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Home My WebLink About06-04-18 City Commission Packet Materials - A1. Catron Crossing Subdivision Preliminary PlatPage 1 of 23 18057, City Commission Staff Report for the Catron Crossing Subdivision Date: Planning Board, May 15, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana City Commission, June 4, 2018 at 6:00 pm in the City Commission Room 121 N. Rouse Avenue, Bozeman, Montana Project Description: A Preliminary Major Subdivision application for a commercial development located on 23 acres on Valley Center Road, north of Catamount Street. This subdivision will contain 10 commercial lots and 1 stormwater tract. Project Location: Located at Tract A-1, C.O.S. 1827, SE ¼ of Section 26 Township 1S, Range 5E PMM City of Bozeman, Montana. Located at 2515 Catamount Street. Recommendation: Approval with conditions Commission Recommended Motion: Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application 18057 and move to recommend approval of the subdivision with conditions and subject to all applicable code provisions. Report Date: May 21, 2018 Staff Contact: Sarah Rosenberg, Community Development Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi-judicial) EXECUTIVE SUMMARY Unresolved Issues On May 15, 2018 at the Planning Board public hearing, three issues were raised. They include the phasing construction of Street A, installing curb and gutter along East Valley Center Road, and allowing for concurrent construction. The applicant is proposing to construct Street A under two phases, however, a Code Requirement from the Unified Development Code, Section 38.400.010.A states that the road must be constructed under the first phase. Installing curb and gutter along East valley Center Road is also required based on Code Requirement Section 38.400.010.A, which the applicant is objecting to. The applicant had also requested to allow for concurrent construction, which is not allowed by code for subdivisions. These issues are outlined further in this staff report and they will be addressed in staff’s presentation. Project Summary The property owner, VC Development, LLC, applicant Spirited Holdings, Inc., and representative Morrison-Maeirle, Inc., have submitted an application to subdivide an existing lot 438 18057, City Commission Staff Report – Catron Crossing Subdivision Page 2 of 23 of 23 acres into ten commercial lots and one stormwater tract. The subject property is zoned B- 2. The property is mostly vacant, except for two commercial businesses, one hotel, and one fast food restaurant, which are located on the southern portion of the property. An internal roadway will be constructed through the site to service the lots. The applicant proposes to develop the site through two phases. A preliminary plat application was submitted on January 31, 2018 and was deemed on April 10, 2018. The final decision for a Major Subdivision must be made within 60 working days of the date it was deemed adequate, or in this case, by July 3, 2018. The Planning Board conducted a public hearing on May 15, 2018 to review the preliminary plat. At the Planning Board hearing, the Board deliberated on code requirements involving the construction and phasing of Street A, curb and gutter along E. Valley Center Road, and concurrent construction. The Planning Board requested that these requirements be discussed at the City Commission hearing. The Planning Board recommended 6-0 approval of the subdivision with the conditions and code provisions presented in this report. Video of the Planning Board meeting can be found here. A pre-application for the Preliminary Plat was completed July 6, 2016. Based off these comments, a Master Site Plan was required prior to a Preliminary Plat application. The Catron Crossing Master Plan was approved on December 15, 2017 which approved the layout of the streets, access locations, and easements for connectivity, trails, and lot configurations. No public comments have been received as of the writing of this report. No public comment was presented at the Planning Board hearing. Alternatives 1. Approve the application with the recommended conditions; 2. Approve the application with modifications to the recommended conditions; 3. Deny the application based on the Commission’s findings of non-compliance with the applicable criteria contained within the staff report; or 4. Open and continue the public hearing on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................................................................................ 1 Unresolved Issues ............................................................................................................... 1 Project Summary ................................................................................................................. 1 Alternatives ......................................................................................................................... 2 SECTION 1 - MAP SERIES .......................................................................................................... 4 439 18057, City Commission Staff Report – Catron Crossing Subdivision Page 3 of 23 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ............................................ 6 SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS ........................ 9 SECTION 4 - RECOMMENDATIONS AND FUTURE ACTIONS .......................................... 12 SECTION 5 - STAFF ANALYSIS and findings .......................................................................... 12 Applicable Subdivision Review Criteria, Section 38.240.130, BMC............................... 12 Primary Subdivision Review Criteria, Section 76-3-608 ................................................. 14 Preliminary Plat Supplements ........................................................................................... 16 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY...................................... 21 APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND.................... 22 APPENDIX C – NOTICING AND PUBLIC COMMENT ......................................................... 22 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF.................................. 22 ATTACHMENTS ......................................................................................................................... 22 440 18057, City Commission Staff Report – Catron Crossing Subdivision Page 4 of 23 SECTION 1 - MAP SERIES Zoning Vicinity Map 441 18057, City Commission Staff Report – Catron Crossing Subdivision Page 5 of 23 Proposed Layout 442 18057, City Commission Staff Report – Catron Crossing Subdivision Page 6 of 23 SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to any required code provisions identified in this report. These conditions are specific to the preliminary plat. 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 plat must conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM) and shall be accompanied by all required documents, including certification from the City Engineer that as-built drawings for public improvements were received, a platting certificate, and all required and corrected certificates. The Final Plat application must include three (3) signed reproducible copies on a 3 mil or heavier stable base polyester film (or equivalent); two (2) digital copies; one (1) PDF copy; and five (5) paper prints. The Gallatin County Clerk & Recorder’s office has elected to continue the existing medium requirements of 2 mylars with a 1½” binding margin on one side for both plats and COS’s. The Clerk and Recorder will file the new Conditions of Approval sheet as the last same sized mylar sheet in the plat set. 3. The applicant must submit with the application for Final Plat review and approval, a written narrative stating how each of the conditions of preliminary plat approval and noted code provisions have been satisfactorily addressed, and shall include a digital copy (pdf) of the entire Final Plat submittal. This narrative shall be in sufficient detail to direct the reviewer to the appropriate plat, plan, sheet, note, covenant, etc. in the submittal. 4. Deeds and realty transfer certificates must be provided for transfer of any platted tract to the City or other entity in association with filing of the final plat. 5. The final plat must include a transfer of private improvements certificate to read substantially as follows: CERTIFICATE OF TRANSFER OF OWNERSHIP & COMPLETION OF NON-PUBLIC IMPROVEMENTS The following are hereby granted and donated to the property owners’ association noted below for the owners’ use and enjoyment: (LIST ITEMS). Unless specifically listed in the Certificate of Dedication, the City accepts no responsibility for maintaining the same. I, (Subdivider), hereby further certify that the following non-public improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code, or as a condition(s) of approval of the subdivision platted herewith, have been installed in conformance with any approved plans and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: (LIST ITEMS). Financially Guaranteed Improvements: (LIST ITEMS OR STATE ‘NONE’). 443 18057, City Commission Staff Report – Catron Crossing Subdivision Page 7 of 23 The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners’ association created by Document Number ______________________(To be filled in when recorded) By: (Subdivider) Date: ____________________________ 6. The final plat must contain the following notation on the conditions of approval sheet: “Ownership of all common open space areas and pathways, and responsibility of maintenance thereof and for city assessments levied on the common open space lands must be that of the property owners’ association. Maintenance responsibility must include, in addition to the common open space and pathways, all vegetative ground cover, boulevard trees and irrigation systems in the public right-of-way boulevard strips along all external perimeter development streets and as adjacent to other common open space areas. All areas within the subdivision that are designated herein as common open space, including pathways, are for the use and enjoyment by the owners of the development and the general public. The property owners’ association is responsible for levying annual assessments to provide for the maintenance, repair, and upkeep of all common open space areas and pathways.” 7. The final plat must provide all necessary utility easements and must be described, dimensioned and shown on each subdivision block of the final plat in their true and correct location. Any rear or side yard utility easements not provide will require written confirmation from ALL utility companies providing service indicating that rear or side yard easements are not needed. 8. The certificate of dedication on the final plat must include the specific names of the streets dedicated to the public for which the City accepts responsibility. 9. Any public street lighting installed by this development must be LED. 10. Prior to acceptance of publically owned infrastructure, the contractor must provide a Maintenance Bond with the developer/owner equal to 20% of the actual cost of the improvements to correct any deficiencies in workmanship and/or materials which are found during the two-year warranty period. The City of Bozeman must be named as dual oblige on the bond. 11. 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 Catamount Street including paving, curb/gutter, sidewalk, and storm drainage b. Street improvements to N. 27th Avenue including paving, curb/gutter, sidewalk, and storm drainage c. Street improvements to E. Valley Center Road including paving, curb/gutter, sidewalk, and storm drainage d. Intersection improvements to N. 19th Avenue and E. Valley Center Road e. Intersection improvements to Catamount Street and E. Valley Center Road f. Intersection improvements to N. 27th Avenue and Catamount Street 444 18057, City Commission Staff Report – Catron Crossing Subdivision Page 8 of 23 g. Intersection improvements to N. 27th Avenue and E. Valley Center Road 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. 12. All proposed public utilities to serve the subdivision must be shown on the public infrastructure plans and specifications. 13. All clear distances between the City utilities and right of way lines, gutters, trees, and other utilities must be maintained as specified in the City Design Standards and Specification Policy. 14. The developer must make arrangements with the City Engineer's office to provide addresses for all individual lots in the subdivision prior to filing of the final plat. 15. The applicant must add a note to the Conditions sheet of the plat to the effect that maintenance of stormwater infrastructure is the responsibility of the property owners’ association. 