HomeMy WebLinkAbout17490 Application MaterialsA1
Development Review Application A1 Page 1 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
DEVELOPMENT REVIEW APPLICATION
1. PROJECT
Development
Name:
Description:
2. PROPERTY OWNER
Name:
Full Address:
Phone:
Email:
3. APPLICANT
Name:
Full Address:
Phone:
Email:
4. REPRESENTATIVE
Name:
Full Address:
Phone:
Email:
5. PROPERTY
Full Street
Address:
Full Legal
Description:
Current
Zoning:
Current Use:
Community
Plan
Designation:
Development Review Application A1 Page 2 of 3 Revision Date 01-04-16
Required Forms: Varies by project type Recommended Forms: Presentation of submitted plans and specifications
Overlay
District: Neighborhood Conservation Entryway Corridor None
Urban
Renewal
District:
Downtown North 7th Avenue Northeast None
6. STATISTICS (ONLY APPLICATION TYPES 2-12, 17, 24 AND 26)
Gross Area: Acres: Square Feet:
Net Area: Acres: Square Feet:
Dwelling
Units:
Nonresidential
Gross Building
Square Feet:
7. APPLICATION TYPES
Check all that apply, use noted forms. Form Form
1. Pre-application Consultation None 17. Informal Review INF
2. Master Site Plan MSP 18. Zoning Deviation None
3. Site Plan SP 19. Zoning or Subdivision
Variance
Z/SVAR
4. Subdivision pre-application PA 20. Conditional Use Permit CUP
5. Subdivision preliminary plat PP 21. Special Temporary Use
Permit
STUP
6. Subdivision final plat FP 22. Comprehensive Sign Plan CSP
7. Subdivision exemption SE 23. Regulated Activities in
Wetlands
RW
8. Condominium Review CR 24. Zone Map Amendment (non
Annexation)
ZMA
9. PUD concept plan PUDC 25. UDC Text Amendment ZTA
10. PUD preliminary plan PUDP 26. Growth Policy Amendment GPA
11. PUD final plan PUDFP 27. Modification/Plan
Amendment
MOD
12. Annexation and Initial Zoning ANNX 28. Extension of Approved Plan EXT
13. Administrative Interpretation
Appeal
AIA 29. Reasonable Accommodation RA
14. Administrative Project Decision
Appeal
APA 30. Other:
15. Commercial Nonresidential COA CCOA
1 6. Historic Neighborhood
Conservation Overlay COA
NCOA
8. APPLICATION FEES AND MATERIALS
A. Fees are to be provided based upon the adopted fee schedule FS. Contact our office for an
estimate.
PP
Preliminary Plat Required Materials PP Page 1 of 2 Revision Date 1-05-16
Required Forms: A1, PP1, N1, SVAR (if variance) Recommended Forms: Required Forms:
SUBDIVISION PRELIMINARY PLAT REQUIRED
MATERIALS
APPLICATION SETS
3 total sets are required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14
sets
Complete and signed development review application form A1.
Plan sets that include all required items listed on the subdivision preliminary plat checklist form PP1.
Standard application sets required plan sizes: 2 sets that include full size 24 x 36 inch plans 1 set that include 11 x 17 inch plans
2-digital versions of all materials (JPEG or PDF) on separate CD-ROMs or USB drives. Individual files
must be provided at 5MB or less in size. Files shall be named according to naming protocol.
Notes:
All plans must be drawn to scale on paper not smaller than 8½ x 11 inches or larger than 24 x 36
inches. The name of the project must be shown on the cover sheet of the plans. If 3 -ring binders
will be used, they must include a table of contents and tabbed dividers between sections. Plans that are rolled or not bound into sets will not be accepted.
NOTICING MATERIALS
Completed and signed property adjoiners certificate form N1 and materials.
STATISTICS
1. Subdivision Type:
First Minor Subdivision from a Tract of Record
First Minor Subdivision from a Tract of Record with variance
Second or Subsequent Minor Subdivision from a Tract of Record
First Major Subdivision
2. Total Number or Lots:
3. Lots by Proposed Uses:
Residential, single household City Park
Residential, multi household Manufactured Home Space
Planned Unit Development Recreational Vehicle Space
Condominium Unit Commercial
Townhouse Industrial
Common Open Space Restricted Development
Other:
Preliminary Plat Required Materials PP Page 2 of 2 Revision Date 1-05-16
Required Forms: A1, PP1, N1, SVAR (if variance) Recommended Forms: Required Forms:
APPLICATION FEE
Base fee $1,831 Minor or $ 2,914 Major
Plus $74 per lot
Plus $6.50 noticing fee per each physically contiguous (touching)
property owner
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
PP1
Preliminary Plat Checklist PP1 Page 1 of 2 Revision Date 1-05-16
Required Forms: A1, N1, PP, SVAR (if variance) Recommended Forms: Required Forms:
SUBDIVISON PRELIMINARY PLAT CHECKLIST
GENERAL INFORMATION
The preliminary plat submittal must include the following information. Please refer to Section
38.41.040, BMC for the specific requirements for each item.
1. All information required with the pre-application plan, as outlined in Section 38.41.030
(Subdivision Pre-application Plan), BMC. See checklist PA1.
2. Name and location of the subdivision, scale, scale bar, north arrow, date of preparation, lots and
blocks (designated by number), the dimensions and area of each lot, and the use of each lot, if
other than for single household.
3. All streets, roads, alleys, avenues, highways, and easements; the width of the right -of-way, grades,
and curvature of each; existing and proposed road and street names; and proposed location of
intersections for any subdivision requiring access to arterial or collector highways.
4. The names of adjoining platted subdivisions and numbers of adjoining certificates of survey.
5. An approximate survey of the exterior boundaries of the platted tract with bearings, distances, and
curve data indicated outside of the boundary lines. When the plat is bounded by an irregular
shoreline or a body of water, the bearings and distances of a closing meander traverse shall be
given.
6. The approximate location of all section corners or legal subdivision corners of sections pertinent
to the subdivision boundary.
7. If the improvements required are to be completed in phases after the final plat is filed, the
approximate area of each phase shall be shown on the plat.
8. Ground contours at 2-foot intervals if slope is under 10 percent; 5-foot intervals if slope is
between 10 and 15 percent; and 10-foot intervals if slope is 15 percent or greater.
9. List of waivers granted from the requirements of Section 38.41.060 (Additional Subdivision
Preliminary Plat Supplements), BMC during the pre-application process.
10. Request for exemption from Montana Department of Environmental Quality Review as described in
Section 38.41.040.11 (Request for Exemption from MDEQ Review), BMC.
