18.42.040.B “Block Length” to allow the block lengths to exceed 400
feet;
5. Section 18.42.040.C “Block Width” to allow the minimum block length to be
less than 200 feet for the blocks with Restricted Size Lots;
6. Section 18.42.180.C “Number of Restricted Size Lots Required” to allow the
townhouse Restricted Size Lots to be less than 3,000 square feet and more
than 3,000 for corner townhouse lots; and
7. Section 18.44.00.D.3 “Spacing Standards for Drive Accesses” to allow
residential lots that front on Hunter’s Way and Buckrake and back onto the
linear park to access local streets within 150 feet of an intersection with an
arterial street and to allow the proposed access separation distance between
the proposed local streets onto Oak Street, an arterial street, to be separated
by less than 660 feet.
B. Proposed Relaxation
1. Section 38.24.090.B.2 “Drive Access from Improved Public Street or Alley
Required” to allow for the non-standard street/alley configuration of the West
Winds SW Subdivision.
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5
Part III
Site Conditions
A. Physical Characteristics
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 4. 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 of the West Winds SW Preliminary Plat application. 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 5 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 6.
An extensive groundwater monitoring program was completed as part of the preparation
of the 2016 Geotechnical Report provided in Appendix H of the West Winds SW
Subdivision Preliminary Plat 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 within the dedicated public rights-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.
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B. Community Facilities & Utilities
As noted in Part I, the subdivision associated with this PUD Modification request will
include the installation of a new local street connecting West Oak Street to Winter Park
Street. The subdivision will also provide for both bicycle and pedestrian travel both
internally and by way of connections to larger multi-model network.
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 provided
as Appendix J of this application submittal.
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 provided as Appendix J
of this application submittal.
The Park Plan included as part of the subdivision application includes the construction
of a new connection to the Mainstreet to Mountains Trail system. A copy of Park Plan is
provided in Appendix C 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 maximum increase in density, per 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
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WEST WINDS PLANNED COMMUNITY PUD
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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.
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 D of this submittal.
Law enforcement and fire protection will be provided by the City of Bozeman Police and
Fire Departments respectively. A copy of the correspondence is provided in Appendix D
of this submittal.
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. A copy of the correspondence is
provided in Appendix D of this submittal.
C. Land Uses
As noted throughout this application narrative, the land uses proposed with this request
consist of a mix of residential townhouse lots and single-family residential lots. As
detailed in Part IV, this request is consistent with the land uses anticipated by the
Bozeman Community Plan (Figure 7) and implemented by the corresponding zoning
designation (Figure 8).
There is a variety of land uses adjacent to this property including an assortment of
residential uses, some isolated commercial uses, a church, emergency services and the
associated parks, trail corridors and open spaces. This mix of uses is illustrated on
Figure 9. This project is not located within an overlay district or designated
Neighborhood as shown on Figure 10.
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Part IV
City Policy and Plans Conformance
A. Community Plan
Like the original West Winds Planned Community Planned PUD, this modification is
consistent with many of the goals and objectives of the Bozeman Community Plan.
Specifically, this project:
Goal LU-1: Creates a sense of place that varies throughout the City, efficiently provides
public and private basic services and facilities in proximity to where people live and
work, and minimizes sprawl.
Objective LU-1.4: Provides infill development which provides additional density of use
while respecting the context of the existing development which surrounds it.
Goal C-1: Human Scale and Compatibility:
Objective C-1.3: Supports compatible infill within the existing area of the City rather
than developing land requiring expansion of the City’s area.
Goal C-2: Community Circulation:
Objective C-2.1.: Provides adequate and efficient circulation throughout the subdivision
through connectivity between developments and major destinations for both the
pedestrians and vehicles, including human powered vehicles;
Objective C-2.3.: Creates alleys, where feasible, in a residential neighborhood.
Goal C-3: Neighborhood Design:
Is pedestrian oriented and contains a variety of housing types and densities.
Goal H-1: Will allow for the development of an adequate supply of safe, quality housing
that is diverse in type, density, cost, and location with an emphasis on maintaining
neighborhood character and stability.
Objective 1.1.: Encourages and supports the creation of a broad range of housing
types in proximity to services and transportation options.
Objective 1.3.: Promotes the provision of a wide variety of housing types in a range of
costs to meet the diverse residential needs of Bozeman residents.