16. The Conditions and Notes sheet of the final plat must contain the following language that is readily visible with lettering, at a minimum size of 12 point type, placing future landowners of individual lots on notice of the presence of high groundwater in the area of the subdivision: “Due to the potential of high ground water tables in the areas of the subdivision, it is not recommended that residential dwellings or other structures with full or partial basements be constructed without first consulting a professional engineer licensed in the State of Montana and qualified in the certification of residential and commercial construction.” 17. The proposed development falls within an area of high groundwater. No crawl spaces or basements may be constructed such that sump pumps are required to pump water from these spaces. Sump pumps are not allowed to be connected to the sanitary sewer system. Sump pumps are also not allowed to be connected to the drainage system unless capacity is designed into the drainage system to accept the pumped water. Water from sump pumps may not be discharged onto streets, such as into the curb and gutters where they may create a safety hazard for pedestrians and vehicles. 18. The applicant is advised that the proposed project falls within the Bozeman Solvent Site boundary. The property is underlain by an aquifer contaminated with perchloroethylene (PCE). No irrigation wells may be installed on this property. 19. The applicant must add a note to the Conditions sheet of the plat to the effect City standard sidewalks shall be constructed on all public and private street frontages prior to occupancy of any structure on individual lots. Upon a third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not 445 18057, City Commission Staff Report – Catron Crossing Subdivision Page 9 of 23 constructed the required sidewalk shall, without further notice, construct within 30 days, the sidewalk for their lot(s), regardless of whether other improvements have been made on upon the lot. SECTION 3 - CODE REQUIREMENTS REQUIRING PLAT CORRECTIONS The following are procedural requirements not yet demonstrated by the plat. 1. Bozeman Municipal Code (BMC) 38.410.070.A.1 states: The developer shall install complete municipal water and sanitary sewer system facilities, or a system allowed by 38.350.030.D, and may be required by the city to install municipal storm sewer system facilities. These systems shall be installed in accordance with the requirements of the state department of environmental quality and the city, and shall conform with any applicable facilities plan. The city's requirements are contained in the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications, and by this reference these standards are incorporated into and made a part of these regulations. The developer shall submit plans and specifications for the proposed facilities to the city and to the state department of environmental quality and shall obtain their approvals prior to commencing construction of any municipal water, sanitary sewer or storm sewer system facilities. a. Lot 1 must have a building restriction placed on the lot until sanitary sewer service is available to the lot. The proposed infrastructure plan indicates sanitary sewer that terminates with no connection to the City sanitary sewer system. The building permit restriction will remain in place until the applicant connects sanitary sewer to the City sanitary sewer system. The proposed connection relies on construction of multiple off-site improvements including the Davis Lane Lift Station and force main and an off-site 8-inch sanitary sewer main extended to this property defined in the City Wastewater Collection Facilities Plan. Those offsite improvements must be complete prior to lifting the building permit restriction on Lot 1. The applicant must file a building permit restriction on Lot 1 prior to final plat approval of the Subdivision Phase 2. b. The applicant proposed a 10-inch sanitary sewer main to be constructed to Lot 2. However, the peak-hour flow listed in the applicant’s calculations in that main is 24 gallons-per-minute (gpm). The proposed main must be an 8-inch main to provide reasonable flushing velocities in the main. The proposed 10-inch main will not be accepted. If minimum slope for an 8-inch main cannot be obtained to provide service to Lot 2, Lot 2 must be served by a connection to the sanitary sewer main proposed in Lot 1, and the building permit restriction required of Lot 1 will also apply to Lot 2. c. The applicant must provide a minimum, permanent 12-foot wide all-weather surface to the sanitary sewer manholes located outside the street or alley right-of-way including the manholes in Lot 1, Stormwater Tract 1, and Lot 9 prior to final plat approval. The applicant must also provide an 446 18057, City Commission Staff Report – Catron Crossing Subdivision Page 10 of 23 easement for maintenance access over the 12-foot wide all weather surface prior to final plat approval. d. The applicant must construct fire hydrants at spacing defined in the City Design Standards and Specifications Policy and per City Fire Department requirements prior to final plat approval. 2. The applicant requested concurrent construction per BMC 38.270.030.D. That code section only applies to planned unit development (PUD). The request for concurrent construction is not approved as the proposed subdivision is not a PUD. The Engineering Department reviewed the plans and determined that code criteria is not met to be granted concurrent construction. 3. BMC 38.400.010.A.2 states: The developer shall arrange the streets to provide for the continuation of streets between adjacent developed properties when such continuation is necessary for the convenient movement of traffic, effective provision of emergency services and efficient provision of utilities. a. Street A and the associated temporary gravel turn-around must be completed from the western property boundary to E. Valley Center Road in Phase I. 4. BMC 38.400.010.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. a. The applicant must construct curb and gutter along E. Valley Center Road where adjacent to the property boundary per the proposed phasing plan. b. The property owners’ association will be responsible for the alley identified on the plans as “Street B.” The applicant must label “Street B” correctly as an alley on the plat prior to final plat approval. The applicant must also include a note on the plat that the property owners’ association is responsible for maintenance of the alley. c. The intersection of the alley and “Street A” must be constructed with a City Standard Non-Residential Driveway Approach per Standard Drawing 02529- 12. d. The property owners’ association (POA) must maintain the temporary gravel turn-around at the end of Street A until Street A is connected from E. Valley Center to N. 27th Avenue. The applicant must note this requirement on the plat. The POA must plow the gravel turn around and keep it clear through the winter. The applicant must provide an easement for the temporary gravel turnaround prior to final plat approval. The easement may only be vacated when Street A is connected from E. Valley Center Road to N. 27th Avenue. 447 18057, City Commission Staff Report – Catron Crossing Subdivision Page 11 of 23 The applicant must provide an original, executed easement on City standard form to the City Engineering Division prior to final plat approval. 5. BMC Section 38.410.060.C.1 states: A public utility easement shall be granted for all public utility mains not located within public street right-of-way. a. The applicant must execute and deliver original easement documents to the City Engineering Division for the water and sanitary sewer mains that are located outside public right-of-way. The easements must be drafted on City Standard form and be delivered prior to final plat approval. b. The applicant must demonstrate an easement exists for the existing sanitary sewer main on Lot 8 prior to final plat approval. If the easement does not exist, the applicant must provide an executed original easement for the main prior to final plat approval. c. The applicant must provide an extension of the proposed sanitary sewer easement on Stormwater Tract 1 to the right-of-way on E. Valley Center Road as the proposed sewer termination location may not be feasible in the future. The applicant must provide the executed, original easement prior to final plat approval. The applicant must execute the easement on City Standard form and provide the executed, original easement to the City Engineering Division. 6. Bozeman Municipal Code (BMC) Section 38.410.060.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. a. The applicant must provide a mutual access and maintenance easement for the private storm sewer mains and facilities that require access across lot lines. The applicant must file this easement with the County Clerk and Recorder and provide a copy of the filed easement prior to final plat approval. 7. BMC 38.570.030 states: Street lighting consists of street lighting and pathway intersection lighting, and shall comply with the City of Bozeman Design Standards and Specifications Policy (DSSP). a. The applicant must include a note on the plat that the POA is responsible for maintenance of any lighting located outside of public street rights-of-ways. 8. Bozeman Municipal Code (BMC) Section 38.410.080.A states: The developer shall install complete drainage facilities in accordance with the requirements of the state department of environmental quality and the city, and shall conform to any applicable facilities plan and the terms of any approved site specific stormwater control plan. The city's requirements are contained in the design standards and specifications policy and the city modifications to state public works standard specifications, and by this reference these standards are incorporated into and made a part of these regulations. 448 18057, City Commission Staff Report – Catron Crossing Subdivision Page 12 of 23 a. The applicant must include a note on the plat that the POA is responsible for maintenance of all stormwater infrastructure located outside public street right-of-way. 9. BMC Section 38.410.130 states: the transfer of water rights or the payment of cash-in-lieu (CIL) of water rights shall be provided. a. The applicant may defer the CIL of water rights requirements to prior to site plan approvals on individual lots per BMC 38.410.130.C, and the applicant must specify the intent to use to use the deferment prior to final plat approval. SECTION 4 - RECOMMENDATIONS AND FUTURE ACTIONS The Development Review Committee (DRC) considered the application on February 21, 2018. The DRC found the application sufficient for review and as a result, finds that the application, with conditions and code provisions, is in compliance with the adopted Growth Policy, the Montana Subdivision and Platting Act and the Unified Development Code. The DRC recommends conditional approval with code provisions of the preliminary plat application. The Planning Board conducted a public hearing on May 15, 2018 to review the preliminary plat. At the Planning Board hearing, the Board deliberated on code requirements involving the construction and phasing of Street A, curb and gutter along E. Valley Center Road, and concurrent construction. The Planning Board requested that more clarification on these requirements be discussed at the City Commission hearing. Video of the Planning Board meeting can be found here. Staff had a discussion with the Engineering Department in regards to the code requirements and they will plan on attending the City Commission hearing to discuss the three stipulations. Public hearing date for the City Commission is June 4, 2018. The hearing will be held in the City Commission Chamber, 121 N Rouse Avenue at 6 pm. SECTION 5 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis is a summary of the completed review. Applicable Subdivision Review Criteria, Section 38.240.130, BMC. In considering applications for subdivision approval under this title, the advisory boards and City Commission shall consider the following: 1) Compliance with the survey requirements of Part 4 of the Montana Subdivision and Platting Act The preliminary plat has been prepared in accordance with the survey requirements of the Montana Subdivision and Platting Act by a Professional Engineer registered in the State of 449 18057, City Commission Staff Report – Catron Crossing Subdivision Page 13 of 23 Montana. As noted in recommended Condition No. 2, the final plat must comply with State statute, Administrative Rules of Montana, and the Bozeman Municipal Code. 2) Compliance with the local subdivision regulations provided for in Part 5 of the Montana Subdivision and Platting Act The final plat must comply with the standards identified and referenced in the Unified Development Code (UDC). The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as a condition of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. Additional compliance and data necessary to verify compliance with Chapter 38 will be required. Section 3 of this report identifies specific corrections necessary to comply with the municipal code. 3) Compliance with the local subdivision review procedures provided for in Part 6 of the Montana Subdivision and Platting Act The application was received on January 31, 2018. The application was found adequate for further review on April 10, 2018. The hearings before the Planning Board and City Commission have been properly noticed as required by the municipal code. Based on the recommendation of the DRC, as well as any public testimony received on the matter, the Planning Board forwarded a recommendation for approval to the City Commission who will make the final decision on the application. The final decision for a Major Subdivision Preliminary Plat with less than 50 lots must be made within 60 working days of the date it was deemed adequate. Pursuant to Section 38.240.130.A.5.a(4), BMC, the City Commission shall approve, conditionally approve or deny the subdivision application by July 3, 2018, unless there is a written extension from the developer, not to exceed one year. Public notice for this application was given as described in Appendix C. On May 24, 2018 this major subdivision staff report was completed and forwarded with a recommendation of conditional approval to City Commission. 