11. All appropriate certificates (refer to Chapter 38.06, BMC).
12. All preliminary plat supplements required for all subdivisions:
Preliminary Plat Supplements Required for All Subdivisions
A. A map showing all adjacent sections of land, subdivision, certificates of survey, streets and roads
B. Map of entire subdivision on either an 8½-inch x 11-inch, 8½-inch x 14-inch, or 11-inch x 17-inch
sheet
C. A written statement describing any requested subdivision variance(s) and the facts of hardship
upon which the request is based. Refer to Chapter 38.35 (Variance, Deviation and Appeal
Procedures), BMC. See checklist SVAR
D. Covenants, Restrictions and Articles of Incorporation for the Property Owners’ Association
E. Encroachment permits or a letter indicating intention to issue a permit where new streets,
easements, rights-of way or driveways intersect State, County, or City highways, streets or roads
F. A letter of approval or preliminary approval from the City of Bozeman where a zoning change is
necessary
Preliminary Plat Checklist PP1 Page 2 of 2 Revision Date 1-05-16
Required Forms: A1, N1, PP, SVAR (if variance) Recommended Forms: Required Forms:
G. A draft of such other appropriate certificates
H. Provision for maintenance of all streets (including emergency access), parks, and other required
improvements if not dedicated to the public, or if private
I. Profile sheets for street grades greater than 5 percent
J. If an authorized representative signs on behalf of an owner of record, a copy of the authorization
shall be provided
K. A Noxious Weed Management and Revegetation Plan approved by the Weed Control District for
control of noxious weeds
L. A preliminary platting certificate prepared by a Montana title company
13. All preliminary plat supplements not waived at pre-application review by the Development Review
Committee. Please refer to Section 38.41.060, BMC for the specific requirements for each item.
Additional Subdivision Preliminary Plat Supplements Waived
A. Surface water
B. Floodplains
C. Groundwater
D. Geology, soils and slope
E. Vegetation
F. Wildlife
G. Historical features
H. Agriculture
I. Agriculture water user facilities
J. Water and sewer
K. Stormwater management
L. Streets, roads and alleys
M. Utilities
N. Educational facilities
O. Land use
P Parks and recreation facilities
Q. Neighborhood center plan
R. Lighting plan
S. Affordable Housing
T. Miscellaneous
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
WR
Wetland Review Application WR Page 1 of 1 Revision Date 4-20-17 Required Forms: A1 Recommended Forms: Required Forms:
WETLAND REVIEW REQUIRED MATERIALS APPLICATION SETS One set is required that include 1 copy of every item below bound or folded into 8½ x 11 or 8½ x 14 sets if the wetland review is independent of another review. If the wetland review is part of another type of application, such as a subdivision or site plan review, provide the number of sets and copies required by the primary application checklist. Complete and signed development review application form A1. Only if independent of another review. Plan sets that include all required items listed on the wetland checklist listed below. Standard application sets required plan sizes: Plans may be 24 x 36 inch or 11 x 17 inch or 8 1/2 x 11 inch in size depending on project type. Larger, more complex projects may require larger plans. STATUTE The following information must be submitted for all activities proposed in or adjacent to regulated wetland areas. Section 38.30 BMC includes the wetlands regulations for the City of Bozeman. The regulations provide specific guidelines and methods to identify whether an area is a wetland and to determine the boundary between wetlands and uplands. The city’s wetlands regulations apply to both wetlands with a direct hydrologic connections to “waters of the U.S.” and to isolated wetlands with no direct connection to a water of the U.S. and that exhibit positive wetland indicators for all three wetland parameters. APPLICATION FEE No fee required WETLAND REVIEW CHECKLIST 1. A description of the proposed activity. 2. A description of why avoidance and less damaging alternatives have been rejected, if applicable. 3. Wetland delineation report complying with the requirements of Section 38.30 BMC. 3. A site plan which shows the delineated wetland boundary, the property boundary, all existing and proposed structures, streets and hardscape including sidewalks and pathways, watercourses and drainage ways on and within 100 feet of the property. Include the date of preparation and any revisions and north point indicator. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. The wetland boundary must be keyed to a wetland delineation report. 4. The exact locations and specifications for all proposed regulated activities and the direct and indirect impact of such activities. 5. The source, type and method of transport and disposal of any fill materials to be used, and certification that he placement of fill material will not violate any applicable state or federal statutes and regulations. 6. Copies of any Section 404 wetland permits submitted or already obtained for the site. 7. Any historical information regarding wetland permitting or mitigation on the site. 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
INTRODUCTION
The proposed Norton East Ranch Subdivision, Phase 4 is a 23-lot major subdivision located on Lot
R2, Norton East Ranch Subdivision, Phase 3A and that part of the property described in document
number 2240294, according to the plat thereof, on file and of record in the office of the Clerk and
Recorder, Gallatin County, Montana, and located in Section 9, Township 2 South, Range 5 East of
P.M.M., Gallatin County, Montana. The subject property is zoned R-4 and R-O. The remainder
parcels (subject to future subdivision review) are zoned R-3 and BP.
This subdivision is intended to meet the goals and ideals outlined in the City’s adopted growth
policy, the “2020 Community Plan” and the standards included in the City of Bozeman Unified
Development Ordinance.
RESPONSE TO PREAPPLICATION COMMENTS
Please find below the responses to comments received from the City of Bozeman during the
preapplication process. Original comments are in normal type. Responses are in italics.
DEPARTMENT OF COMMUNITY DEVELOPMENT COMMENTS
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.
The applicant is aware of this requirement.
2. The proposed waivers are recommended to be granted: 1) surface water; 2)
floodplains; 5) vegetation; 6) wildlife; 7) historical features; 8) agriculture 9)
agricultural water user facilities; and 19) miscellaneous.
These waivers are noted.
3. All supplements in Section 38.41.060 other than those waived above must be addressed
in the preliminary plat application.
A review of these supplements is included in Section 4 of this submittal.
4. The preliminary plat must conform to all requirements of the Bozeman Municipal Code
and the Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of
Survey (COS) and Subdivision Plats (24.183.1104 ARM).
This preliminary plat application conforms to these requirements.
5. Affordable housing relaxations apply individually per lot proposing an affordable unit.
Relaxations do not apply collectively for a block when only one affordable housing unit
is proposed. Each lot proposed for reductions in lot area and width must meet the
affordable housing regulations.
No affordable housing is proposed with this subdivision. Please see the affordable
housing discussion in the supplements (Section 4).
6. If you seek to use any incentives allowed through Article 43, Affordable Housing, you
must demonstrate compliance with the program for all lots requesting reductions.
No affordable housing is proposed with this subdivision – no incentives will apply.
7. The voluntary affordable housing period ends July 12, 2017. As of the writing of this
memorandum, mandatory affordable housing compliance will be required after July 12,
2017 for subdivisions and site plans proposing ten or more market‐rate homes. If the
affordable housing threshold is met or affordable housing relaxations are requested for
specific lots, then the following apply:
a. The affordable housing plan obligating the subdivider to meet the
requirements of Article 43 of the Unified Development Code must be
approved by the Director of Community Development prior to preliminary
plat approval and recorded with the Gallatin County Clerk and Recorder’s
Office prior to final plat approval.
b. The affordable housing plan and document number must be referenced on
the final plat conditions of approval sheet.
c. The affordable housing titling must be removed from the face of the plat.
d. The affordable housing provisions do not allow for a reduction in minimum
garage stall dimensions.
No affordable housing is proposed for this subdivision.
8. All notes, restrictions, and conditions of approval must be located on the final plat
conditions of approval sheet.
The conditions of approval sheet is included with this application (sheet 3 of the
plat maps).