Objective 1.4.: Recognizes the role of housing in the continuing economic development
of the City of Bozeman.
Goal H-2: Promotes the creation of housing which advances the seven guiding land use
principles of Chapter 3.
Objective 2.1.: Encourages socially and economically diverse neighborhoods.
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WEST WINDS PLANNED COMMUNITY PUD
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9
Objective 2.3.: Supports infill development and the preservation of existing affordable
housing and encourages the inclusion of additional affordable housing in new infill
developments.
Goal H-3: Encourages an adequate supply of affordable housing and land for affordable
housing.
Objective 3.1.: Encourages the provision of affordable housing.
Objective 3.3.: Promotes the development of a wide variety of housing types, designs,
and costs to meet the wide range of residential needs of Bozeman residents.
Goal R-1: Provides for accessible, desirable, and adequately maintained public parks,
open spaces, trail systems, and recreational facilities for residents of the community.
Objective R-1.1: Will create facilities accessible to and affordable for all members of
the community.
Objective R-1.3: Establishes regular and sufficient funding sources to develop and
maintain public parks, trails, and recreational facilities, which can help to meet the
community’s recreational programming needs.
Objective R-1.5: Will connect the community using trails.
B. Ownership
Future owners within the West Winds SW Subdivision will be members of the West
Winds Master Homeowners’ Association. As such, they will be subject to the ownership
and long-term maintenance obligations of the owners within the West Winds Planned
Community PUD area.
C. West Winds PUD Compliance
As noted throughout this application, this particular request is the addition of a single
relaxation to allow for the lots and street configuration proposed with the West Winds
SW Subdivision. The subdivision, as proposed, is generally consistent with the SW
Residential Alternative depicted in Figure 1.2.A of the Amended West Winds Planned
Community PUD (2005).
In addition, this request further implements the goals and objectives of the West Winds
Planned Community PUD, most notably:
1. A building configuration plan that includes the creation of townhouse lots through
subdivision (May 2004 Condition #9);
2. The provision of Affordable Housing (May 2004 Condition #27);
3. The provision of a mix of housing types throughout the subdivision (May 2004
Condition #29);
4. Development of the SW Residential Alternative (July 2005 Condition #4);
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WEST WINDS PLANNED COMMUNITY PUD
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5. Development of a mix of housing types (Condominiums, townhouses & Single-
family homes) in the area south of Winter Park Street (October 2007 Condition
#8); and
6. Installation of a new trail to provide a direct connection to the Main Street to
Mountains Trail (October 2007 Condition #9).
289
BOZEMAN FIRE
STATION #3 &
GALLATIN COUNTY
911 CENTER
SOURCE: CITY OF BOZEMAN GIS DEPARTMENT
VICINITY MAP
WEST WINDS PLANNED COMMUNITY PUDPROJECT NO.
102.08
FIGURE NO.
1
BOZEMAN
MONTANA
DRAWN BY: TWM
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I
1,000 0500
GALLATIN COUNTY
REGIONAL PARK
HARVEST CREEK
SUBDIVISION
DURSTON MEADOWS
SUBDIVISION
WEST WINDS
SUBDIVISION
OAK SPRINGS
SUBDIVISION
CROSSING 2
SUBDIVISION
BAXTER MEADOWS
SUBDIVISION
ANNIE
SUBDIVISION
ROSE
PARK
SUBDIVISION
ANNIE
SUBDIVISION
BAXTER SQUARE
SUBDIVISION
SUBJECT
PROPERTY
3534
23
10 11
23
T2S R5E
T1S R5E
WEST OAK STREETDAVIS LANEBAXTER LANE
FERGUSON AVENUEDURSTON ROAD
290
BAXTER LANE
WEST OAK STREETWINDWARD AVENUESUBJECT
PROPERTY
CITY
LIMITS
SOURCE: CITY OF BOZEMAN GIS DEPARTMENT
AERIAL MAP
PROJECT NO.
102.08
FIGURE NO.