4) Compliance with Chapter 38, BMC and other relevant regulations The DRC reviewed the preliminary plat against all applicable regulations. There are two areas of noncompliance that have been identified on the lot proposed for subdivision. A Site Plan was approved for a convenience use restaurant. The restaurant was subsequently constructed and after occupancy, two issues: mechanical screening and tree planting in Montana Department of Transportation right of way, were identified as nonconforming. Staff is working with the applicant to resolve those issues as it is reviewed under the Site Plan application. The application after identified code corrections, the resolution of nonconformities and conditions of approval will comply with the Unified Development Code and all other relevant regulations. This report includes conditions of approval and code provisions as recommended by 450 18057, City Commission Staff Report – Catron Crossing Subdivision Page 14 of 23 the DRC for consideration by the City Commission to complete the application processing for final plat approval. All municipal water and sewer facilities will conform to the regulations outlined by the Montana Department of Environmental Quality and the requirements of the Design Standards and Specifications Policy and the City of Bozeman Modifications to Montana Public Works Standard Specifications. 5) The provision of easements to and within the subdivision for the location and installation of any necessary utilities As noted under Staff Finding No. 2 above and required Section 38.410.060.A, BMC all easements, existing and proposed, must be accurately depicted and addressed on the final plat and in the final plat application. Therefore, all utilities and necessary utility easements will be provided and depicted accordingly on the final plat. All city utilities will be located within dedicated street right of way or associated sewer and water easements. 6) The provision of legal and physical access to each parcel within the subdivision and the notation of that access on the applicable plat and any instrument transferring the parcel All of the proposed lots have frontage to public streets constructed to City standards or an approved alternative with lot frontage with alley and greenway access as shown on the preliminary plat. In addition, pursuant to Section 38.400.090.A, BMC, plats shall contain a statement requiring lot accesses to be built to the standard contained in this section, the city design standards and specifications policy, and the city modifications to state public works standard specifications. Primary Subdivision Review Criteria, Section 76-3-608 The Montana Subdivision and Platting Act, Section 76-3-608, M.C.A. establishes the following primary review criteria for the governing body to consider when evaluating subdivisions. The DRC and other applicable review agencies have made comments in relation to those and other criteria as described below, and have recommended conditions of approval and identified code provisions that apply as outlined at the beginning of this staff report. 1) The effect on agriculture The subject property is designated as Community Commercial Mixed use according to the City of Bozeman Community Plan. The subject property is zoned for commercial development and the area to be subdivided on the subject property is not in agricultural production. Therefore, this subdivision will not have adverse effects on agriculture. 2) The effect on Agricultural water user facilities There are no changes or impacts identified to agricultural water user facilities located on the proposed subdivided area of the subject property. 451 18057, City Commission Staff Report – Catron Crossing Subdivision Page 15 of 23 3) The effect on Local services Water/Sewer – Municipal water and sewer mains exist in the adjacent street right-of-ways and are proposed to be extended on site. The applicant has provided the necessary water and sewer design report for review by the City Water/Sewer and Engineering Departments. Final approval of the water distribution system and sewage collection/disposal system will be obtained through normal approval procedures of preliminary and final plat review by the City Engineering Department, Superintendent of Water/Sewer, and Montana Department of Environmental Quality. Adequate sewer and water capacity exists to serve the development except for the northwestern most lot 1. Additional infrastructure is required to be installed in order to provide service to this area. Additional fire hydrants are required on site in order to comply with code standards. Code provisions 1 and 5 applies to these issues. North of the site, the Davis lift station will be constructed to better service any future connection to the west. A sewer line will be able to be placed under Street A to service the development within this subdivision and future development to the west. Cash in lieu of water rights is required to provide long term water to the project. Code provision 9 applies to this issue. Streets – The DRC has determined that the adjacent streets have capacity to accommodate this development. The phasing plan does not comply with code requirements as Street A is not proposed to be extended to the boundary of the project with Phase 1. Code provision 3, addresses connecting Street A through the subdivision during Phase 1 which will help service the subdivision development and achieve connection to the surrounding area. Special Improvement District Protest Waivers for future improvements to the streets are required in Condition 11. Street lighting is a component of the required street improvements. The applicant has proposed a lighting plan to meet the requirement. Lighting will be installed with the street infrastructure following final design approval. City policies and plans require LED lighting be utilized for street lighting. Condition 9 applies to this issue. Police/Fire – The property is located within the City’s Police and Fire emergency response area. The subdivider must obtain addresses for the new lots from the City Engineering Department prior to filing the final plat to facilitate emergency response to the site. Mitigation of impacts on fire services will be mitigated with the payment of the fire impact fees due with building permits for new homes and the contributions to the general fund. Stormwater - The applicant submitted a preliminary design report for stormwater management for review by the City Engineering Department. The standard requirement for a detailed review of the final grading and storm drainage plan, and approval by the City Engineer, will be required as part of the infrastructure plan and specification review process prior to final plat approval. Code provisions 4, 6, and 8 and Conditions 16, 17, and 18 ensure that the stormwater system is 452 18057, City Commission Staff Report – Catron Crossing Subdivision Page 16 of 23 integrated, designed, constructed and maintained with the development to provide treatment, prevent flooding and standing water in the development. Parklands – The subdivision will not significantly affect parkland. The proposed subdivision is zoned commercial, and therefore, does not require any land dedication or cash donation in-lieu. However, any future development of the proposed subdivision with accessory residential uses requires park dedication or cash or improvements in-lieu. 4) The effect on the Natural environment The site is in an area of high groundwater which may negatively impact the development. Adequate drainage plans are necessary to prevent the inappropriate transfer of stormwater runoff onto adjacent private property. The site lies within a controlled groundwater area known as the Bozeman Solvent site, no groundwater wells are allowed on this property. The issues are addressed in Conditions 16, 17, 18. 5) The effect on Wildlife and wildlife habitat The site has been substantially impacted already which has reduced wildlife habitat. The approved and constructed 404 permit created additional wetlands which provide small animal and bird habitat. Large animal habitat is displaced. Montana Fish Wildlife and Parks offered comment on prior phases and did not identify any barriers to this development. 6) The effect on Public health and safety The intent of the regulations in Chapter 38 of the Bozeman Municipal Code is to protect the public health, safety and general welfare. The subdivision has been reviewed by the DRC which has determined that it is in compliance with the title with applicable code provisions and conditions. All conditions and code provisions deemed necessary to ensure compliance have been noted throughout this staff report. All subdivisions must be reviewed against the criteria listed in 76-3-608.3.b-d, Mont Code Ann. and as a result, the Department of Community Development has reviewed this application against the listed criteria and further provides the following summary for submittal materials and requirements. Preliminary Plat Supplements A subdivision pre-application plan review was completed by the DRC on July 6, 2016. With the pre-application plan review application, waivers were requested from the materials required in Section 38.220.060 “Additional Subdivision Preliminary Plat Supplements.” The waiver requests for items 5-9, 14, 16, 17, 19 and 20 of the supplement checklist were granted. Staff offers the following summary comments on the supplemental information required with Article 38.220, BMC. Some material is repeated from the original Lakes at Valley West preliminary plat application. 453 18057, City Commission Staff Report – Catron Crossing Subdivision Page 17 of 23 38.220.060.A.1 Surface Water Surface waters on the property include the riparian wetland fringe associated with Catron Creek. Catron Creek flows parallel with the eastern boundary of the subdivision. Supplemental information was provided showing location the wetland and waterways. All buildable lots with waterways display a wetland boundary and 50 foot water course setback in which there can be no infrastructure construction. A separate stormwater lot is dedicated on the northern portion of the subdivision. Applicable reports and Section 404 Joint Application were provided with the application. No impacts to surface waters are identified. 38.220.060.A.2 Floodplains The applicant provided a Flood Hazard Evaluation/Hydraulic Design Report that as prepared for the relocation of Catron Stream Ditch. The relocation of the ditch has little to no impact on the floodplains and how it impacts the proposed subdivision. No impacts to flood plains are identified. 38.220.060.A.3 Groundwater A geotechnical investigation was completed in 2012 for the project area. Ground monitoring has been administered through monitoring wells on the property. A note is proposed to be included on the final plat that due to high ground water conditions in the area full or partial basements are not recommended. Buildings proposed for construction with crawl spaces or basements shall include Engineer Certification regarding depth of ground water and soil conditions and proposed mitigation methods to be submitted with each Building Permit. Installation of municipal water and sanitary sewer services will greatly reduce any concerns regarding the potential of groundwater degradation. The site lies within a controlled groundwater area known as the Bozeman Solvent site, no groundwater wells are allowed on this property. Conditions 16, 17, 18 apply to this issue. 