9. The “Lot R2” and “unplatted remainder” are not appropriate titling pursuant to A.R.M.
rules. The “Lot R2” and “unplatted (remainder)” must be platted as lots with an
assigned block with the proper naming protocol in accordance with A.R.M. rules and
Section 38.39.080.B.6 BMC, with the following language placed on each undevelopable
lot of the final plat “Lot development subject to further subdivision review.” No public
improvements shall be required for the undevelopable lot unit it is subdivided as a lot,
which is not subject to this restriction. This language must be placed on the face of the
plat or in a separate executed document to be recorded with the final plat: “NOTICE IS
HEREBY GIVEN to all potential purchasers of Lot “” of Block “”, and Lot “” of Block “”, of
the Norton East Ranch Subdivision, Phase 4, City of Bozeman, Gallatin County, Montana,
that the final plat of the subdivision was approved by the Bozeman City Commission
without completion of on and off site improvements required under the Bozeman
Municipal Code, as is allowed in Chapter 38.39 of the Bozeman Municipal Code. As such,
this Restriction is filed with the final plat that stipulates that any use of this lot is subject
to further subdivision, and no development of this lot shall occur until all on and off site
improvements are completed as required under the Bozeman Municipal Code.
THREREFORE, BE ADVISED, that Building Permits will not be issued for Lot “” of Block
“”, and Lot “” of Block “”, of the Norton East Ranch Subdivision, Phase 4 , City of
Bozeman, Gallatin County, Montana until all required on and off site improvements are
completed and accepted by the City of Bozeman. No building structure requiring water
or sewer facilities shall be utilized on this lot until this restriction is lifted. This
restriction runs with the land and is revocable only by further subdivision or the
written consent of the City of Bozeman.”
This note is included on the plat and on the conditions of approval sheet in the
notes section.
10. The applicant must demonstrate compliance with parkland regulations. If existing
parkland is proposed to be credited for this subdivision, the final plat must provide a
parkland tracking and accounting table.
Given the residential future land use designation in the adopted growth policy, the
subdivider must provide parkland for the maximum net residential density (12
dwelling units per acre) or demonstrate compliance in another allowable manner. A
note regarding parkland dedication must be provided for each lot.
The parkland tracking table is included on the conditions of approval sheet.
Parkland is provided using existing excess Norton Ranch Subdivision Parkland and
the new Park in the southeast corner of the subdivision. Parkland is adequately
provided for the single‐household lots and for the multi‐household and
residential‐office lots for the maximum net residential density of 8 dwelling units
per acre). Cash donation in‐lieu of additional land for net residential densities over
8 units per acre (but under 12 units per acre) will be provided during the future
site plan review for the multi‐household and residential‐office lots per 38.27.020.
Please see the parkland discussion in Section 4 (supplements).
11. The common open space lots must be deeded to the property owners’ association,
which must assume maintenance responsibilities.
The common open space lots will be deeded to the existing property owner’s
association and they will assume maintenance responsibilities.
12. The final plat must include the following certificate:
CERTIFICATE OF TRANSFER OF OWNERSHIP &
COMPLETION OF NON PUBLC IMPROVEMENTS
The following are hereby granted and donated to the property owners’ association
noted below for their use and enjoyment: (insert description and designations, e.g. open
space parcels, storm water, etc. with each parcel having its own description like “Open
Space D3,” which corresponds to the labels on the plat face). Unless specifically listed in
the Certificate of Dedication, the city accepts no responsibility for maintaining the same.
I, (insert 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 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: (list as appropriate ‐ STORM DRAINAGE, DETENTION PONDS,
COMMON OPENSPACE IMPROVEMENTS EXCLUDING THOSE LISTED BELOW).
Financially Guaranteed Improvements: (list as appropriate ‐ COMMON OPEN SPACE
IRRIGATION & LAWN.)
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: ________________
The Final Plat will contain this certificate.
13. The subdivider must construct the east to west pedestrian walk of Block 12 with a
concrete sidewalk meeting City standards.
The east to west pedestrian walk will be constructed as a 5‐ft concrete sidewalk.
14. Block 11 must meet block length standards.
Block 11 satisfies block length standards with a pedestrian connection through the
middle of the block. Please see the discussion in Section 4 (supplements) of this
submittal.
15. The growth policy encourages subdivision designs that incorporate alleys.
The single‐household (townhome) lots in Block 12 incorporates an alley.
16. The growth policy encourages a diversity of lot types and sizes to accommodate a
variety of housing types.
The proposed subdivision encourages a diversity of lot types and sizes as it includes
single‐household dwellings (townhomes), multi‐family lots, and residential‐office
lots.
17. The Unified Development Code encourages the consolidation and sharing of access
points along public streets. The City advises the applicant to consider shared access
locations for Blocks 11, 13, 14, 15, 16, 17, and 18 at time of preliminary plat or future
site plans.
The configurations of these developments are unknown at this time. This item is
noted and shared access points along public streets will be considered during the
design of the lots.
18. The applicant is advised that 5‐foot side yard setbacks apply to the lots adjacent to
30‐foot wide pedestrian pathways.
This applicant is aware of this requirement.
19. A complete preliminary plat application must 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 pre‐application comments are dated June 28, 2017. This application is being
submitted on September 29, 2017 which is within one calendar year of the
pre‐application comments.
CODE PROVISIONS
1. Section 38.02.050 Disposition of Water Rights. Water rights, or cash‐in‐lieu thereof, as
calculated by the Director of Public Works, is due with the filing of each subdivision
final plat.
Water rights will be transferred prior to the filling of the final plat.
2. Section 38.06.00, requires signature blocks under all plat certificates. Every certificate
must have a signature block.
Each certificate will have a signature block on the final plat.
3. Section 38.08.040, sets minimum lot area and minimum lot width in residential zoning
districts, with allowable reductions for lots conforming to Article 43, Affordable
Housing. The application requests reductions for minimum lot area and width pursuant
to the provisions of this section. Accordingly, the affordable housing plan must be
approved to grant these reductions as part of the allowable affordable housing
incentives. The affordable housing plan must be approved prior to final plat approval.
The applicant is advised that if the affordable housing plan is not approved, the final
plat may not be approved.
No affordable housing is proposed for this subdivision.
4. Section 38.08.080, the preliminary plat must confirm that the subdivision meets the
minimum net residential density requirement of 5 dwelling units to the acre.
The net residential density for this subdivision is over 13 dwelling units per acre.
Please see the parkland tracking table on the conditions of approval sheet.
5. Section 38.21.060.C.1, all buildings located on a corner lot shall provide a corner side
yard. Please ensure that all corner lots are large enough to provide an adequate
building envelope.
The corner lots are large enough to provide an adequate building envelope.
6. Section 38.23.040 Block size and orientation. The blocks are not designed to ensure a
high level of multimodal connectivity.
The grid design allows for north/south/east/west connections for
vehicles/pedestrians/bicycles. Roads, concrete sidewalks, and gravel trails will
provide connections to existing and proposed road networks, parks, and
neighborhood amenities.
7. Section 38.23.040.B Block length. Block length standard is not met for Block 11. The
open space must bisect Block 11.
A pedestrian connection is provided through Block 11 to meet block length
standards. Please see the Streets, Roads, and Alleys discussion in Section 4
(supplements).