2
BOZEMAN
MONTANA
DRAWN BY: TWM
DATE: 11/25/2017 DAVIS LANEHUNTERS WAYBREEZE LANE
TSCHACHE LANE
GALLATIN COUNTY
REGIONAL PARK
BOZEMAN FIRE
STATION #3 &
GALLATIN COUNTY
911 CENTER
I600 0300
WEST WINDS PLANNED COMMUNITY PUD
291
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 PLANNED COMMUNITY PUDPROJECT 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/18/201712/2017TWMTWMJCHMONTANABOZEMAN3102.08CLR/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& GUTTER292
QafQafmQafmTscgQatyQatyQafmQaboQal912SOURCE: MBMG, NRIS & COB GIS DEPARTMENTI5,000 02,500SUBJECTPROPERTYCITY LIMITSGEOLOGIC MAPWEST WINDSPLANNED COMMUNITY PUDPROJECT NO.102.09FIGURE NO.4DRAWN BY: TWM DATE: 11/24/2017 MONTANABOZEMAN293
BAXTER LANE
WEST OAK STREETWINDWARD AVENUESUBJECT
PROPERTY
SOURCE: NRCS/CITY OF BOZEMAN GIS DEPARTMENT
SOILS MAP
WEST WINDS PLANNED COMMUNITY PUDPROJECT NO.
102.08
FIGURE NO.
5
BOZEMAN
MONTANA
DRAWN BY: TWM
DATE: 12/11/2017 DAVIS LANEHUNTERS WAYBREEZE LANE
TSCHACHE LANE
GALLATIN COUNTY
REGIONAL PARK
LEGENDLEGENDLEGENDLEGEND
457A
509B
50B
510B
511A
53B
I400 0200
Turner Loam
Moderately Wet:
0 - 2 % Slopes
Meadowcreek Loam:
0 - 4% Slopes
Fairway Silt Loam:
0 - 2% Slopes
Blackdog Silt Loam:
0 - 4% Slopes
Enbar Loam:
0 - 4% Slopes
Amsterdam Silt Loam:
0 - 4% Slopes
294
SOURCE: MBMG, NRIS & COB GIS DEPARTMENTI5,000 02,500SUBJECTPROPERTYCITY LIMITSLEGENDLEGENDLEGENDLEGENDSlope ValueHigh : 25Low : 0SLOPE MAPWEST WINDS PLANNED COMMUNITY PUDPROJECT NO.102.08FIGURE NO.6DRAWN BY: TWM DATE: 11/24/2017 MONTANABOZEMAN295
BAXTER LANE
WEST OAK STREETWINDWARD AVENUESUBJECT
PROPERTY
CITY
LIMITS
SOURCE: CITY OF BOZEMAN GIS DEPARTMENT
CURRENT LAND USE
WEST WINDS PLANNED COMMUNITY PUD PROJECT NO.
102.08
FIGURE NO.
7
BOZEMAN
MONTANA
DRAWN BY: TWM
DATE: 12/11/2017 DAVIS LANEHUNTERS WAYBREEZE LANE
TSCHACHE LANE
GALLATIN COUNTY
REGIONAL PARK
LEGENDLEGENDLEGENDLEGEND
CCMU
PI
POS
RD
I400 0200
COMMUNITY COMMERCIAL
MIXED-USE
(CCMU)
RESIDENTIAL
(RD)
PARKS & OPEN SPACE
(POS)
PUBLIC
INSTITUTIONS
(PI)
296
BAXTER LANE
WEST OAK STREETWINDWARD AVENUESUBJECT
PROPERTY
CITY
LIMITS
SOURCE: CITY OF BOZEMAN GIS DEPARTMENT
ZONING MAP
WEST WINDS PLANNED COMMUNITY PUDPROJECT NO.
102.08
FIGURE NO.
8
BOZEMAN
MONTANA
DRAWN BY: TWM
DATE: 12/11/2017 DAVIS LANEHUNTERS WAYBREEZE LANE
TSCHACHE LANE
GALLATIN COUNTY
REGIONAL PARK
BOZEMAN FIRE
STATION #3 &
GALLATIN COUNTY
911 CENTER
LEGENDLEGENDLEGENDLEGEND
B-2
PLI
R-1
R-2
R-3
R-4
I400 0200
297
BAXTER LANE
WEST OAK STREETWINDWARD AVENUESUBJECT
PROPERTY
CITY
LIMITS
SOURCE: CITY OF BOZEMAN GIS DEPARTMENT
CURRENT LAND USE
WEST WINDS PLANNED COMMUNITY PUDPROJECT NO.
102.08
FIGURE NO.