38.220.060.A.4 Geology, Soils and Slopes An NRCS Soil Resource Report was provided with the application. The property is underlain by relatively uniform soil conditions that appear adequate to carry the burden of infrastructure. 38.220.060.A.5 Vegetation Material waived. The only significant natural vegetation on site is in the Catron Creek watercourse corridor, minor disturbance is expected with the subdivision. The corridor is protected by a setback and will be enhanced over time with additional wetland plantings required with site development. 38.220.060.A.6 Wildlife A waiver was granted for Wildlife. The Catron Creek corridor is the only wildlife habitat on site, minor disturbance is expected with the subdivision. The corridor is protected by a setback 454 18057, City Commission Staff Report – Catron Crossing Subdivision Page 18 of 23 and will be enhanced over time with additional wetland plantings required with site development. 38.220.060.A.7 Historical Features Material waived. There are no identified historical features on the site. 38.220.060.A.8 Agriculture Material waived. The property is not in agricultural production. 38.220.060.A.9 Agricultural Water User Facilities Material waived. No agricultural water user facilities are on site. 38.220.060.A.10 Water and Sewer New infrastructure will be installed on site to serve the development. The applicant has provided the adequate information with the application to facilitate review. Additional design details will be provided during the plan and specification review conducted by the Engineering division prior to construction. Final approval of the water distribution system and sewage collection/disposal system will be obtained through normal approval procedures of preliminary and final plat review by the City Engineer’s Office, Superintendent of Water/Sewer, and Montana Department of Environmental Quality. Adequate sewer and water capacity exists to serve the development except for the northwestern most lot 1. Additional infrastructure is required to be installed in order to provide service to this area. Additional fire hydrants are required on site in order to comply with code standards. Code provisions 1 and 5 apply to these issues. Cash in lieu of water rights is required to provide long term water to the project. Code provision 9 applies to this issue. 38.220.060.A.11 Stormwater Management The application proposes to manage stormwater onsite through storm drainage inlets, piping, and subsurface or surface storm water retention systems that is located on a separate stormwater lot. Review of the proposed methods of treatment complies with adopted standards. Further analysis will occur during the final plans and specifications review by the Engineering Division and final approved will be obtained through the City Engineering Department. Code provisions 4, 6, and 8 and Conditions 16, 17, and 18, ensure that the stormwater system is integrated, designed, constructed and maintained with the development to provide treatment, prevent flooding and standing water in the development. 38.220.060.A.12 Streets, Roads and Alleys A traffic impact study was provided that was deemed sufficient by the City’s Department of Engineering. The subdivision is serviced externally by E Valley Center Rd, a Principal Arterial, and Catamount Street, a Minor Arterial. The applicant is proposing two internal public rights of way: one local street and one alley. Street A, will service as a city maintained local street. Road B, is required to be relabeled as an alley as it does not meet local street standards and is classified an alley. These internal facilities will provide adequate capacity through Condition 3. Due to the irregular shape of the parcel and adjacent E. Valley Center Road, block length standards cannot be met with local streets. Block length standards can be accommodated by two other pedestrian corridors with public easement access and pedestrian pathways: one shared use path along the 455 18057, City Commission Staff Report – Catron Crossing Subdivision Page 19 of 23 western site boundary that connects Valley Center Road to a larger transportation pathway system developed to the south of Catron Street and a midblock east west connection that will integrate into the commercial site development. When combined with Street A, the pedestrian corridors meet block length requirements. The phasing plan does not comply with code requirements as Street A is not proposed to be extended to the boundary of the project with phase 1 with the fulfillment of Code Provision 3, which addresses connecting Street A through the subdivision during Phase 1. The intent of Section 38.400 of the UDC is to construct streets that comply with the adopted growth policy and/or transportation plan and to achieve a relation to undeveloped and developed areas. Streets and alleys that are proposed within a subdivision development must be constructed to the boundary lines of the tract to be developed unless prevented by topography or other physical constraints. The subject property does not have topography or physical constraints that prevent Street A from being fully developed. The request to develop Street A in two different phases would require a subdivision variance, in which the Engineering Department would not support. There is substantial development proposed in the area and the infrastructure that will be placed in Phase 1 will help accommodate the full buildout of the subdivision and as well as to the proposed development in the area. 38.220.060.A.13 Utilities All private utilities servicing the subdivision will be installed underground. The DRC and local review agencies did not identify any potential impacts and/or concerns with providing private utilities to the subdivision. The final plat shall provide public utility easements along all front, side and rear lot lines as required by Section 38.410.050, BMC. All utilities will be required to coordinate their installation and location with the installation of the infrastructure. The DRC and local review agencies did not identify any potential impacts and/or concerns with providing private utilities to the subdivision as long as proposed conditions are satisfied. Conditions 7, 12, 13 apply to this issue. 38.220.060.A.14 Educational Facilities Material waived. This is a commercial subdivision. 38.220.060.A.15 Land Use The 11 lot subdivision is planned for 10 commercial lots and one stormwater lot. The use and lots are in compliance with the underlying B-2, community business district, zone district. 84.75% (19.79 acres) will be dedicated to commercial lots, 9.29% (2.17 acres) will be streets, and 5.96% (1.39 acres) will be dedicated to the stormwater lot, equaling 23.35 acres. 38.220.060.A.16 Parks and Recreation Facilities Material waived. This is a commercial subdivision. 38.220.060.A.17 Neighborhood Center Plan Material waived. This is a commercial subdivision. 456 18057, City Commission Staff Report – Catron Crossing Subdivision Page 20 of 23 38.220.060.A.18 Lighting Plan Subdivision or street lighting is required pursuant to Section 38.570.010, BMC. A lighting plan and installation of lights has been proposed and is in conformance with the standards. Final approval of the lighting system will be obtained through the City Engineering department. City policies and plans require LED lighting be utilized for street lighting. Condition 9 applies to this issue. 38.220.060.A.19 Miscellaneous Supplemental information waived by the DRC. The subdivision will not impact access to any public lands and there are no identified hazards in proximity to the subject property. 38.220.060.A.20 Affordable Housing Material waived. This is a commercial subdivision. 457 18057, City Commission Staff Report – Catron Crossing Subdivision Page 21 of 23 APPENDIX A –PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned B-2, Community Business District. The intent of the B-2 zone district is to provide a broad range of mutually supportive retail and service functions located in clustered areas bordered on one or more sides by limited access arterial streets. Multi-household dwellings, townhouses, and apartments are allowed as a secondary use due to their complementary nature and ability to enhance the walkability of these districts. Design standards emphasize pedestrian oriented design are important elements of this district. Use of this zone is appropriate for arterial corridors, commercial nodes, and/or areas served by transit. Adopted Growth Policy Designation: The Future Land Use Map of the Bozeman Community Plan designates the subject property to develop as “Community Commercial Mixed Use.” The “Community Commercial Mixed Use” classification designates places where the primary activity are the basic employment and services necessary for a vibrant community. Establishments located within these categories draw from the community as a whole for their employee and customer base and are sized accordingly. A broad range of functions including retail, education, professional and personal services, offices, residences, and general service activities typify this designation. In the “center-based” land use pattern, Community Commercial Mixed Use areas are integrated with significant transportation corridors, including transit and non-automotive routes, to facilitate efficient travel opportunities. The density of development is expected to be higher than currently seen in most commercial areas in Bozeman and should include multi-story buildings. A Floor Area Ratio in excess of .5 is desired. It is desirable to allow residences on upper floors, in appropriate circumstances. Urban streetscapes, plazas, outdoor seating, public art, and hardscaped open space and park amenities are anticipated, appropriately designed for an urban character. Placed in proximity to significant streets and intersections, an equal emphasis on vehicle, pedestrian, bicycle, and transit circulation shall be provided. High density residential areas are expected in close proximity. Including residential units on sites within this category, typically on upper floors, will facilitate the provision of services and opportunities to persons without requiring the use of an automobile. The Community Commercial Mixed Use category is distributed at two different scales to serve different purposes. Large Community Commercial Mixed Use areas are significant in size and are activity centers for an area of several square miles surrounding them. These are intended to service the larger community as well as adjacent neighborhoods and are typically distributed on a one mile radius. Smaller Community Commercial areas are usually in the 1015 acre size range and are intended to provide primarily local service to an area of approximately one-half mile radius. These commercial centers support and help give identity to individual neighborhoods by providing a visible and distinctive focal point. 458 18057, City Commission Staff Report – Catron Crossing Subdivision Page 22 of 23 They should typically be located on one or two quadrants of intersections of arterials and/or collectors. Although a broad range of uses may be appropriate in both types of locations the size and scale is to be smaller within the local service placements. Mixed use areas should be developed in an integrated, pedestrian friendly manner and should not be overly dominated by any single land use. Higher intensity employment and residential uses are encouraged in the core of the area or adjacent to significant streets and intersections. As needed, building height transitions should be provided to be compatible with adjacent development. APPENDIX B – DETAILED PROJECT DESCRIPTION AND BACKGROUND The property owner, VC Development, LLC, applicant Spirited Holdings, Inc., and representative Morrison-Maeirle, Inc., have submitted an application to subdivide an existing lot of 23 acres into ten commercial lots and one stormwater tract. The subject property is zoned B- 2. A Master Site Plan was approved on December 15, 2017. The property is mostly vacant, except for two commercial businesses, one hotel, and one fast food restaurant, which are located on the southern portion of the property. An internal roadway will be constructed through the site to service the lots. APPENDIX C – NOTICING AND PUBLIC COMMENT Notice was provided at least 15 and not more than 45 days prior to the Planning Board and City Commission public hearings. Per Article 38.220, notice was provided by posting the site, mailing by certified mail to adjacent property owners and by first class mail to all other owners within 200 feet, and by legal advertisement publication in the Bozeman Daily Chronicle. Notice of the project was published on the City of Bozeman website. Content of the notice contained all elements required by Article 38.220, BMC. No public comments have been received as of the writing of this report. No public comment was presented at the Planning Board hearing. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: VC Development, LLC, 1184 N. 15th Avenue, Suite 4, Bozeman, MT 59715 Applicant: Spirited Holdings, Inc., 1184 N. 15th Avenue, Suite 4, Bozeman, MT 59715 Representative: Morrison Maierle, Inc. PO Box 1113, Bozeman, MT 59771 Report By: Sarah Rosenberg, Community Development ATTACHMENTS The full application and file of record can be viewed at the Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. 459 18057, City Commission Staff Report – Catron Crossing Subdivision Page 23 of 23 Application materials – Available through the Laserfiche archive linked agenda materials. • Application Documents - Form A1, Form N1 & list of adjacent property owners, Pre-app review comments response • Plans – Preliminary plat, Landscape Master Plan, Phasing Plan 460 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: Catron Crossing Preliminary Plat an 11 lot commercial development (10 commercial lots and 1 stromwater tract) VC Development LLC 1184 N 15th Ave Suite 4 Bozeman, MT 59715 406-624-0382 dcape@jwtcompanies.com Spirited Holdings, Inc. 1184 N 15th Ave Suite 4 Bozeman, MT 59715 406-624-0382 dcape@jwtcompanies.com Morrison-Maierle, Inc. Attn: Matt Ekstrom P.O. Box 1113, Bozeman, MT 59771 406-922-6784 mekstrom@m-m.net 2515 Catamount St., Bozeman, MT 59715 S26, T01 S, R05 E, C.O.S. 1827, PARCEL A-1, ACRES 28.03 B2 (Community Business) A Hotel/Motel commercial use exists on the property, while a large portion of the parcel is vacant land. Community Commercial/Mixed Use 461 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. N/A See Plat 23 AC 19.79 AC 1,017,126.00 SF 862,052.40 SF 462 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 is 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 Donald E. Cape, Jr. Donald E. Cape, Jr. 463 Preliminary Plat Application Catron Crossing Subdivision N:\2605\025\Preliminary Plat\Sec 5_ Response to Pre-application Review Comments.docx Response to Pre-Application Preliminary Plat Review Comments The responses to the City Staff review comments, July 6th, 2016, from the Pre-Application process (July 6th, 2016 staff review comments can be found at the end of this section). The Staff comments are provided in standard font; responses to their comments are in bold: Department of Community Development: 1. A waiver to the supplemental information under 38.41.060, BMC is recommended to be granted with this pre-application plan review as described in the pre-application plan for: 5) vegetation, 7) historical features, 8) agriculture, 9) agricultural water user facilities, 14) educational facilities, 16) parks and recreation facilities, 17) neighborhood center plan, 19) miscellaneous, and 20) affordable housing A detailed table outlining the aforementioned granted waivers is located in Section 7 of this application. 2. Waivers to the supplemental information under 38.41.060, BMC recommended to not be granted include 1) surface water, 2) floodplains, 3) groundwater, 4) geology; soils; slopes, 6) wildlife, 10) water & sewer, 11) stormwater management, 12) streets, roads and alleys, 13) utilities, 15) land use, and 18) lighting plan. All applicable information related to the above and listed in 38.41.060 BMC for review are required with the preliminary plat application. This application includes supplemental information addressing each of the supplemental requests under BMC 38.41.060. 3. The approved master plan has an alternative for street layout and lot configuration not identified in the pre-application submittal. The approved master plan must be modified (MOD) to provide for a true and accurate layout of this project, including: a) Street layout b) Access locations c) Easements for connectivity d) Trails e) Lot configuration The Master Plan has been modified to reflect an accurate layout of street layouts, access locations, easements for connectivity, trails, and lot configurations. The Master Plan was given approval on December 15th, 2017. (The Master Site Plan along with the City of Bozeman approval is located at the beginning of this document). 4. Variance for a watercourse setback is proposed for the entire subdivision. The request is to allow a setback reduction from 50 feet (BMC Sec 38.23.100) to 30 feet. Staff does not support a variance for the watercourse setback. This variance must be processed with the master plan modification process, prior to submittal of a preliminary plat. No watercourse setback variance is being requested with this preliminary plat application. 464 Preliminary Plat Application Catron Crossing Subdivision N:\2605\025\Preliminary Plat\Sec 5_ Response to Pre-application Review Comments.docx 5. Lot 11 has no public street access. A redesign of the layout or the inclusion of a public street, for the preliminary plat, is required for the creation of this lot. The project has been redesigned to provide public street access to all lots. See the Preliminary Plat located in Section 11 for details. 6. Per Section 38.23.040, Block length shall not be designed to be less than 300 or more than 400 feet. The presence of a watercourse encourages the longer block length to reduce the number of crossings of this feature. Block width shall not be less than 200 feet or more than 400 feet, without intersection of a pedestrian walk. a) A variance for block length along E Valley Center Road has been requested. Staff is not supportive of a variance as the length. Block lengths can be longer than 400 feet if necessary due to topography, the presence of critical lands, access control, or adjacency to existing parks or open space. In no case shall a block exceed 1,320 feet in length. • This variance can be mitigated due to the unique watercourse feature of the site and because of the north/south pathway to be completed. b) Variance for block width along the newly created Public Road 1 will be required. Staff is not supportive of this variance as a pedestrian feature can be developed north/south through the subdivision on the eastern edge. • The transportation pathway will be a Class I trail. The dedicated trail corridor shall be at least 25 feet in width to ensure adequate room for the construction, maintenance and use of the trail. The trail will be constructed as a 10 ft wide concrete path. The trail corridor will contain tree plantings on a 1 per 50 ft standard public street criteria. The current preliminary plat layout does not require any block length or width variances. See either the approved Master Site Plan (at the beginning of the document) or the Preliminary Plat located in Section 11 for details. 7. The PROST map identifies a north/south transportation pathway requirement along the eastern stream corridor. The southern portion of this trail has been constructed. The continuation of this pathway is important and must present a continuous route through the subdivision. The continuation of the pathway will be constructed. See either the approved Master Site Plan (at the beginning of the document) or the Landscape Plan located in Appendix B in this section, on the following pages for details. 8. The plat shall conform to all requirements of the Bozeman Municipal Code and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey and Subdivision Plats (24.183.1104 ARM). This ARM was recently updated by the State and includes new requirements. Please review the ARM with your surveyor. ARM requirements are in compliance with State standards. 465 Preliminary Plat Application Catron Crossing Subdivision N:\2605\025\Preliminary Plat\Sec 5_ Response to Pre-application Review Comments.docx 9. A landscape plan shall be submitted for all the common open space stormwater lots with the preliminary plat. The stormwater facilities shall be naturalized and landscaped per the requirements of Section 38.23.080.H. A cross section is required for each facility. A landscape plan has been completed for the common open space stormwater lot and is included in this application. See Appendix B in this section, on the following pages. 10. All stormwater ponds serving multiple lots and public streets shall not be located on private lots or within the right of way. A common open space lot shall be provided to accommodate the surface facilities. Maintenance of the facilities shall be the responsibility of the property owners’ association (POA) and addressed in the POA documents. Acknowledged and reflected on the plat (Stormwater Tract 1). See the Stormwater Management information located in Section 18 for details. Standard Code Provisions The preliminary plat shall comply with the standards identified and referenced in the Unified Development Code. 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 deviation or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. The following requirements are standards of the Unified Development Code and shall be addressed with the preliminary plat application: A. Per Section 38.02.050 "Disposition of Water Rights” - Water rights, or cash-in-lieu thereof, as calculated by the Director of Public Service, is due with the filing of each subdivision final plat. Acknowledged. B. Per Section 38.23.060, Utility easements shall be provided in accordance with the UDC. The required 10-foot front yard easement is required for all lots unless written confirmation is submitted with the preliminary plat from ALL utility companies. Acknowledged. See the Preliminary Plat located in Section 11 for details. C. Per Section 38.23.100, Watercourse setbacks are identified as 50 feet for all developments seeking plat approval after July 10, 2002. This project sought commission review in 2013. This project is seeking approval of a variance setback of only 30 feet from the OHW. No watercourse setback variance is being requested with this preliminary plat application. D. Per Section 38.24.010, The approved master plan provided connectivity to the parcels adjacent to the east. The proposed plat identifies alternative connections. Draft agreement language must be provided for future connection to the adjacent properties and the continuation of Public Road 1. The current preliminary plat layout connects the Catron Crossing road with the existing 60’ Public Street and Utility Easement per document # 2066512. See either the approved Master Site Plan (at the beginning of the document) or the Preliminary Plat located in Section 11 for details. 466 Preliminary Plat Application Catron Crossing Subdivision N:\2605\025\Preliminary Plat\Sec 5_ Response to Pre-application Review Comments.docx E. Per Section 38.24.090, Lots must be provided with legal and physical access via 25 of frontage on a public street or improved alley. Acknowledged and the plat has been modified accordingly. F. Section 38.26.050.E “Street Frontage’ – The plat shall contain language stating that all street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or driveways (i.e., street boulevards) shall be landscaped, as defined in the Bozeman Municipal Code, and shall include one (1) large canopy tree for each 50 feet of total street frontage rounded to the nearest whole number. For street trees, a City of Bozeman planting permit for street trees and obtaining utility locations before any excavation begins in the City of Bozeman right-of-way. The subdivision landscape plans shall contain a planting note stating that the planting hole shall be at least twice the diameter of the root ball, that the root flare of the newly planted tree is visible and above ground, and there shall be a mulch ring 3’- 4’ in diameter around each newly planted boulevard tree. Acknowledged. G. Section 38.27.070 “Landscaping of Public Lands” – Installation by the developer of vegetative ground cover, boulevard trees, and irrigation system in the public right-of-way boulevard strips along all external perimeter development streets and adjacent to public parks or other open space areas is required with the final plat application. Acknowledged and will be provided with the final plat application. A landscape plan has been completed for the common open space areas and is included in this application. See Appendix B in this section, on the following pages. H. Section 38.38.020 “Property owners’ association”- All areas reserved for open space and other common areas (i.e., storm water facilities to be owned and maintained by the property owners’ association will need to be identified on the preliminary plat as “common open space” and so noted accordingly in the property owners’ association documents. See the Preliminary Plat in Section 