8. Section 38.23.040.D Rights‐of‐way for pedestrians. Block 11 must be bisected with a
concrete pedestrian connection meeting the standards of this section to comply with
block length requirements
Block 11 will be bisected with a concrete pedestrian connection. Block 11 will be
developed as an interconnected apartment complex and will include a concrete
sidewalk through the middle of the Block within the easement shown on the plat.
Please see the Streets, Roads, and Alleys discussion in Section 4 (supplements).
9. Section 38.23.080.D Grading and Drainage. Proposed storm water facilities must be
constructed and contained on an individual lot as a common area(s) or parkland owned
and maintained by the property owner’s association and noted accordingly in the
protective covenants.
The proposed subdivision will utilize and expand existing storm water facilities
on parkland owned and maintained by the property owner’s association.
10. Section 38.23.120, if mail delivery will not be to each individual lot within the
development, the developer shall provide an off‐street area for mail delivery within the
development in cooperation with the USPS. It shall not be the responsibility of the City
to maintain or plow any mail delivery area constructed within a City right‐of‐way.
Please see the response from Mike Novotny of the United States Post Office in
Section 7 of this submittal. Mr. Novotny recommends adding an additional cluster
mail box to the cluster located on the east side of Stone Fly Drive just north of the
9‐proposed townhome lots. Mail delivery for the apartment and residential office
lots will be determined once the site plans are developed. The mail boxes will most
likely be located on site for these developments.
11. Section 38.23.130 Fences, Walls and Hedges. Fences located in the front, side or rear
yard setback of properties adjacent to any park or common open space shall not exceed
a maximum height of 4 feet, and shall be of an open construction designed in a manner
to be consistent along all park land and open space areas. This requirement with
appropriate exhibits of fence types shall be addressed and illustrated in the property
owner’s association documents.
Fences and Hedges are addressed in section 11.16 of the existing covenants,
conditions, and restrictions for the Norton East Ranch Subdivision.
12. Section 38.25.020.A Parking Dimensions. The property owners’ association documents
shall include language stating the minimum provisions for one‐stall and two‐stall
vehicle garages as outlined by Section 38.25.020.A, BMC.
Garages are addressed in section 11.23 of the existing covenants, conditions, and
restrictions for the Norton East Ranch Subdivision.
13. Section 38.27.090 Waiver of Park Maintenance District. Executed waivers of right to
protest the creation of special improvement districts (SIDs) for a park maintenance
district will be required to be filed and of record with the Gallatin County Clerk and
Recorder, unless already filed with annexation.
These waivers will be filed with the final plat application.
14. 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 owner’s association will need to be identified on the preliminary plat as
“common open space”, not “open space”, and so noted accordingly in the property
owners’ association documents.
The open space areas are referred to as common open space.
15. Section 38.38.030 Covenants. Covenants, restrictions, and articles of incorporation for
the creation of a property owners’ association shall be submitted with the final plat
application for review and approval by the Department of Community Development
and shall contain, but not be limited to the following items: 1) the orientation and
setbacks for corner lots, 3) provisions for fences, 4) provisions for snow removal,
maintenance and upkeep of all common areas, public and private parks, trails, storm
water runoff facilities, 5) guidelines that outline architectural and landscape
requirements for each individual lot and/or phase of the subdivision, including
placement of boulevard trees at a regular spacing for each residential lot, 6) provisions
that outline the renewal of an annual contract with a certified landscape nursery person
for the upkeep and maintenance of all parklands, common open space, trails, etc., 7)
landscape details for detention ponds, outlet structures, boulevard trees, parkland,
irrigation, etc., 8) mitigation of groundwater with established floor elevations and “no
basement restriction”, 9) architectural guidelines for residential character, porches,
fenestration treatment, placement of garages, boulevard trees, 10) noxious weed
control, 11) parking within residential structures, and 12) assessment of existing and
future Special Improvement Districts.
These documents shall be submitted to the City Attorney and shall not be accepted by
the City until approved as to legal form and effect. A draft of these documents must be
submitted for review and approval by the Community Development Department at
least 30 working days prior to submitting a final plat application. These documents
shall be executed and submitted with the initial final plat to be filed with the Gallatin
County Clerk and Recorder at the time of final plat recordation.
This property will be annexed into the existing covenants, conditions, and
restrictions of the established Norton East Ranch Subdivision Property Owner’s
Association.
16. 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. The
City may limit the items it allows to be deferred and made subject to an Improvements
Agreement.
This applicant is aware of this requirement.
17. 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 notice, construct within 30 days, said sidewalk for their lot(s),
regardless of whether other improvements have been made upon the lot.”
This note will be included on the final plat.
18. Section 38.41.050.A.8 requires that any noxious weeds be identified and mapped by a
person with experience in weed management and knowledgeable in weed
identification. A noxious weed management and revegetation plan, approved by the
County Weed Control District, shall be submitted with the preliminary plat.
The approved Noxious Weed Management Plan is included in Section 3.d.
19. Section 38.41.50A.5, BMC “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 must 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, public parkland/open space
corridors, 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 existing covenants, conditions, and articles of incorporation are included in
section 3.f of this submittal.
Engineering Department Comments (Shawn Kohtz, PE, 582‐2288,
skohtz@bozeman.net)
1. High groundwater is a particular concern at this location resulting in several
requirements:
a. 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.
b. Streets and curb and gutter must be constructed above the seasonal high
groundwater such that groundwater does not seep out from the cracks in curb
and gutter or from finished grades on site and into the drainage system.
This note will be included on the conditions of approval sheet. Groundwater levels
will be accounted for in the infrastructure design.
2. The application materials indicate City standard sidewalks to be placed everywhere
except immediately south of May Fly Street. Sidewalks are also required at May Fly
Street.
Sidewalks will be constructed on May Fly Street. This section has been added to the
preliminary plat.
3. The proposed water main in Laurel Parkway must be a 12‐inch main per the City’s 2017
Water Facility Plan. Additionally, the water main must be extended to the proposed
southern termination of Laurel Parkway.
A 12‐in water main is included in Laurel Parkway. The main extends to the
southern termination of Laurel Parkway. Please see the preliminary plat map.
4. The applicant must provide a capacity analysis of the Norton Ranch Lift Station to
accommodate flows from the proposed project. That lift station is nearly at capacity
per the City of Bozeman Wastewater Collection Facilities Plan Update (2015). The
applicant must upgrade the lift station to accommodate the proposed project.
The existing lift station configuration has adequate capacity for Phase 4. Please see
the Sanitary Sewer Design Report in Section 5.
5. The applicant must provide an analysis of peak‐hour sanitary sewer flows with the
preliminary plat application. The City will use its hydraulic model to determine
downstream sanitary sewer main capacity for the proposed project. The applicant is
advised that an analysis of the regional Baxter Meadow Lift Station may indicate the
need to upgrade the lift station. Any required upgrades must be completed prior to
final plat approval.
The peak‐hour sanitary sewer flow is provided in the Sanitary Sewer Design Report
in Section 5.
6. The City’s GIS mapping indicates possible wetlands immediately south of May Fly
Street. The applicant must provide a current wetlands delineation as necessary.
This wetland was examined by Barbara Vaughn. The wetland is artificially created
by irrigation overflow and is not a jurisdictional wetland. The Army Corps of
Engineers has been contacted to confirm this determination. There is a wetland
along the southeast property boundary as delineated on the plat. Please see Section
8 for the wetland report.