9
BOZEMAN
MONTANA
DRAWN BY: TWM
DATE: 12/11/2017
I400 0200DAVIS LANEHUNTERS WAYBREEZE LANE
TSCHACHE LANE
GALLATIN COUNTY
REGIONAL PARK
BOZEMAN FIRE
STATION #3 &
GALLATIN COUNTY
911 CENTER
LEGENDLEGENDLEGENDLEGEND
UNANNEXED
CHURCH
COMMERCIAL RETAIL SALES
DUPLEX-TRIPLEX RESIDENTIAL
MULTI-FAMILY RESIDENTIAL
MIXED-USE
PARKS & OPEN SPACE
RESTAURANT/BAR
ROW
SINGLE-FAMILY RESIDENTIAL
VACANT
298
SUBJECT
PROPERTY
CITY
LIMITS
SOURCE: CITY OF BOZEMAN GIS DEPARTMENT
OVERLAY & NEIGHBORHOODS
WEST WINDS PLANNED COMMUNITY PUDPROJECT NO.
102.08
FIGURE NO.
10
BOZEMAN
MONTANA
DRAWN BY: TWM
DATE: 12/11/2017
I
8,000 04,000
LEGENDLEGENDLEGENDLEGEND
CONSERVATION OVERLAY
CLASS 1 ENTRYWAY CORRIDOR
CLASS 2 ENTRYWAY CORRIDOR
NEIGHBORHOODSNEIGHBORHOODSNEIGHBORHOODSNEIGHBORHOODS
Bogert Park Neighborhood Association
Bozeman Creek
Bozeman Ponds Neighborhood Association
Cooper Park Neighborhood Association
Flanders Creek Neighborhood Association
Lindley Park Association
Loyal Gardens Neighborhood Association
Midtown Neighborhood Association
New Hyalite View Network
Northeast Neighborhood Association
South Central Association of Neighbors
Southeast Neighborhood Association
University Neighbors Association
Valley Unit Neighborhood Association
299
W. OAK STREETDAVIS LANE
BREEZE LN (60')NEW HOLLAND DR (60')MISTRAL WAY (45')BORA WAY (45')
ZEPHYR WAY (45')
WINDWARD AVE.MISTRAL WAY (45')W. OAK STREETDAVIS LANE
BREEZE LN (60')NEW HOLLAND DR (60')MISTRAL WAY (45')BORA WAY (45')
ZEPHYR WAY (45')
WINDWARD AVE.
W
W W W W W W W W W
W
W W W W W W W W W WWWWWWWWWWWW W W W W W W WWWWW WWWW8 SS8 SS
8 SS
SS SS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SSMISTRAL WAY (45')EMRLDEMRLDPINVANVANIVOIVOIVOEURPATEMRLDVANIVOEUREMRLDEMRLDPINVANVANIVOIVOEUREMRLDIVOIVOIVOIVOVANVANEMRLDEMRLDEUREURIVOIVOPINPINVANVANEMRLDEURIVOPINVANEMRLDEURIVOPINVANIVOIVON02°43'33"E 605.32'S89°08'57"E780.83'S00°51'03"W 604.99'N89°08'57"W800.64'LOT 52.76 acs.LOT 12.75 acs.LOT 105500 S.F.LOT 115500 S.F.LOT 125500 S.F.LOT 135500 S.F.LOT 145500 S.F.LOT 155500 S.F.LOT 167458 S.F.LOT 33465 S.F.LOT 43465 S.F.LOT 17458 S.F.LOT 25500 S.F.LOT 35500 S.F.LOT 45500 S.F.LOT 55500 S.F.LOT 65500 S.F.LOT 75500 S.F.LOT 16674 S.F.LOT 24936 S.F.LOT 34948 S.F.LOT 44960 S.F.LOT 54971 S.F.LOT 64983 S.F.LOT 74995 S.F.LOT 64293 S.F.LOT 14356 S.F.LOT 23465 S.F.LOT 53465 S.F.LOT 14293 S.F.LOT 23292 S.F.LOT 33224 S.F.LOT 43224 S.F.LOT 53224 S.F.LOT 63224 S.F.LOT 73224 S.F.LOT 83224 S.F.LOT 93292 S.F.LOT 104314 S.F.LOT 167204 S.F.LOT 155313 S.F.LOT 145313 S.F.LOT 135313 S.F.LOT 125313 S.F.LOT 115313 S.F.LOT 105313 S.F.LOT 97098 S.F.LOT 87348 S.F.LOT 97348 S.F.LOT 87293 S.F.LOT 75419 S.F.LOT 65384 S.F.LOT 55349 S.F.LOT 45314 S.F.LOT 35280 S.F.LOT 25245 S.F.LOT 17057 S.F.LOT 86691 S.F.OPEN SPACE 15282 S.F.LOT 13742 S.F.LOT 23130 S.F.LOT 33143 S.F.LOT 43791 S.F.LOT 53809 S.F.LOT 63186 S.F.LOT 73199 S.F.LOT 83858 S.F.LOT 93876 S.F.LOT 103242 S.F.LOT 113255 S.F.LOT 123925 S.F.LOT 133943 S.F.LOT 143288 S.F.LOT 153222 S.F.LOT 163654 S.F.VANVANEMRLDEMRLDEUREURVANEMRLDEURIVOVANEMRLDEURIVOVANEMRLDEUREUREMRLDVANEUREMRLDEURIVOVANEMRLDVANEMRLDIVOVANEMRLDEURIVOEUREMRLDVANIVOEUREMRLDSITE PLAN
THE WEST WINDS PLANNED COMMUNITY PUD
SHEET No.