11 and the property owner’s documents in Section 8 for details. I. Section 38.39.030 Completion of Improvements. If it is the developer’s intent to file the plat prior to the completion of all required improvements, an Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the preliminary plat submittal information and conditions of approval. If the final plat is filed prior to the installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to 150 percent of the cost of the remaining improvements. Acknowledged. J. 38.39.030.B.2 Sidewalks. The final plat and property owners’ association documents shall include language stating that “upon the third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed said sidewalk shall, without further 467 Preliminary Plat Application Catron Crossing Subdivision N:\2605\025\Preliminary Plat\Sec 5_ Response to Pre-application Review Comments.docx notice, construct within 30 days, said sidewalk for their lot(s), regardless of whether other improvements have been made upon the lot.” See the Preliminary Plat located in Section 11 and the property owner’s documents located in Section 8 for details. K. Section 38.41.50A.5 “Documents and Certificates” - A draft copy of the covenants, restrictions, and articles of incorporation for the creation of or annexation into a property owners’ association shall be submitted with the preliminary plat application for review and approval by the Department of Community Development and shall contain, but not be limited to, provisions for assessment, maintenance, repair and upkeep of private streets, common open space areas, trash enclosures, mail delivery areas, stormwater facilities, public trails, snow removal, and other areas common to the association pursuant to Article 41 of the Bozeman Unified Development Code. The property owner’s documents are located in Section 8 of this application. L. All preliminary plat requirements, as outlined in Article 41, shall be provided with the preliminary plat submittal, unless otherwise approved by the Development Review Committee via waiver. Acknowledged. M. Section 38.41.050.A.8“Noxious Weed Management and Revegetation Plan” – Control of noxious weeds should be coordinated with the County Weed Control office and shall be updated with a new or revised noxious weed management and revegetation plan that includes the entirety of the area proposed for subdivision. See Section 9 of this application, for the approved Noxious Weed Management and Revegetation Plan. N. A complete preliminary plat application shall be submitted to the Department of Community Development within one calendar year of the date the Department dates, signs and places pre-application comments in the outgoing mail. The Catron Crossing project has been going through the Master Site Plan process and was granted Master Site Plan approval on December 15th, 2017. Engineering Department: The following comments pertain to review of the submitted materials for the above- referenced project: 1. The previous pre-application review of the Catron Crossing Subdivision from the City Engineering Department is still applicable to this project. Comments from that review will not be repeated in this memorandum, and that review is enclosed. Additional comments are provided in this memorandum that are specific to the current, proposed development configuration. See Appendix A in this section, on the following pages. 468 Preliminary Plat Application Catron Crossing Subdivision N:\2605\025\Preliminary Plat\Sec 5_ Response to Pre-application Review Comments.docx 2. Bozeman Municipal Code (BMC) Section 38.24.060.B.4 states: All arterial and collector streets and intersections with arterial and collector streets shall operate at a minimum level of service "C" unless specifically exempted by this subsection. Level of service (LOS) values shall be determined by using the methods defined by the most recent edition of the Highway Capacity Manual. A development shall be approved only if the LOS requirements are met in the design year, which shall be a minimum of 15 years following the development application review or construction of mitigation measures if mitigation measures are required to maintain LOS. Intersections shall have a minimum acceptable LOS of "C" for the intersection as a whole. Recent data from the City’s Transportation Master Plan indicates the intersection of the eastbound freeway off-ramp and onramp with N. 19th Avenue is a failing intersection. Per the current City Code, the applicant must apply for and receive a variance to the failing intersection requirement or the intersection must be improved prior to development approval. However, in this case the Montana Department of Transportation (MDT) has control of the intersection. On that basis, I have discussed this intersection with the Public Works Director and the City Engineer, and the Director is exercising his authority under BMC Section 38.34.010.E.3 to allow an exception to the level of service standards established in 38.24.060.B.4. No variance or intersection improvement is required at the intersection of the eastbound freeway off-ramp and onramp with N. 19th Avenue, and no further action is required of the applicant with respect to this item. MDT currently has a project scheduled to fix the LOS issues at this location. Evidence of such was included with the 6/9/17 Master Site Plan review re-submittal. 3. Right-of-way was previously dedicated for Catamount Street consistent with a collector street. However, the City’s Transportation Plan indicates that Catamount Street is a minor arterial. An additional 5-feet of right-of-way must be dedicated along the northern side of Catamount Street consistent with a minor arterial. The additional 5’ of right-of-way has been dedicated, see the Preliminary Plat located in Section 11 for details. 4. The proposed access drive with public access and utility easement must either be an alley per BMC 38.24.060.B.2 modified for the needs of the project, a private street per BMC 38.24.020.A.2, or be a local street per the City’s local street standard to provide access to the proposed lots. A private street would require the subdivision to be submitted as a planned unit development (PUD) per BMC 38.24.020.A.2. The approved Master Site Plan has a 36’ Alley Public Access and Utility Easement. 5. It is not clear if adequate grade exists for the proposed sewer main placement serving Lots 6-11. This item requires further investigation. The proposed water and sewer utility lines are shown on either the approved Master Site Plan (at the beginning of the document) or the Preliminary Plat located in Section 11. 6. A sanitary sewer main must be constructed to Lot 4 to provide sewer access to the proposed lot. 469 Preliminary Plat Application Catron Crossing Subdivision N:\2605\025\Preliminary Plat\Sec 5_ Response to Pre-application Review Comments.docx The proposed water and sewer utility lines are shown on either the approved Master Site Plan (at the beginning of the document) or the Preliminary Plat located in Section 11. 7. The applicant must demonstrate easements for existing water and sewer mains through the property. If the easements do not exist, they must be dedicated with the proposed subdivision. See the Preliminary Plat located in Section 11 for detail. 8. The applicant is advised that the proposed project falls within the Bozeman Solvent Site boundary. The property is underlain by an aquifer contaminated with perchloroethylene (PCE). No irrigation wells may be installed on this property. Additionally, construction dewatering may be impacted. The applicant is advised to contact the Montana Department of Environmental Quality regarding construction dewatering requirements on this site. The applicant is aware of the Bozeman Solvent Site issue. No irrigation wells are proposed for this property. 9. The applicant must provide a flood hazard evaluation for the adjacent watercou rse per BMC 38.31.090. The Flood Hazard Evaluation / Hydraulic Design Report in Section 13. This was the original Hydraulic Design Report that was prepared for the relocation of Catron Stream Ditch. This report was also provided and approved with the Master Site Plan review (provided with the 6/9/17 submittal). 10. The applicant requested a waiver of groundwater information. However, sufficient groundwater analysis must be provided to determine the approximate seasonal high groundwater (SHGW) such that stormwater retention and detention facilities may be located above the SHGW. See the Groundwater information located in Section 14 for details. 11. Stormwater sheets onto the project site without detention from the existing drive aisle near the hotel. Future stormwater facilities must meet the requirements of the City Design Standards and Specifications and include detention or retention for runoff from the drive aisle. See the Stormwater Management information located in Section 18 for details. 12. An existing shared use path exists south of Catamount Street that will be extended in the future. That shared use path must be constructed along the western project boundary from Catamount Street to E. Valley Center Road in lieu of meeting block length standards with a street. See the approved Master Site Plan located at the beginning of this Preliminary Plat application for details. 470 471 * If road is a state highway, also include Montana Department of Transportation in Property Owner List. Contiguous Property Owners List Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from Montana Dept. of Revenue 1. 5889 E. Valley Center Rd Bozeman, MT 59715 S35, T01 S, R05 E, C.O.S. 1827, PARCEL E-1, ACRES 4.68 CUTTHROAT PARTNERS LLC 300 E GRIFFIN DR Bozeman, MT 59715-2228 2. 3374 N. 27th Ave Bozeman, MT 59715 CATTAIL CREEK SUB PH 3, S35, T01 S, R05 E, BLOCK 3, Lot 5, ACRES 2.049, PLAT J-415 CATTAIL INVESTMENTS I LLC 3661 JAGAR LN Bozeman, MT 59718-6600 3. Lot 3A N. 27th Ave Bozeman, MT 59715 MINOR SUB 221C, S26, T01 S, R05 E, Lot 3A, ACRES 3.337, PLUS OPEN SPACE COMMUNITY DIMENSIONS LLC 1706 TERRACE AVE Bozeman, MT 59715-2750 4. Lot 2A N. 27th Ave Bozeman, MT 59715 MINOR SUB 221C, S26, T01 S, R05 E, Lot 2A, ACRES 3.256, PLUS OPEN SPACE COMMUNITY DIMENSIONS LLC 1706 TERRACE AVE Bozeman, MT 59715-2750 5. Lot 1 N. 27th Ave Bozeman, MT 59715 MINOR SUB 221B, S26, T01 S, R05 E, Lot 1, ACRES 2.822, PLUS OPEN SPACE COMMUNITY DIMENSIONS LLC 1706 TERRACE AVE Bozeman, MT 59715-2750 6. Lot 1A N. 27th Ave Bozeman, MT 59715 MINOR SUB 221E, S26, T01 S, R05 E, Lot 1A, ACRES 7.65 EASTLAKE PROFESSIONAL CENTER LLC 1209 N ORANGE ST WILMINGTON, DE 19801-1120 7. N/A MINOR SUB 358, S26, T01 S, R05 E, ACRES 1.006, COMMON AREA CAPE FRANCE MIN SUB #358 COMMON AREA BCH OWNERS ASSOCIATION INC 2101 OREGON PIKE LANCASTER, PA 176014624 8. 5889 E VALLEY CENTER RD Bozeman, MT 59715 MINOR SUB 358A, S26, T01 S, R05 E, Lot 2B, ACRES 2.661, PLUS COMMON AREA RW BOZEMAN LLC 1910 8TH AVE NE ABERDEEN, SD 574013207 9. N/A MINOR SUB 358B, S26, T01 S, R05 E, Lot 1, ACRES 2.503, PLUS COMMON AREA INTERMOUNTAIN DEVELOPERS INC 32300 E FRONTAGE RD Bozeman, MT 59715 10. 5997 E VALLEY CENTER RD Bozeman, MT 59715 MINOR SUB 358B, S26, T01 S, R05 E, Lot 2, ACRES 2.503, PLUS COMMON AREA BOZEMAN LODGING LLC 366 10TH AVE S WAITE PARK, MN 56387-1400 11. N/A MINOR SUB 358, S26, T01 S, R05 E, Lot 1, ACRES 1, PLUS COMMON AREA ARROWHEAD DEVELOPMENT LLCP LLC PO BOX 2801 COEUR D ALENE, ID 83816-2801 12. 