7. Section 38.23.180 states: the transfer of water rights or the payment of cash‐in‐lieu
(CIL) of water rights shall be provided. The applicant must contact the City Engineering
Department (Brian Heaston) for an analysis of CIL of water rights and pay any CIL of water
rights due prior to final plat approval.
Water rights from the applicant will be transferred during the final plat process.
8. The applicant must prepare a traffic impact study and submit the study with the
preliminary plat application. The applicant must indicate how recommendations and
requirements from the traffic impact study are incorporated with the preliminary plat
application.
The traffic impact study is included in Section 9 of this application.
9. Laurel Parkway must be constructed to a full collector street standard per the corridor
plan defined in the Bozeman Transportation Master Plan (2017).
Laurel Parkway will be constructed to a collector street matching the existing
cross section at the current southern terminus of the street.
10. The applicant will be required to 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:
1. Street improvements to South Cottonwood Road including paving, curb/gutter,
sidewalk, and storm drainage
2. Street improvements to West Babcock Street including paving, curb/gutter,
sidewalk, and storm drainage
3. Street improvements to South Laurel Parkway including paving, curb/gutter,
sidewalk, and storm drainage
4. Street improvements to Fallon Street including paving, curb/gutter, sidewalk, and
storm drainage
5. Intersection improvements to Laurel Parkway and West Babcock Street
6. Intersection improvements to Laurel Parkway and Huffine Lane
7. Intersection improvements to South Cottonwood Road and West Babcock Street
8. Intersection improvements to South Cottonwood Road and Huffine Lane
9. Intersection improvements to South Cottonwood Road and Fallon Street
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.
This is a condition of final plat approval.
These waivers will be provided with the final plat application.
11. The applicant must contact the Gallatin County Conservation District, Montana
Department of Environmental Quality, and U.S. Army Corps of Engineers regarding the
proposed project and any required permits (i.e., 310, 404, Turbidity exemption, etc.)
must be obtained by the applicant.
No wetland or streambank impacts are included with this subdivision.
12. A stormwater drainage/treatment grading plan and maintenance plan for a system
designed to remove solids, silt, oils, grease, and other pollutants must be provided to
and approved with the preliminary plat application. The plan must demonstrate
adequate site drainage (including sufficient spot elevations), storm water
detention/retention basin details (including basin sizing and discharge calculations,
and discharge structure details), storm water discharge destination, and a storm water
maintenance plan.
The stormwater management plan is included in Section 6 of this application.
Note: The comments and advice contained in this DRC. memorandum are intended to
assist the applicant in preparing the subdivision preliminary plat application.
However, further comments and/or recommendations on matters not discussed
during the informal view may arise based on the information and supplemental data
provided with the formal applications and applicable comments provided by local
and state agencies.
PRELIMINARY PLAT SUBMITTAL REQUIREMENTS:
Section 38.41.010, BMC – General. All applications and supplemental material,
including all copies of plats and site development plans, shall be bound and folded into
complete 8½‐ by 11‐inch or 8½‐ by 14‐inch sets ready for distribution. All plats shall be
on one or more sheets either 18‐ by 24‐inches or 24‐ by 36‐inches in size, and shall be
folded and included in the bound submittal. A digital (PDF) copy of the entire submittal
(applications, supplemental material, plat and plans) shall be provided as required.
Four applications forms are required for all preliminary plat applications. These
documents detail all submittal requirements and each form must be completely filled out
and included with each digital copy of the submittal packet. The forms include the
following:
Required Applications
1. Form A1 ‐ Development Review Application
2. Form PP – Subdivision Preliminary Plat Required Materials
3. Form PP1 – Subdivision Preliminary Plat Checklist
4. Form N1 – Noticing Materials
Future Impact Fees ‐ Please note that future building permit applications will require payment
of the required transportation, water, sewer and fire impact fees according to the City of
Bozeman adopted impact fee schedule in place at the time of building permit issuance. If you
desire an estimate of the required impact fees according to current rates please contact the
Department of Community Development and/or visit www.bozeman.net.
These items are included in this application. Thank you.
ΔΔBLOCKPARKLAND (SF)OPEN SPACE(SF)LOTS (SF)TOTAL (SF)LOT R2A111213ROWTOTAL
Δ
Additional Subdivision Preliminary Plat Supplements
Page1f6
Additional Subdivision Preliminary Plat Supplements
Norton East Ranch Subdivision, Phase 4
1. Surface Water
Please refer to the Waters of the US Delineation Report in Appendix D for detailed information
regarding the existing wetland (W-1) along an historic straightened channel located on the east
boundary of Phase 4. This existing wetland will not be disturbed and is included in the
proposed Park. W-1 extends south to Huffine Lane. It is anticipated that future phases of
Norton Ranch will keep this wetland within Park/Open Space with a parallel trail that will
connect to Huffine Lane. There is a wet area within Block 11 that was caused by overflow from
an abandoned irrigation spring box. This wet area was dry during the Summer and Fall of 2018
and was determined to be non-jurisdictional by the Army Corps of Engineers in January 2018.
The non-jurisdictional determination letter from the Army Corps of Engineers is included in
Appendix D of this submittal. This area will remain dry as the source of the flow (irrigation
spring box) for this area has been terminated.
2. Floodplains (Waived)
There are no designated floodplains on or immediately adjacent to this site.
3. Groundwater
The Geotechnical Investigation Report (Appendix C) for Phase 4 encountered groundwater at
depths varying from 5.5 to 8.5 feet below ground surface. The seasonally high groundwater is
expected to rise between 3.0 to 3.5 feet above these levels during the peak season (May to
June). Therefore, groundwater elevations are expected to range between 2.0 to 5.0 feet below
ground surface. Shallow groundwater elevations have been encountered throughout the Norton
East Ranch Subdivision. The developer is aware of these elevations and all structures are
constructed as slab-on-grade. Dewatering for utility installations and foundation construction
is expected and will be accounted for in any construction permits. Crawl space and basement
foundations are not recommended within this subdivision – a note is included on the plat with
this recommendation.
4. Geology, Soils and Slope
No unusual geological features are present on the subdivision site. The geotechnical
investigation report is included in Appendix C of this submittal. This report details the soils
encountered on site and provides recommendations for infrastructure and foundation designs.
5. Vegetation
The entire Norton East Ranch Subdivision went through a mitigation wetland permitting
Additional Subdivision Preliminary Plat Supplements
Page2f6
process in 2007. The mitigation wetland is located to the north of Phase 4 and will not be
impacted by the development of Phase 4. Wetland #1 (W-1) was originally delineated in 2007
as part of this permitting process. W-1 is located along the far east boundary of Phase 4. This
wetland was delineated by Vaughn Environmental in September 2017 and is shown on the
preliminary plat with the associated setbacks. The summary report is included in Appendix D.
6. Wildlife (Waived)
No critical wildlife species or habitats are known to be found on this property. Julie
Cunningham of Montana Fish, Wildlife, and Parks responded commented on the proposed
subdivision – “Although I have seen mule deer in this vicinity, it is not in critical winter range
and it is in an urban matrix surrounded by other developments. Therefore, I have no major
concerns related to wildlife impact from this proposed development.” These comments are
included in Appendix C of this submittal.