PROJECT NO.
E:\CIVIL 3D PROJECTS\15020\ACAD\PUD MOD\WW-SW SITE PLAN.dwg Plotted on Feb/13/2018
DRAWN BY:
CHK'D. BY:
APPR. BY:
DATE:
VERIFY SCALE!
THESE PRINTS MAY BEREDUCED. LINE BELOWMEASURES ONE INCH ONORIGINAL DRAWING.
MODIFY SCALE ACCORDINGLY!( IN FEET )080NJCH
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TWM
02/2018
102.08
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.MONTANABOZEMAN THE WEST WINDS SW SUBDIVISIONSITE PLAN forBICYCLEPEDESTRIANVEHICULARSITE CIRCULATIONLEGENDSINGLE FAMILY BUILDING ENVELOPEMULTI-FAMILY BUILDING ENVELOPEOPEN SPACELANDSCAPED AREASDRIVEWAYS/PARKING (OFF-STREET)PARKING REQUIRED = 196OFF-STREET PROPOSED = 151ON-STREET PROPOSED = 94NOTE: OFF-STREET PARKING CALCULATIONS DO NOT INCLUDE GARAGESPARKINGTOTAL LOT AREA = 10.98 ACRESZONING: R-3ESTIMATED DRIVEWAY/PARKING AREAS = 0.84 ACRESSTREETS & ALLEYS = 2.91 ACRESPROJECTLOCATIONVICINITY MAPNOT TO SCALEINTERSTATE 90N 19TH AVE
DAVIS LNE BAXTER LNW OAK STHUFFINE LNB
O
Z
EM
A
NPROPOSED WATER MAINPROPOSED WATER SERVICEPROPOSED SEWER MAINPROPOSED SEWER SERVICEWSSPROPOSED SEWER MANHOLEPROPOSED FIRE HYDRANTPROPOSED WATER VALVESTREET LIGHTNEW IRRIGATIONWELLCONTOUR INTERVAL = 1'15' VISIONTRIANGLE (TYP.)CLUSTER MAILBOXLOCATION (2'x6')CLUSTER MAILBOXLOCATION (3'x9')SORBUS ACUPARIAEUROPEAN MOUNTAIN ASHJAPVANSYRINGA RETICULATAJAPANESE TREE LILACACER x PLATANOIDES 'EMERALD QUEEN'***EMERALD QUEEN NORWAY MAPLEULMUS x 'MORTON PLAINSMAN' ***VANGUARD ELMSKYEMRLDGLEDITSIS TRIACANTHOS v. INERMIS ***THORNLESS COMMON HONEYSUCKLEEUREXISTING VEGETATIONTREE LEGENDOWNER / DEVELOPERSID 716 LLC2 HALEY SPRINGS RD.BOZEMAN, MT 59718406-581-9644PLANNER/PROJECT REPRESENTATIVEHAYSTACK DEVELOPMENT104 E MAIN S. SUITE 206BOZEMAN, MT 59715406-624-6020CIVIL ENGINEERALLIED ENGINEERING SERVICES, INC32 DISCOVERY DRIVEBOZEMAN, MT 597158406-582-0221ADDRESS:1345 WINDWARD AVENUE (LOT 3)1553 WINDWARD AVENUE (LOT 2)3270 BREEZE LANE (LOT 4)LEGAL DESCRIPTION: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, LOCATED IN THE NW 14 SECTION 2, T15, R5E, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA300