2247 E VALLEY CENTER RD Bozeman, MT 59718 S35, T01 S, R05 E. COS 1827, PARCEL B-1, ACRES 4.24, AMERIMONT ANNEX BOMONT, LLC 4324 University Ave. Grand forks , ND 58203-1938 13. MONTANA DEPT OF TRANSPORTATION PO BOX 201001 HELENA, MT 59620-1001 472 * If road is a state highway, also include Montana Department of Transportation in Property Owner List. NOT Contiguous Property Owners List Legal Description of Property Property Owner’s Name Mailing Address of Property Owner from Montana Dept. of Revenue 1. MINOR SUBDIVISION N 210, S35, T01 S, R05 E, LOT 1 COSTCO WHOLESALE CORPORATION 999 LAKE DRIVE ISSAQUAH, WA 98027 473 ©COPYRIGHT MORRISON-MAIERLE, INC.,2018 PLOTTED DATE: Jan/31/2018 PLOTTED BY: cole norsworthy DRAWING NAME: N:\2605\025\ACAD\Survey\PPLAT\2605.025 CATRON PPLAT PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 31VC Development, LLC Gallatin 2605.025 NO SCALE 1/30/2018 MEE CHN MMI 5E 1S 26SE I, Jon C. Wilkinson, Montana Professional Land Surveyor License No. 16411LS, hereby certify that the Preliminary Plat of Catron Crossing Subdivision was surveyed under my supervision between July 2016 and December 2016, and platted the same as shown on the accompanying plat and as described in accordance with the provisions of the Montana Subdivision and Platting Act, §76-3-101 through §76-3-625, M.C.A., and the Bozeman Unified Development Ordinance. I further certify that monuments which have not been set by the filing date of this instrument will be set by December 1, 2017, due to public improvements construction pursuant to 24.183.1101(1)(d) A.R.M. Dated this___________day of_________________, 2018. ________________________________________________________ Jon C. Wilkinson, PLS, CFedS MT Reg. #16411LS Morrison-Maierle, Inc. CERTIFICATE OF SURVEYOR I, Charlotte Mills, Clerk and Recorder of Gallatin County, Montana, do hereby certify that the foregoing instrument was filed in my office at _______ o'clock, __________(a.m., or p.m.), this _________ day of ______________, 2017, and recorded in Book ______ of Plats on page __________, and Document # ____________________, Records of the Clerk and Recorder, Gallatin County, Montana. Dated this __________ day of ____________________, 2018. ________________________________________ Charlotte Mills Clerk and Recorder Gallatin County, Montana CERTIFICATE OF CLERK AND RECORDER I, Kimberly Buchanan, Treasurer of Gallatin County, Montana, do hereby certify that the accompanying plat has been duly examined and that all real property taxes and special assessments assessed and levied on the land to being divided have been paid. Dated this __________ day of ____________________, 2017. ________________________________________ Kimberly Buchanan Treasurer Gallatin County, Montana _________________________________________ Tax ID No. _________________________________________ Tax ID No. CERTIFICATE OF COUNTY TREASURER I, Craig Woolard, Director of Public Works, City of Bozeman, Montana, do hereby certify that the accompanying plat has been duly examined and has found the same to conform to the law, approve it, and hereby accept the dedication to the City of Bozeman for the public use of any and all lands shown on the plat as being dedicated to such use. Dated this __________ day of ____________________, 2017. ________________________________________ Craig Woolard Director of Public Works City of Bozeman, Montana Catron Crossing Subdivision, Gallatin County, Montana, is within the City of Bozeman, Montana, a first class municipality, and with the planning area of the Bozeman growth policy which was adopted pursuant to Section 76-1-601 et seq., MCA, and can be provided with adequate storm water drainage and adequate municipal facilities. Therefore under the provisions of Section 76-4-125(2)(d), MCA, this survey is excluded from the requirement for Montana Department of Environmental Quality review. Dated this ________________________ day of _______________________________, 2018. ________________________________ Craig Woolard Director of Public Works City of Bozeman, Montana CERTIFICATE OF EXCLUSION FROM MONTANA DEPARTMENT OF ENVIRONMENTAL QUALITY REVIEW CERTIFICATE OF DIRECTOR OF PUBLIC WORKS VC Development, LLC By: ________________________________________________________________________________ _____________________, Authorized Representative Dated State of ____________________________________ County of ___________________________________ On this _______ day of __________________, 2017, before me, the undersigned Notary Public for the State of _____________________ personally appeared __________________, known to me to be the Authorized Representative of ___________________ and acknowledged to me that said _____________________ executed the same. Notary Public in and for the State of ___________________ Printed Name _____________________________________ Residing at _______________________________________ My commission expires _____________________________ We, the undersigned property owners, do hereby certify that we have caused to be surveyed, subdivided and platted into lots, blocks, streets, and alleys, and other divisions and dedications, as shown by the plat hereunto included the following described tract of land to wit: Catron Crossing Subdivision, being Tract A-1 of the Corrected Certificate of Survey 1827A; situated in the SE1/4 of Section 26, Township 1 South, Range 5 East, Principal Meridian, City of Bozeman, Gallatin County, Montana, more particularly described as follows: Beginning at the S 14 of Section 26, Township 1 South, Range 5 East, Principal Meridian, City of Bozemen, Gallatin County, Montana, the Point of Beginning.; thence N.0°48'34"E for 1670.68 feet to the South line of Valley Center Road Right-of-Way from Bargain and Sale Deed Film 129, Page 2988; thence along the South line of said Right-of-Way for the following five courses; S.52°59'55"E for 22.46 feet; thence S.54°12'01"E for 147.26 feet which is the transition from 75 feet to 70 feet right of the centerline highway spiral curve; thence along a curve to the right having a radius of 1839.86 feet, and a central angle of 39°36'46" for an arc length of 1272.03 feet, said curve having a chord bearing of S.30°56'32"E for 1246.85 feet; thence along a spiral arc being offset by 70 feet from centerline, said spiral having a chord bearing of S.09°37'44"E for 147.24 feet; thence S.8°53'09"E for 358.11 feet to the north east corner of Parcel E-1 of COS 1827; thence leaving Valley Center Road Right-of-Way and continuing S.89°50'21"W for 882.02 to the Point of Beginning. The Area of the above described tract of land is 23.35 acres, more or less. The above-described tract of land is to be known and designated as “Catron Crossing Subdivision”, City of Bozeman, Gallatin County, Montana; and the lands included in all streets, avenues, alleys, and parks or public lands shown on said plat are hereby granted and donated to the City of Bozeman for the public use and enjoyment. Unless specifically listed herein, the lands included in all streets (except for Street A), avenues, alleys, and parks or public lands dedicated to the public are accepted for public use, but the City of Bozeman accepts no responsibility for maintaining the same. The owner agrees that the City of Bozeman has no obligation to maintain the lands included in all streets, avenues, alleys, and parks or public lands, hereby dedicated to public use (except for Street A). The undersigned hereby grants unto each and every person firm or corporation, whether public or private, providing or offering to provide telephone, electric power, gas, internet, cable television or other similar utility or service, the right to the joint use of an easement for the construction, maintenance, repair and removal of their lines and other facilities in, over, under and across each area designated on this plat as "Utility Easement" to have and to hold forever. CERTIFICATE OF DEDICATION CERTIFICATE OF COMPLETION OF IMPROVEMENTS I, __________________ and I, ________________________, a Registered Professional Engineer licensed to practice in the State of Montana, hereby certify that the following improvements, required to meet the requirements of Chapter 38 of the Bozeman Municipal Code or as Conditions of Approval of the Final Plat of The Catron Crossing Subdivision have been installed in conformance with the approved plans and specifications, or financially guaranteed and covered by the improvements agreement accompanying this plat. Installed Improvements: None Financially Guaranteed Improvements: 1.Street Improvements 2.Sewer & Water Improvements 3.Storm Water Improvements 4.Sidewalk Improvements 5.Open Space Improvements The subdivider hereby warrants against defects in these improvements for a period of two years from the date of acceptance by the City of Bozeman. The subdivider grants possession of all public infrastructure improvements to the City of Bozeman and the City hereby accepts possession of all public infrastructure improvements, subject to the above indicated warranty. ___________________________________________________________________ _________________ Authorized Representative Dated VC Development, LLC ___________________________________________________________________ Matt E. Ekstrom, PE Dated MT Reg. No. 10853PE Morrison Maierle, Inc. ___________________________________________________________________ Craig Woolard Dated Director of Public Works City of Bozeman, Montana All streets, alleys, and right-of-way, shown hereon as "DEDICATED", are not easements. The intent of dedication is to convey all the streets, alleys, and right-of-way to the public, upon acceptance by the governing authority, DEDICATION AND EASEMENT NOTE BASIS OF BEARINGTHE BEARINGS SHOWNHEREON ARE RECORD FROMC.O.S. 1827A TRACT A-1 OF THE CORRECTED CERTIFICATE OF SURVEY 1827A, SITUATED IN THE SE1/4, OF SECTION 26, TOWNSHIP 1 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER VC DEVELOPMENT LLC, 2020 CHARLOTTE ST. BOZEMAN, MT 59718 ZONING CITY OF BOZEMAN B-2 CATRON CROSSING SUBDIVISION PURPOSE TO CREATE 10 COMMERCIAL LOTS, 1 STORM WATER TRACT AND CREATE PUBLIC EASEMENTS FOR INGRESS, EGRESS AND UTILITIES. VICINITY MAP (NOT TO SCALE) THIS PROJECT VALLEY CENTER RD . AREA SUMMARY We, the undersigned mortgagees or encumbrancers do hereby join in and consent to the described plat, releasing our respective liens, claims, or encumbrances as to any portion of said lands now being platted into streets, avenues, parcels orother public areas which are dedicated to Gallatin County for the public use and enjoyment. CONSENT OF MORTGAGEE Dated this _________________________ day of _________________________, 20___. ____________________________________________________________________________ Stockman Bank By: __________________________ Authorized Signatory STATE OF MONTANA ) :ss COUNTY OF GALLATIN ) This instrument was acknowledged before me on __________________, 20___, the undersigned Notary Public, personally appeared _____________________, known to me to be Authorized Signatory of Stockman Bank who signed the foregoing instrument and acknowledged to me that Stockman Bank executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and seal the date first above written. ________________________________[signature] Notary Public for the State of Montana ( S E A L ) ________________________________ [printed name] Residing at:________________, ___________ (City) (State) My commission expires:____________, 20___ 474 STORM WATER TRACT 11.39 acs. LOT 1 1.04 acs. LOT 22.63 acs. LOT 42.18 acs. LOT 10 1.50 acs. LOT 9 3.00 acs. LOT 8 2.83 acs. LOT 6 1.57 acs. 56.60' 57.75'R=144.96'L=148.57'Δ=58 °4 3'24"85. 1 3 ' 1 6 9 .9 8 ' L=73.39' L=136.7 2'12 . 1 8 ' 9 7 . 0 3 ' L=184.79' L=97.20' N58°2 8' 1 8 " E 3 3 0 . 1 1'N20°15'41"E 282.37'N90°00'00"W 222.71' N90°00'00"W 203.22' S58°2 7 ' 4 2 " W 8 4. 5 4'S0°00'00"E56.92'N0°48'41"E 78.79'154.72'6.07' 91 . 8 7 ' L=37.77' L=29.55' N89°50'26"E 451.85'N0°00'00"E 216.78'138.61'257.20'395.18'60.01'252.53'326.51'L=300.27'L = 4 15.8 6' L =278.0 6' L =60.01' 12.96'294.56'50.59'50.01'R=152.00'L=34.49'Δ=13°00'04"N89°42'18"E 56.60'R=174.98'L=179.34'Δ=58°43'24"S31 °3 1 '4 2 "E 1 82 . 1 6 ' R=175.00'L=240.73'Δ=78°48'53" N69°39'2 5 " E 1 9 3 . 5 9 ' R=205.00'L=210.11'Δ=58°43 '24 "S3 1 ° 3 1 ' 4 2 " E 18 2 . 17 ' S 31 °3 1 '42 "E 1 8 2 .1 6 ' R=205.00'L=281.99'Δ=78°48'53" R=145.00'L=199.46'Δ=78°48'53" N69°39'25 " E 1 9 3 . 5 9 ' N69°39'25 " E 1 9 4 . 7 2'S12°11'23"E 160.80'L=23.24' L=48.18'R=152.00'L=71.43' Δ=26°55'24" S 3 9 ° 0 6 ' 4 7 " E 9 8 . 7 1 ' 6.85'R=147.84' L=67.32' Δ=26°05'22" R=512.64' L=94.85'Δ=10°36'04"N2°09'29"W 94.98'S77°48'38"W 3 2 6 . 7 7 ' N81°47'48"E 264.42 ' 477.70' S89°50'21"W 873.50'N0°48'34"E 1670.68'271.49'314.94'S52°59'55"E 22.46' S5 4 ° 1 2 ' 0 1 " E 1 4 7 . 2 6 'R=18 3 9 .86'L=12 7 2 .03'Δ=39° 3 6 '46"CB =S3 0 °56'32 "ECH= 1 246. 8 5 'S8°53'09"E 358.11' S89°50'21"W 882.02' N58°28' 1 8 " E 2 2 1 . 4 5'N20°11'21"E 277.37'S89°55'22"E 296.07' S89°55'22"E 290.44'S0°00'01"E30.00'N19°40'51"W 286.46'N19°40'51"W 280.08'N90°00'00"W 31.86'S0°47'39"W 296.54'S0°47'39"W 266.54'S89°51'44"E 44.61' N89°37'19"W14.26' N90°00'00"W 30.00'S0°48'34"W 113.90'N12°11'23"W 137.19'L=59.53' L=105.31' L= 217 .77 'N89°48'13"E 470.83' CL SPIRAL - 70' OFFSET L=147.24' CB= S09°37'44"E LOT 7 2.34 acs.S45°00'00"W 112.19'LOT 31.77 acs. LOT 5 0.93 acs. L=14.09'L=133.15'FIREWSUTILUTILE12WE12WE12WE12WE12WE12WE12WE12WE12WE12WE12WE12W E12W E12W E12W E12W E12W E12W E12W E12W E12W E8 S E8 S E8S E8S E8S E8S E8S E8S E8S E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8WESSESSESSESSESSESSESSESSESSESSESSESSESSESSESSE24SE24SE24SE24SE24SE12WE12WE12WE12WE12WE8WE8W8W8W8W8W8W8W8W8W8W8W8WSSSSSSS8W8W 8W 8W 8W 8W 8W8W 8W8W 8W SSSSSSSSSSSSSSSSSS SSSSSSSSSSSSSSSW W WWWWWWWWWWWWWWF SD F SD F SD F SD SDSDSDSD4650 4655 46 5 0 46 5 5 46 4 5 46 4 5 4 6 5 0 S8°53'9"E81.93'STORM WATER TRACT 11.39 acs. LOT 1 1.04 acs. LOT 22.63 acs. LOT 42.18 acs. LOT 10 1.50 acs. LOT 9 3.00 acs. LOT 8 2.83 acs. LOT 6 1.57 acs. 56.60' 57.75'R=144.96'L=148.57'Δ=58 °4 3'24"85. 1 3 ' 1 6 9 .9 8 ' L=73.39' L=136.7 2'12 . 1 8 ' 9 7 . 0 3 ' L=184.79' L=97.20' N58°2 8' 1 8 " E 3 3 0 . 1 1'N20°15'41"E 282.37'N90°00'00"W 222.71' N90°00'00"W 203.22' S58°2 7 ' 4 2 " W 8 4. 5 4'S0°00'00"E56.92'N0°48'41"E 78.79'154.72'6.07' 91 . 