7. Historical Features (Waived)
There are no known historical features located within the project.
8. Agriculture (Waived)
The property is not a viable farm unit.
9. Agricultural Water User Facilities (Waived)
No water user facilities exist within the proposed subdivision.
10. Water and Sewer
Water Supply
Water for domestic use and fire protection will be provided by connections to the City of
Bozeman water system. The proposed water mains will connect to existing water mains in May
Fly Street and Fallon Street. Please see the Water and Sewer Design Report in Appendix A for
more information.
Water rights or cash-in-lieu thereof, will be transferred with final plat.
Sanitary Sewer
Sanitary sewer service will be provided through connection to the City of Bozeman’s existing
sanitary sewer collection system. The sewer system will connect to the existing 10” main at the
current southern terminus of South Reliance Avenue (Phase 3C). From there, sanitary sewage
will be conveyed to and treated at the City of Bozeman’s Water Reclamation Facility. Please
see the Water and Sewer Design Report in Appendix A for more information.
Additional Subdivision Preliminary Plat Supplements
Page3f6
11. Storm Water Management
Storm water within the subdivision will be conveyed via surface gutter flow to curb inlets, then
underground via storm drain piping to stormwater retention ponds located in Park 1. Please see
the Stormwater Design Report in Appendix B for more information.
12. Streets, Roads, and Alleys
A Traffic Impact Study has been completed for this project and is included in Appendix E of
this submittal. The proposed Subdivision has legal access to Laurel Parkway, Fallon Street,
and May Fly Street. The proposed roads will match the established (existing) street grid
structure and be within dedicated 60-ft wide right-of-way.
Sidewalks will provide pedestrian circulation within the subdivision. Lots 1-4 of Block 11 are
planned to be one cohesive apartment complex project. The detailed design of this complex has
not been completed but will include a pedestrian connection with a minimum 5-ft concrete
sidewalk to maintain an east/west block length not to exceed 400 ft. A public access easement
and a plat note will ensure the installation of this connection. An open space parcel across this
block is not practical as it would prevent drive aisle connections between the lots and would
prevent an interconnected development on the block.
Road maintenance for all streets will be provided by the City of Bozeman after the
improvements have been accepted by the City. Erosion and siltation control will be exercised
during construction by using the appropriate best management practices as outlined in
“Montana Sediment and Erosion Control Manual” (May 1993) prepared by the MDEQ Water
Quality Bureau.
13. Utilities
Standard 10-ft front yard utility easements are provided across all lots. Letters requesting
comments on their ability to service this subdivision have been sent to the following service
providers:
Republic Services of Montana, American Medical Response, Bozeman Deaconess Hospital,
Bozeman Public School District, Charter Communications, NorthWestern Energy,
CenturyLink, Streamline Transit, and the United States Postal Service. Response letters from
all of those who chose to comment are enclosed in Appendix C.
As recommended by Michael Novotny of the United States Postal Service, an additional
cluster box will be provided next to the existing cluster boxes on Stone Fly Drive adjacent to
the Park. The cluster box locations for the large multi-family and residential-office lots will be
located within the sites once the individual site plans are developed for these lots.
14. Educational Facilities
A letter was sent to Todd Swinehart, P.E., Director of Facilities, Bozeman Public Schools. A
Additional Subdivision Preliminary Plat Supplements
Page4f6
copy of the letter and the response are enclosed in Appendix C.
15. Land Use
Norton East Ranch Subdivision, Phase 4 is proposed as a 23-lot subdivision which includes 9
residential single household (townhome) lots, 4 residential multi-household lots, 6
residential-office lots, 2 common open space lots, and 2 restricted development lots. The 4
residential multi-household lots are intended to be developed as one cohesive apartment
complex. The use of the residential-office lots is currently unknown, but must have over 50%
residential use.
16. Parks and Recreation Facilities
The proposed development will use existing parkland dedications from Norton East Ranch
Subdivision, Phases 1-3. as well as the proposed Park in the southeast corner of the subdivision
to satisfy Parkland requirements. The master Parkland Tracking Table is included on the
conditions of approval sheet of the preliminary plat application. The table applies the
maximum residential density (8 dwelling units per acre) required for parkland dedication to all
the lots in Block 11 (R-4), Block 13 (R-O), and Block 14 (R-O). A total of 96 residential units
are assumed for the four residential multi-household lots in Block 11. Additional cash and/or
improvements-in-lieu of parkland dedication will be provided during the site plan review
process for these lots for densities over the 8 dwelling units/acre density cap for required
parkland dedications.
The 7.78-acre master park for the Norton East Ranch Subdivision is located north of May Fly
Street directly north of the multi-household lots and directly northwest of the townhome lots.
These residential lots will have direct pedestrian access to the Park through existing and
proposed sidewalks and trails. The 0.47-acre Phase 1 pocket park with playground equipment
is also located approximately 300 ft northeast of the north end of the townhome lots. There will
be an excess of 0.78 acres of parkland after the 96-unit apartment complex and 9 townhome
lots are developed.
The residential-office lots in Blocks 13 and 14 will also have direct access to the master park
and the Phase 1 pocket park through the use of existing and proposed sidewalks and trails. The
proposed Park in the southeast corner of Phase 4 will provide an additional recreational area. A
trail segment is included in this park that is planned to run along the existing wetland along the
eastern boundary of Norton East Ranch and eventually connect to Huffine Road. The park will
be graded, irrigated, and sodded/seeded to standard park requirements. Additional park
amenities can be installed in the park as the residential-office lots are developed (through the
improvements-in-lieu requirements during the site plan review process). Please see the
enclosed Master Park Plan in Appendix F for details on the proposed Park.
The Park will be developed as a linear trail corridor that will eventually connect to Huffine
Lane. This is consistent with the linear park/trail that runs along the west side of the Norton
Ranch Subdivision (this corridor will span from Huffine to Durston). Street frontage is
Additional Subdivision Preliminary Plat Supplements
Page5f6
provided along 50% of the Park as the other 50% of the frontage runs along the wetlands along
the east property line of the development. It is anticipated that future development on the
current vacant land east of Phase 4 will develop this wetland corridor similarly as a linear park
and will provide additional street front along the east side of the corridor.
17. Neighborhood Center Plan
The Norton East Ranch Subdivision Neighborhood Center has already been installed and is
located at the southeast corner of Babcock and Laurel Parkway. The entirety of Phase 4 is
within one-half mile of this existing neighborhood center, satisfying Section 38.23.020 of the
Bozeman Municipal Code. Pedestrian infrastructure is already installed to connect the
neighborhood center to Phase 4 via: a meandering 5’ gravel trail that runs along the east side of
the Phase 1 Park and connects to the Neighborhood Center over a bridge, a meandering 5’
gravel trail that runs along the west side of the Phase 1 Park and connects to south end of the
Neighborhood Center, or the 10’ and 5’ concrete sidewalks that run along the north side of
May Fly Street and the east side of Laurel Parkway that connect to the south side of the
Neighborhood Center. The Neighborhood Center Plan is shown below. The Center includes a
pavilion with a BBQ area, picnic tables, benches, dog waste stations, and lawn areas for active
recreation.