W. OAK STREETDAVIS LANE
BREEZE LN (60')NEW HOLLAND DR (60')MISTRAL WAY (45')BORA WAY (45')
ZEPHYR WAY (45')
WINDWARD AVE.MISTRAL WAY (45')W. OAK STREETDAVIS LANE
BREEZE LN (60')NEW HOLLAND DR (60')MISTRAL WAY (45')BORA WAY (45')
ZEPHYR WAY (45')
WINDWARD AVE.MISTRAL WAY (45')LOT 52.76 acs.LOT 12.75 acs.LOT 105500 S.F.LOT 115500 S.F.LOT 125500 S.F.LOT 135500 S.F.LOT 145500 S.F.LOT 155500 S.F.LOT 167458 S.F.LOT 33465 S.F.LOT 43465 S.F.LOT 17458 S.F.LOT 25500 S.F.LOT 35500 S.F.LOT 45500 S.F.LOT 55500 S.F.LOT 65500 S.F.LOT 75500 S.F.LOT 16674 S.F.LOT 24936 S.F.LOT 34948 S.F.LOT 44960 S.F.LOT 54971 S.F.LOT 64983 S.F.LOT 74995 S.F.LOT 64293 S.F.LOT 14356 S.F.LOT 23465 S.F.LOT 53465 S.F.LOT 14293 S.F.LOT 23292 S.F.LOT 33224 S.F.LOT 43224 S.F.LOT 53224 S.F.LOT 63224 S.F.LOT 73224 S.F.LOT 83224 S.F.LOT 93292 S.F.LOT 104314 S.F.LOT 167204 S.F.LOT 155313 S.F.LOT 145313 S.F.LOT 135313 S.F.LOT 125313 S.F.LOT 115313 S.F.LOT 105313 S.F.LOT 97098 S.F.LOT 87348 S.F.LOT 97348 S.F.LOT 87293 S.F.LOT 75419 S.F.LOT 65384 S.F.LOT 55349 S.F.LOT 45314 S.F.LOT 35280 S.F.LOT 25245 S.F.LOT 17057 S.F.LOT 86691 S.F.OPEN SPACE 15282 S.F.LOT 13742 S.F.LOT 23130 S.F.LOT 33143 S.F.LOT 43791 S.F.LOT 53809 S.F.LOT 63186 S.F.LOT 73199 S.F.LOT 83858 S.F.LOT 93876 S.F.LOT 103242 S.F.LOT 113255 S.F.LOT 123925 S.F.LOT 133943 S.F.LOT 143288 S.F.LOT 153222 S.F.LOT 163654 S.F.LAND USE PLAN
THE WEST WINDS PLANNED COMMUNITY PUD
SHEET No.
PROJECT NO.
E:\CIVIL 3D PROJECTS\15020\ACAD\PUD MOD\WW-SW SITE PLAN.dwg Plotted on Feb/13/2018
DRAWN BY:
CHK'D. BY:
APPR. BY:
DATE:
VERIFY SCALE!
THESE PRINTS MAY BE
REDUCED. LINE BELOW
MEASURES ONE INCH ON
ORIGINAL DRAWING.