8 7 ' L=37.77' L=29.55' N89°50'26"E 451.85'N0°00'00"E 216.78'138.61'257.20'395.18'60.01'252.53'326.51'L=300.27'L = 4 15.8 6' L =278.0 6' L =60.01' 12.96'294.56'50.59'50.01'R=152.00'L=34.49'Δ=13°00'04"N89°42'18"E 56.60'R=174.98'L=179.34'Δ=58°43'24"S31 °3 1 '4 2 "E 1 82 . 1 6 ' R=175.00'L=240.73'Δ=78°48'53" N69°39'2 5 " E 1 9 3 . 5 9 ' R=205.00'L=210.11'Δ=58°43 '24 "S3 1 ° 3 1 ' 4 2 " E 18 2 . 17 ' S 31 °3 1 '42 "E 1 8 2 .1 6 ' R=205.00'L=281.99'Δ=78°48'53" R=145.00'L=199.46'Δ=78°48'53" N69°39'25 " E 1 9 3 . 5 9 ' N69°39'25 " E 1 9 4 . 7 2'S12°11'23"E 160.80'L=23.24' L=48.18'R=152.00'L=71.43' Δ=26°55'24" S 3 9 ° 0 6 ' 4 7 " E 9 8 . 7 1 ' 6.85'R=147.84' L=67.32' Δ=26°05'22" R=512.64' L=94.85'Δ=10°36'04"N2°09'29"W 94.98'S77°48'38"W 3 2 6 . 7 7 ' N81°47'48"E 264.42 ' 477.70' S89°50'21"W 873.50'N0°48'34"E 1670.68'271.49'314.94'S52°59'55"E 22.46' S5 4 ° 1 2 ' 0 1 " E 1 4 7 . 2 6 'R=18 3 9 .86'L=12 7 2 .03'Δ=39° 3 6 '46"CB =S3 0 °56'32 "ECH= 1 246. 8 5 'S8°53'09"E 358.11' S89°50'21"W 882.02' N58°28' 1 8 " E 2 2 1 . 4 5'N20°11'21"E 277.37'S89°55'22"E 296.07' S89°55'22"E 290.44'S0°00'01"E30.00'N19°40'51"W 286.46'N19°40'51"W 280.08'N90°00'00"W 31.86'S0°47'39"W 296.54'S0°47'39"W 266.54'S89°51'44"E 44.61' N89°37'19"W14.26' N90°00'00"W 30.00'S0°48'34"W 113.90'N12°11'23"W 137.19'L=59.53' L=105.31' L= 217 .77 'N89°48'13"E 470.83' CL SPIRAL - 70' OFFSET L=147.24' CB= S09°37'44"E LOT 7 2.34 acs.S45°00'00"W 112.19'LOT 31.77 acs. LOT 5 0.93 acs. L=14.09'L=133.15'CATAMOUNT STREET 60.00' 10'15'30'36'30'5'45'36' 130' 130' ©COPYRIGHT MORRISON-MAIERLE, INC.,2018 PLOTTED DATE: Jan/31/2018 PLOTTED BY: cole norsworthy DRAWING NAME: N:\2605\025\ACAD\Survey\PPLAT\2605.025 CATRON PPLAT PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 315 N. 25th Street, Suite 102Billings, MT 59101 Phone: 406.656.6000Fax: 406.237.1201 32VC Development, LLC GALLATIN 2605.025 1" = 60' 1/2018 MEE CHN MMI 5E 1S 26SE BASIS OF BEARINGTHE BEARINGS SHOWNHEREON ARE RECORD FROMC.O.S. 1827A TRACT A-1 OF THE CORRECTED CERTIFICATE OF SURVEY 1827A, SITUATED IN THE SE1/4, OF SECTION 26, TOWNSHIP 1 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. PRELIMINARY PLAT OWNER VC DEVELOPMENT LLC,2020 CHARLOTTE ST. BOZEMAN, MT 59718 ZONING CITY OF BOZEMANB-2 CATRON CROSSING SUBDIVISION PURPOSE TO CREATE 10 COMMERCIAL LOTS, 1 STORM WATER TRACT AND CREATE PUBLIC EASEMENTS FOR INGRESS, EGRESS AND UTILITIES. EXISTING PARKING LOT COMFORT SUITES 3-STORY HOTEL 80 ROOMS TACO BELLRESTAURANTAREA SUMMARY LOT 1 MINOR S U B 3 5 8 LOT 2 MINOR S U B 3 5 8 B LOT 1 MINOR S U B 3 5 8 B LOT 2 B MINOR S U B 3 5 8 A COMM O N A R E A MINOR S U B 3 5 8 LOT 1A MINOR S U B 2 2 1 E LOT 1 MINOR S U B 2 2 1 B LOT 2A MINOR S U B 2 2 1 C LOT 3 A MINOR S U B 2 2 1 C LOT 5 , B L O C K 3 , CATTA I L C R E E K S U B P H 3 PARCE L E - 1 COS 1 8 2 7 PARCE L B - 1 COS 1 8 2 7 BLOCK 1 BLOCK 1 BLOCK 1 BLOCK 1 BLOCK 2 BLOCK 2 BLOCK 2 BLOCK 2 BLOCK 3 BLOCK 3 BLOCK 3 INTE R S T A T E 9 0 RIGHT - O F - W A Y STREE T A STREET B475 ©COPYRIGHT MORRISON-MAIERLE, INC.,2018 PLOTTED DATE: Jan/31/2018 PLOTTED BY: cole norsworthy DRAWING NAME: N:\2605\025\ACAD\Survey\PPLAT\2605.025 CATRON PPLAT PLOT.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd WestBozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 33VC Development, LLC GALLATIN 2605.025 1/30/2018 ME CHN MMI 5E 1S 26SE CONDITIONS OF APPROVAL SHEET Conditions: Buyers of property should ensure that they have obtained and reviewed all sheets of the plat and all documents recorded and filed in conjunction with the plat and buyers of property are strongly encouraged to contact the local planning department and become informed of any limitations on the use of the property prior to closing. The undersigned property owner acknowledges that there are federal, state, and local plans, policies, regulations, and/or conditions of subdivision approval that may limit the use of the property, including the location, size, and use. 1.All street rights-of-way contiguous to or within the proposed development site not used for street pavement, curbs, gutters, sidewalks or driveways (i.e., street boulevards) shall be landscaped, as defined in the Bozeman Municipal Code, and shall include one (1) large canopy tree for each 50 feet of total street frontage rounded to the nearest whole number. For street trees, a City of Bozeman planting permit for street trees and obtaining utility locations before any excavation begins in the City of Bozeman right-of-way. The subdivision landscape plans shall contain a planting note stating that the planting hole shall be at least twice the diameter of the root ball, that the root flare of the newly planted tree is visible and above ground, and there shall be a mulch ring 3'- 4' in diameter around each newly planted boulevard tree. 2.City standard sidewalks (including a concrete sidewalk section through all private drive approaches) shall be constructed on all public and private street frontages prior to occupancy of any structure on individual lots. Upon the third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed the required sidewalk shall, without further notice, construct within 30 days, the sidewalk for their lot(s), regardless of whether other improvements have been made upon the lot. 3.The property is also subject to master site plan approval City of Bozeman application #16452 approved on 12/15/17. TRACT A-1 OF THE CORRECTED CERTIFICATE OF SURVEY 1827A, SITUATED IN THE SE1/4, OF SECTION 26, TOWNSHIP 1 SOUTH, RANGE 5 EAST, PRINCIPAL MERIDIAN, CITY OF BOZEMAN, GALLATIN COUNTY, MONTANA. CATRON CROSSING SUBDIVISION Certificate of Transfer of Ownership and Completion of Non-Public Improvements; and Conditions of Approval : The following are hereby granted and donated to the property owners association noted below for their use and enjoyment: Common Open Space parcels designated Storm Water Tract. Unless specifically listed in the Certificate of Dedication, the city accepts no responsibility for maintaining the same VC Development, LLC hereby further certify that the following non-public improvements, required to meet the requirements of chapter 38 of the Bozeman Municipal Code, or as a condition(s) of approval of the subdivision plotted herewith, have been installed in conformance with any approved plans and specifications prepared in accordance with the standards of Chapter 38 or other City design standards, or have been financially guaranteed and are covered by the subdivision improvements agreement accompanying and recorded with this plat. Installed Improvements: None Financially Guaranteed Improvements: Landscaping, Irrigation System, Sidewalks and Trails. The subdivider hereby grants ownership of all non-public infrastructure improvements to the property owners association created by document number _____________________________________. We further certify that the text and/or graphics shown on the Conditions of Approval sheet represents requirements by the governing body for final plat approval and that all conditions of subdivision application have been satisfied; and that the information shown is current as of the date of the certification, and that changes to any land use restrictions or encumbrances may be made by amendment to covenants, zoning regulations, easements, or other documents as allowed by law or local regulations. VC Development, LLC By: ________________________________________________________________________________ ___________________________, Authorized Representative Dated State of ____________________________________ County of ___________________________________ On this ________________ day of ___________________________, 2018, before me, the undersigned Notary Public for the State of _____________________ personally appeared _______________________, known to me to be the Authorized Representative of VC Development, LLC and acknowledged to me that said Inc. executed the same. Notary Public in and for the State of ___________________ Printed Name _____________________________________ Residing at _______________________________________ My commission expires _____________________________ 476 PLANT SCHEDULECatron Crossing3084 Thorpe Road Belgrade, Montana 59714 ph 406.924.8038 e-mail:chad@redbarnmontana.com pg 1 of 1Date: 12 Dec 2017Revised: Landscape PlanProject for: NBozeman, MontanaChad Rempfer, Landscape Designer Scale 1"=50'Date: 2 March 2018Date: 9 April 2018477 STORM WATER TRACT 1 1.39 acs. LOT 1 1.04 acs. LOT 2 2.63 acs. LOT 4 2.18 acs. LOT 101.50 acs. LOT 9 3.00 acs. LOT 8 2.83 acs. LOT 6 1.57 acs. 56.60' 57.75'R=144.96'L=148.57'Δ=58°43 '24"85.13 '169. 9 8 ' L=73.39' L=136.72 ' 1 2 .18 ' 9 7 . 0 3 ' L=184.79' L=97.20' N58°2 8' 1 8 " E 3 3 0 . 1 1'N20°15'41"E 282.37'N90°00'00"W 222.71' N90°00'00"W 203.22' S58°2 7' 4 2 " W 8 4. 5 4'S0°00'00"E56.92'N0°48'41"E 78.79'154.72'6.07' 9 1 . 8 7 ' L=37.77' L=29.55' N89°50'26"E 451.85'N0°00'00"E 216.78'138.61'257.20'395.18'60.01'252.53'326.51'L=300.27'L = 4 1 5.8 6'L=2 7 8.06'L=60.01' 12.96'294.56'50.59'50.01'R=152.00'L=34.49'Δ=13°00'04"L=217.77 ' N89°48'13"E 470.83' LOT 72.34 acs.S45°00'00"W 112.19'LOT 31.77 acs. LOT 50.93 acs.FIREWSWSUTILUTILUTILUTILUTILUTIL E12WE12WE12WE12WE12WE12WE12WE12WE12WE12WE12WE12WE12W E12W E12W E12W E12W E12W E12W E12W E12W E12W E12W E12W SSE 8S E8 S E8S E8S E8S E8S E8S E8S E8S E8S E8S E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8W E8WESSESSESSESSESSESSESSESSESSESSESSESSESSESSESSESSESSESSE24SE24SE24SE24SE24SE24SE8WE8WE8W8W8W8W8W8W8W8W8W8W8W8W8W8WSSSSSSSSS8W8W8W 8W 8W 8W 8W8W 8W 8W8W 8W 8W 8W SSSSSSSSSS SSSSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSW W WWWWWWWWWWWWWWWWWSTORM WATER TRACT 1 1.39 acs. LOT 1 1.04 acs. LOT 2 2.63 acs. LOT 4 2.18 acs. LOT 101.50 acs. LOT 9 3.00 acs. LOT 8 2.83 acs. LOT 6 1.57 acs. 56.60' 57.75'R=144.96'L=148.57'Δ=58°43 '24"85.13 '169. 9 8 ' L=73.39' L=136.72 ' 1 2 .18 ' 9 7 . 0 3 ' L=184.79' L=97.20' N58°2 8' 1 8 " E 3 3 0 . 1 1'N20°15'41"E 282.37'N90°00'00"W 222.71' N90°00'00"W 203.22' S58°2 7' 4 2 " W 8 4. 5 4'S0°00'00"E56.92'N0°48'41"E 78.79'154.72'6.07' 9 1 . 8 7 ' L=37.77' L=29.55' N89°50'26"E 451.85'N0°00'00"E 216.78'138.61'257.20'395.18'60.01'252.53'326.51'L=300.27'L = 4 1 5.8 6'L=2 7 8.06'L=60.01' 12.96'294.56'50.59'50.01'R=152.00'L=34.49'Δ=13°00'04"L=217.77 ' N89°48'13"E 470.83' LOT 72.34 acs.S45°00'00"W 112.19'LOT 31.77 acs. LOT 50.93 acs. CATAMOUNT STREET ©COPYRIGHT MORRISON-MAIERLE, INC.,2018 PLOTTED DATE: Jan/30/2018 PLOTTED BY: matt e. ekstrom DRAWING NAME: N:\2605\025\ACAD\Preplat\2605.025 CATRON Phase Plan 011718.dwg 1/4 SEC.SECTION TOWNSHIP RANGE PROJ. #:SHEET OF PRINCIPAL MERIDIAN, MONTANA COUNTY, MONTANADATE: SCALE: CLIENT: FIELD WORK: DRAWN BY: CHECKED BY: engineers surveyors planners scientists MorrisonMaierle 2880 Technology Blvd West Bozeman, MT 59718 Phone: 406.587.0721Fax: 406.922.6702 11 GALLATIN 2605.025 1" = 50' 01/2018 MEE TJW MMI 5E 1S 26SE INFRASTRUCTURE PHASING PLAN: PHASE I: A)WATER - Connect to the existing 8" water main installed with the Taco Bell Site Plan in the 36' Alley (Street B). Install a new 8" water main from this connection north to a connection with the existing 12" water main that bisects the property. Stub water west from end of Street A for future Phase II extension, include temporary blow-off. B)SEWER - Install a new 8" sewer main in the 36' Alley (Street B) to a connection with the existing 27" sewer main that bisects the property. Stub sewer to right-of-way on north side of Street A for future Phase II extension. ·Stub 8" main to the west for Lot 9. ·Lot 8 - Install sewer services. C)ROAD - Construct the 36' Alley (Street B), from its existing terminus, north to Street A. Construct Street A from the intersection with the 36' Alley (Street B) to Valley Center Road. D)STORMWATER - Construct a temporary retention pond off the west end of Street A. PHASE II: A)WATER: Install a new 8" water main from the stubbed out main at the intersection of the 36' Alley (Street B) and Street A to the west property boundary. Install a new 12" water main from the connection with the existing 12" line installed with the Bus Barn project along the west property boundary to the north west corner of the property. B)SEWER: Install a new 10" sewer main to serve lots 2 and 3 (connect to stub-out from Phase I). Install a new 8" sewer main that will serve Lot 1. ·Lot 10 - Install sewer service. C)ROAD - Finish Street A from Phase 1 to the west property boundary. D)STORMWATER - construct the storm water facility on the Storm Water Tract 1 and the associated piping infrastructure. E)TRAIL - Install asphalt/paver trail along East Valley Center Road and concrete/asphalt trail along west property boundary. CATRON CROSSING SUBDIVISION Phasing Plan COMFORT SUITES 3-STORY HOTEL80 ROOMS TACO BELLRESTAURANTBASIS OF BEARINGTHE BEARINGS SHOWNHEREON ARE RECORD FROMC.O.S. 1827A THIS PROJECT CATAMOUNT ST. CATRON STREETN 27TH AVE.VALLEY CENTER RD . VICINITY MAP (NOT TO SCALE) PHASE II PHASE ISTREET A STREE T A STREET B 478