Additional Subdivision Preliminary Plat Supplements
Page6f6
18. Lighting Plan
The street lights on Laurel Parkway are considered to have a low pedestrian conflict and will
continue with 250-300 ft spacing (or at intersections) and a lumen output range of 8,300-8,600
(25-30 ft mounting height). One street light with a lumen output range of 10,000-10,3000
(25-30 ft mounting height) will be included at the intersection of Pond Lily Drive and Fallon
Street and at the intersection of Water Lily Drive and Fallon Street. A Special Improvement
Lighting District will be created after preliminary plat approval and before the final plat
application.
19. Affordable Housing
No affordable housing is required with this subdivision. The 9 single-household lots
(townhouses) do not meet the 10-unit threshold required for affordable housing. The
multi-household and residential-office lots will be rentals and are exempt from the affordable
housing requirements.
20. Miscellaneous (Waived)
No additional impacts or hazards are anticipated.
_______________________________________________________________________________________________________
August 31, 2017
Matt Hausauer, P.E.
C&H Engineering and Surveying Inc.
1091 Stoneridge Drive
Bozeman, MT 59718
Via email: mhausauer@chengineers.com
Subject: Norton Ranch Subdivision, Phase 4
Dear Mr. Hausauer,
Referencing your letter received August 29, 2017 concerning the evaluation of the subject development.
Bozeman Public Schools would expect that the 88 dwelling units calculated for this development would
generate the following students:
♦ Pre-K to 5th 20 Students
♦ 6th to 8th 10 Students
♦ 9th to 12th 14 Students
As of this date, the proposed development will be in the Meadowlark Elementary School, Chief Joseph
Middle School and Bozeman High School attendance areas. Our elementary schools are nearing capacity,
and the added enrolment for the proposed development could likely necessitate the need for Elementary
#9. This need would be dependent on the successful passage of a future bond initiative for the design and
construction for the school. The recent addition and expansion at Sacajawea Middle School will
accommodate the proposed enrolment increase at the middle school level, as will the development of the
second high school, which is currently underway.
Population growth and demographic shifts in the future may necessitate boundary realignments to existing
schools, which could modify the designated attending schools. Similarly, if a designated school attendance
area’s student population exceeds the school’s capacity, attendance at an alternate school may be
required.
Infrastructure, such as sidewalks, should be constructed for the entire project irrespective of when actual
homes are developed to provide a Safe Route to School pathway for students to safely traverse the
developed and existing roadways.
Our existing bus system can accommodate the estimated number of additional students. Please let us
know if there are any changes to the proposed development as this could modify the above student
projections.
Sincerely,
Todd Swinehart, PE
cc: Steve Johnson, Deputy Superintendent of Operations – Bozeman Public Schools
Vance Ruff, Transportation Coordinator – Bozeman Public Schools
Todd Swinehart, PE
Director of Facilities
(406) 522-6009
todd.swinehart@bsd7.org
Bozeman Public Schools
404 West Main, PO Box 520
Bozeman, MT 59771-0520
www.bsd7.org
1
Matt Hausauer
From:Cunningham, Julie <juliecunningham@mt.gov>
Sent:Wednesday, September 6, 2017 7:50 AM
To:Matt Hausauer; Moser, David
Subject:RE: Norton East Ranch Subdivision, Phase 4
Hi Matt –
Although I have seen mule deer in this vicinity, it is not in critical winter range and it is in an urban matrix surrounded by
other developments. Therefore, I have no major concerns related to wildlife impact from this proposed development.
Julie
Julie Cunningham
Bozeman Area Wildlife Biologist
Montana Fish, Wildlife and Parks
1400 S. 19th Ave
Bozeman, MT 59718
(406) 994‐6341
(406) 994‐4090 (fax)
From: Matt Hausauer [mailto:mhausauer@chengineers.com]
Sent: Tuesday, August 29, 2017 11:04 AM
To: Cunningham, Julie <juliecunningham@mt.gov>; Moser, David <davemoser@mt.gov>
Subject: Norton East Ranch Subdivision, Phase 4
Hi Julie and Dave,
Could you please review and comment on the attached letter and preliminary plat for the proposed Norton East Ranch
Subdivision, Phase 4? Please let me know if you have any questions.
Thanks!
Matt Hausauer, P.E.
Civil Engineer
www.chengineers.com
"This message and/or attachment contains confidential information. Distribution of this
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addressee and/or are not authorized to receive this for the addressee, you must not use,
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AeccDbCogoPoint (AeccLand120)
PLANT SCHEDULE Norton Ranch Phase 4 Park3084 Thorpe Road
Belgrade, Montana 59714
ph 406.924.8038
e-mail:chad@redbarnmontana.com
pg 1 of 1Date: 30 Jan 2018Revised: Master park planProject for: N
Bozeman, MontanaChad Rempfer, Landscape Designer
Scale 1"=20'-0"
Norton Ranch Phase 4 Park Master Plan January 31, 2018
Project Location
Phase III of Norton Ranch subdivisions pocket park is located south of Fallon Street and is on the
Southeast corner of the intersection of Fallon St and Waterlilly Drive. This is the first phase of the
Norton ranch parks along this eastern edge. It will eventually continue south all the way to Huffine
Lane. The east edge of this park has designated wetlands that will remain undisturbed
Trail Type
This trail will be constructed like most other class 2 trails within the city of Bozeman. A compacted
gravel fines trail that is not constructed with a ridged edge. This trail will start just south of the intersection of Fallon St and Waterlilly Dr with the intent to eventually end along Huffine lane once
complete. This trail will be used by the local residence and un-maintained during the winter season.
Norton Ranch Phase 4 Park Master Plan January 31, 2018
Fixtures
Exposed benches are planned for this linear trail corridor. The benches will be similar to those shown
that would be set in concrete and constructed of steel and recycled plastic to make an extremely
durable and low maintenance bench. The plan also includes a dog waste station at the start of the trail
for the pet owner community that will be using this trail.
Landscaping
This park is designed with active use in mind. Due to the existing grade of this park area it could be
utilized as an informal sports field area. The trail is offset to the east to enjoy views of the Bridger
Mountains. Large canopy trees will be placed along the trail to provide shade along with a Colorado
spruce to provide a buffer from the traffic noise coming from Huffine lane while the park users sit on the
park bench. Naturized type shrubs will be planted along the edge of the wetland area to create habitat
for birds and visual interest in the park. The main section of the park will be irrigated turf with the
eastern edge seeded back to a native mix to create the transition from maintained park area to natural
park.
Norton Ranch Phase 4 Park Master Plan January 31, 2018
Irrigation
The irrigation system for this park will be connected to the existing system in the park just to the north
across Fallon St. A main line connection will be put under the road to connect the two parks together on
one irrigation system. The lawn irrigation will be professionally installed with MPR nozzles and high
efficiency drip irrigation will be installed to all plant material outside the irrigated turf area. A rain
sensor shall also be installed to minimize water waste on site if not already installed on site.
Maintenance
A minimal amount of long term maintenance will be required for this park area. The developer shall
develop a weed maintenance plan for the first year until the native seeding becomes established. As
part of this weed management plan care shall be taken due to the proximity to the native wetland area.