MODIFY SCALE ACCORDINGLY!( IN FEET )080NJCH
TWM
TWM
02/2018
102.08
2B
.MONTANABOZEMAN THE WEST WINDS SW SUBDIVISIONLAND USE PLAN forLEGENDOPEN SPACELANDSCAPED AREASDRIVEWAYS/PARKING (OFF-STREET)LEGENDBUILDING AREA = 3.98 AC. (36.3%)DRIVEWAYS/PARKING = 0.80 AC. (7.3%)STREETS & ALLEYS = 2.37 AC. (21.6%)OPEN SPACES = .012 AC. (0.1%)LANDSCAPED AREAS = 3.21 AC. (29.2%)TOTAL AREA = 10.98 AC.CLUSTER MAILBOXLOCATION (2'x6')CLUSTER MAILBOXLOCATION (3'x9')301
W. OAK STREETDAVIS LANE
BREEZE LN (60')NEW HOLLAND DR (60')MISTRAL WAY (45')BORA WAY (45')
ZEPHYR WAY (45')
WINDWARD AVE.MISTRAL WAY (45')W. OAK STREETDAVIS LANE
BREEZE LN (60')NEW HOLLAND DR (60')MISTRAL WAY (45')BORA WAY (45')
ZEPHYR WAY (45')
WINDWARD AVE.MISTRAL WAY (45')LOT 52.76 acs.LOT 12.75 acs.LOT 105500 S.F.LOT 115500 S.F.LOT 125500 S.F.LOT 135500 S.F.LOT 145500 S.F.LOT 155500 S.F.LOT 167458 S.F.LOT 33465 S.F.LOT 43465 S.F.LOT 17458 S.F.LOT 25500 S.F.LOT 35500 S.F.LOT 45500 S.F.LOT 55500 S.F.LOT 65500 S.F.LOT 75500 S.F.LOT 16674 S.F.LOT 24936 S.F.LOT 34948 S.F.LOT 44960 S.F.LOT 54971 S.F.LOT 64983 S.F.LOT 74995 S.F.LOT 64293 S.F.LOT 14356 S.F.LOT 23465 S.F.LOT 53465 S.F.LOT 14293 S.F.LOT 23292 S.F.LOT 33224 S.F.LOT 43224 S.F.LOT 53224 S.F.LOT 63224 S.F.LOT 73224 S.F.LOT 83224 S.F.LOT 93292 S.F.LOT 104314 S.F.LOT 167204 S.F.LOT 155313 S.F.LOT 145313 S.F.LOT 135313 S.F.LOT 125313 S.F.LOT 115313 S.F.LOT 105313 S.F.LOT 97098 S.F.LOT 87348 S.F.LOT 97348 S.F.LOT 87293 S.F.LOT 75419 S.F.LOT 65384 S.F.LOT 55349 S.F.LOT 45314 S.F.LOT 35280 S.F.LOT 25245 S.F.LOT 17057 S.F.LOT 86691 S.F.OPEN SPACE 15282 S.F.LOT 13742 S.F.LOT 23130 S.F.LOT 33143 S.F.LOT 43791 S.F.LOT 53809 S.F.LOT 63186 S.F.LOT 73199 S.F.LOT 83858 S.F.LOT 93876 S.F.LOT 103242 S.F.LOT 113255 S.F.LOT 123925 S.F.LOT 133943 S.F.LOT 143288 S.F.LOT 153222 S.F.LOT 163654 S.F.LAND USE PLAN
THE WEST WINDS PLANNED COMMUNITY PUD
SHEET No.
PROJECT NO.
E:\CIVIL 3D PROJECTS\15020\ACAD\PUD MOD\WW-SW SITE PLAN.dwg Plotted on Feb/13/2018
DRAWN BY:
CHK'D. BY:
APPR. BY:
DATE:
VERIFY SCALE!
THESE PRINTS MAY BE
REDUCED. LINE BELOW
MEASURES ONE INCH ON
ORIGINAL DRAWING.
MODIFY SCALE ACCORDINGLY!( IN FEET )080NJCH
TWM
TWM
02/2018
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.MONTANABOZEMAN THE WEST WINDS SW SUBDIVISIONLAND USE PLAN forLEGENDSINGLE FAMILY BUILDING ENVELOPEMULTI-FAMILY BUILDING ENVELOPEOPEN SPACELANDSCAPED AREASDRIVEWAYS/PARKING (OFF-STREET)LEGENDBUILDING AREA = 3.98 AC. (36.3%)DRIVEWAYS/PARKING = 0.80 AC. (7.3%)STREETS & ALLEYS = 2.37 AC. (21.6%)OPEN SPACES = .012 AC. (0.1%)LANDSCAPED AREAS = 3.21 AC. (29.2%)TOTAL AREA = 10.98 AC.CLUSTER MAILBOXLOCATION (2'x6')CLUSTER MAILBOXLOCATION (3'x9')302
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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
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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
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_______________________________________________________________________________________________________
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
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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!
The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location.
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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
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MT DNRC Water Resources
2273 Boot Hill Court, Suite 110
Bozeman, MT 59715
Ph: 406-556-4504
Fax: 406-587-9726
kstrasheim@mt.gov
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