No fertilization plan shall be implemented due to the close proximity to the wetlands and potential
effects fertilizer applications would have on the native landscape. The native grass areas do not need
routine mowing but may be mowed once or twice a season to maintain a healthy grass habitat. The
trees shall be staked and fenced for the first 2 years to help prevent wildlife damage, after 2 years stakes
and fencing must be removed to allow natural growth habit. The trail will not be maintained during
winter months, however the trail may need to be bladed and re compacted to ensure a safe surface for
pedestrians and cyclists.
Note that units shown are in feet.
Figure 1. Simulated potentiometric surface for the historic drain system (prior to
site construction activity).Simulated discharge from drains is 540 gallons per
minute.
Former
drain
ditch
Note that units shown are in feet.
Figure 2. Simulated potentiometric surface for the proposed drain system.
Simulated discharge is 540 gallons per minute.
Pipe solidPipe perforated
Pipe
perforated
Areas where simulated drawdown
from historic drain tile is greater
Areas where simulated
drawdown from proposed
replacement drain is greater Areas where simulated
drawdown from proposed
replacement drain is greater
Note that units shown are in feet.
Figure 3. A comparison between the historic drain system and the proposed
drain system.
INSPECTION AND MAINTENANCE FOR
NORTON EAST RANCH DRAIN TILE
The Norton East Ranch Subdivision Property Owners Association shall be responsible for the
maintenance of the drain tile pipeline in the Norton East Ranch Subdivision. The drain tile is
generally located 15 ft south of the south right-of-way boundary of Fallon Street. The drain tile is
a perforated 12” PVC pipe that is fully buried. The drain tile discharges to Aajker Creek on an
unplatted parcel to the west of Norton East Ranch Subdivision within a drainage easement
described in document number 2565013. The drain tile requires minimal maintenance as the
system is fully buried.
QUARTERLY MAINTENANCE ITEMS
The outlet for the drain tile into Aajker Creek shall be inspected on a quarterly basis to
ensure that the outlet pipe maintains unobstructed flow.
Remove any leaves and debris located at the pipe outlet, within the outlet rip-rap pad, or
surrounding the flared end treatment section of the outlet pipe.
Monitor for any erosion surrounding the outlet pipe. If areas of erosion begin to form
surrounding the outlet, armor the areas with angular rock 6” – 12” in size.
2565013Pase:1 of 3 11/30/201603:41:55PM Fee:$31.00CharlotteMills-GallatinCounty,MT MISC
IIllilliillll|Ilillilllllllllillill|||1ill|||1|llilllillllllllfilliIllIII
GRANT OF DRAINAGE PIPELINE EASEMENT
FOR CONSIDERATION RECEIVED,Lien Revocable Trust,cloAllan G.Lien and Connie K.
Lien,Trustees,with a mailing address of 8507 Huffine Lane,Bozeman,MT 59718-9005,the
GRANTOR,owner of the following describedpropertyinGallatinCounty,Montana,towit:
That partoftheWest Half oftheSouthwest Quarterof Section9,Township 2 South,Range
5 East of P.M.M.,GallatinCounty,Montana,described in Warranty Deed recorded as
Document No.2264100,recordsof the officeof the Clerk and Recorder,GallatinCounty,
Montana.
does hereby granttoNorton Properties,LLC,an Oregon limitedliabilitycompany,with a mailing
addressof 63026 NE Lower Meadows Drive,Suite200,Bend,OR 97701-5877,the GRANTEE,
owner of the followingdescribedpropertyin GallatinCounty,Montana,to wit:
Lot R2 and Lot R3,NORTON EAST RANCH SUBDIVISION,PHASE 3A,accordingtothe
platthereof,on fileand of record in the officeof theClerk and Recorder,GallatinCounty,
Montana,and locatedin the West Half of Section 9,Township 2 South,Range 5 East of
P.M.M..
a perpetualdrainagepipelineand accesseasement forthe use of the GRANTEE,over,under,and
acrossa stripof land 30.00 feetwide to be locatedon the GRANTOR'S property.The purpose of
thisgrant of easement isto provide the GRANTEE with an area to construct,operate,maintain,
repairand replacea drainagepipelinethatisconnected toa draintilesystem todrainexcessground
water from theGRANTEE'S property.The easement allowsfordischargingtheexcessgroundwater
intoAajker Creek which runs along the eastsideofthe GRANTOR'S property.Areas disturbedby
drainagepipelineinstallationand maintenance activitieswillbe properlyreseededand restoredto
pre-existingconditions.
The easement ismore particularlyshown and describedon the attachedExhibit A,which by this
referenceismade a parthereof.
The GRANTOR statesthatitpossessesthe realpropertydescribedabove and thatithas a lawful
rightto grantan easement thereon.
The GRANTOR furtheragrees thatthe GRANTEE may peaceably hold and enjoy the rightsand
privilegeshereingrantedwithout any interruptionby the GRANTOR.
The terms,covenants,and provisionsofthiseasement shallextendtoand be bindingupon theheirs,
executors,administrators,personalrepresentatives,successors,and assignsof the partieshereto.
DATED this&day of 00(Embor A -,2016.
GRANTOR:Lien Revocable Trust
By:Allan Gkien,Yruste By:Connie K.Lien,Trustee
STATE OF MONTANA }
}ss.
County of Gallatin }
This instrumentwas signedor acknowledged beforeme thisni,day of 170 /Prn kW/\
2016,by Allan G.Lien and Connie K.Lien as TrusteesoftheLien Revocable Trust.
-ANDREA.SPAU
(7
O /qA NotaryPublic"
I 4 r/A 0 TOR ft (or forthestateorMo
Notary Publicf t Stateof TANA MSkidingal:
Residingat:%P.win '2 Augukaggy
My Commission e res:GucKM.2A,<Vi ;&OUS
"wu ,
G:\C&H\l6\l6033\GRANTOFDRAINAGEPIPELINEEASEMENT.DOC
EXI-IBIT A
DRAINAGE EASEMENT
LOCATED IN THE SW 1/4,SECTION 9,T.2 S.,R.5 E.OF P.M.M.,CITY OF
BOZEMAN,GALLATIN COUNTY,MONTANA
UNPLATTED
'
SW 1/4,NW 1/2 0
AAJKER CREEK PROPERTIES LLC
2346749
N.LINE OF SW 1/4,SEC.9
W.1/16 C S C.
90.00 WEST BABCOCK
STREET EASEMENT
PER.DOC.NO.
2269584 0
LOT R3
15.9452 Acres
NORTON PROPERTIES,LLC
UN PLATTED 03ALLANANDCONNIELIEN,e.-
TRUSTEES
2264100
RIP-RAP AT OUTLET
PROPOSED 12"D IN
TILEOUTLET PIPE
DGE OF WATER .0N AREA OF DRAINAGE EASEMENT -3,004 S.F.
TOP OF BANK s....0.0690 ACRES
PROPOSED 12"DRAIN
TILEPIPE
-I
SW 1/16 COR.,SEC.9
C
---Scale In Feet
30 0 30
mmmm -
MMEngineeringandSurveyingInc.
1091StoneridgeDrive*Ba2eman,MT59718 9 0 9
Phone{408)587-1115*Fax[408)587-9768 Scale In Meterswwwchengineers.com*info@changineers.comSir,eet I of I #16033